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Education or advice: when property talk needs a licence

Under ASIC’s guidance, a statement becomes financial product advice when it is a recommendation or opinion meant to influence a decision about a financial product, such as super, rather than plain fact. A loan is not a financial product; advice about credit falls under separate credit law, which is why a broker needs a credit licence. A house bought directly is not a financial product that ASIC regulates, so the advice line is usually crossed by a recommendation or opinion about a financial product, such as advice to use super or an SMSF to pay for it, or to put money into a property trust (ASIC’s own seminar example).

General information, not financial or legal advice. This page summarises ASIC’s published guidance and Moneysmart. Whether a particular conversation was advice is a legal question; Moneysmart is ASIC’s consumer website.

ASIC’s test, in two parts

ASIC’s Regulatory Guide 36 says a recommendation or a statement of opinion, or a report of either, is financial product advice when it is meant to influence a decision about one financial product, or a class of them (or could reasonably be regarded that way), and no exemption applies.

The guide adds that the overall impression and the surrounding circumstances count, including how the person giving the information is paid. In ASIC’s words, a communication “is more likely to be financial product advice if its provider (or associate) is remunerated by the client or stands to benefit depending on the decisions made by a client”.

AskHow is the presenter paid, and does anyone earn more if I choose one way?

Four of ASIC’s own examples

Table 1 of the guide sets the same setting twice: once as factual information, then with one sentence of opinion added. Here are four of them, shortened.

  1. A seminar on investing

    Likely factual information

    The presenter gives a general description of the kinds of financial products available for investing.

    Likely financial product advice

    The presenter says that when the share market is volatile, property trusts are more desirable than shares because their returns are steadier. ASIC calls that a matter of opinion that could reasonably be seen as meant to influence the audience.

  2. Salary sacrifice into super

    Likely factual information

    A fund representative explains what the term ‘salary sacrifice arrangement’ is generally understood to mean.

    Likely financial product advice

    The representative adds a judgement, such as calling salary sacrifice more tax effective than negative gearing.

  3. A spare $10,000 at the bank

    Likely factual information

    An officer gives the interest rates on a savings account and on a term deposit.

    Likely financial product advice

    The officer also mentions an ‘attractive special rate’ on a six-month term deposit, which is a matter of opinion.

  4. A home loan enquiry

    Likely factual information

    A customer asking about a mortgage also asks about income protection insurance, and is told the institution offers it.

    Likely financial product advice

    The representative suggests taking it out because it can give ‘peace of mind’ about the repayments.

Where property fits

The house or the land itself sits outside most of this. Moneysmart lists direct investment in real estate among the investments ASIC does not regulate, and says many such investments carry higher risk and that you are not protected if things go wrong.

AskIs the property the whole story, or is my super or a loan part of the plan?

Property talk usually reaches the regulated ground through three doors.

Three doors from property talk into regulated advice
The topicWhat the official source saysThe register
Using super through an SMSFSMSF advice may only come from the holder of an Australian financial services (AFS) licence, or from someone an AFS licensee has authorised. Moneysmart adds that property developers must hold an AFS licence if they give financial advice, including about setting up an SMSF. Financial advisers register on Moneysmart
Borrowing to buyMoneysmart tells borrowers to make sure a mortgage broker has a licence to give credit advice, or is a representative of a licensee. ASIC’s professional registers: credit licensee or credit representative
Investments, super and life insuranceAdvisers who give personal advice on investments, superannuation and life insurance must appear on the financial advisers register; Moneysmart says one who is not on it cannot legally give that personal advice. Financial advisers register

When it is advice, which kind

Moneysmart separates three things. Financial information is facts about products, services and strategies, and needs no licence. General advice is a recommendation or opinion about a financial product that does not take your circumstances into account. Personal advice is tailored to them, and its providers must act in your best interest.

Moneysmart says a provider of general advice must give a warning: that the advice does not consider your own objectives, financial situation or needs; a prompt to think about whether it suits you before acting; and, in some cases, a Product Disclosure Statement if the advice is about a financial product.

AskWas I given the general advice warning, and was anything I said about my own money used?

Moneysmart also says you may be getting general advice if you were not asked about your finances, needs and objectives, or if the person will not recommend a specific product for you.

Moneysmart lists free sources of factual material on money and investing, including the Services Australia Financial Information Service.

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