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Australia Fair and housing

Australia Fair and housing. Tony Dalton AHURI/NATSEM Research Centre, RMIT New directions in Australian public policy Centre for Public Policy, University of Melb August 21st, 2006. Introduction. Housing in Australia Fair Australia Fair housing policy proposal Assessing

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Australia Fair and housing

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  1. Australia Fair and housing Tony Dalton AHURI/NATSEM Research Centre, RMIT New directions in Australian public policy Centre for Public Policy, University of Melb August 21st, 2006

  2. Introduction • Housing in Australia Fair • Australia Fair housing policy proposal • Assessing • Policy and program • Politics • Conclusion

  3. Housing in Australia Fair • New forms of housing hardship • Demand • Supply • A complex housing system • Current housing policy • Housing policy history

  4. Housing hardship • Demand • Increasing age of households purchasing • Public housing waiting lists increasing • Increase in homelessness especially families • Income inequality and precariousness • Supply • Rising housing prices • Building labour undermined and undersupplied • ‘Serious failure of supply’ for low and moderate income earners

  5. A complex housing system • Housing relates to: • Distribution of wages • Access to jobs • Retirement income provision • Taxation • Finance system regulation • Land use and metropolitan strategy • Developing human capital • Housing policy in the federation

  6. Current housing policy • Federal cuts to state housing grants • Demand support for • Purchasers - FHOG • Tenants - Rent Assistance • Differential tax treatment • Purchasers • Landlords • Demand before supply

  7. Housing policy history • State supports supply • For rental • For ownership • Regulation of rental market • Employer investment support • Housing/labour market policy relationship • For workers 1940s-1970s • For the poor and unemployed 1970s- Public housing completions 1946-2003

  8. Proposal: new public supply • Expanding price-restrained housing market • Finance/build 40,000 new dwgs pa - $8bn pa • Part displacement of private sector supply • Part additional supply of new dwellings • Link to apprenticeship training • Dwellings for • Purchasers: concessional finance and required re-sale to state agency • Tenants: full rental and rent purchase • Program delivery by SHAs, LG and assoc’s • Reinvestment of revenue in additional dwellings

  9. Proposal aims to achieve • Restoring efficient pricing of housing in response to demand • Access to productive housing space for below-average income households • Reduced waiting time for low income households waiting for public housing

  10. Assessing the program • Housing market fundamentals have changed for • Short term • Institutional • Long-term fundamental reasons • Demand assistance is inadequate on its own • Targeted government subsidised supply program is required • Program design is conflictual and difficult House price increase in Australia (Real price index)

  11. Assessing the politics • Previous substantive supply interventions • SG SHAs build for public housing and home ownership 1940s-1970s • FG mortgage insurance (HLIC) 1964 • SG secondary mortgage market corporations 1984 low and moderate income earner flexible mortgages • Examples of ‘hard, demanding, risky political and institutional work’ on housing in different eras?

  12. SHA program from 1940s

  13. Mortgage insurance from 1964

  14. Secondary mortgage mkt corps

  15. Conclusion • New forms of housing hardship • Problem of supply for low and moderate income households is confirmed • The proposed program responds to supply problems • Continuing ‘hard, demanding, risky political and institutional work’ is required

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