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Airbnb launches real-life "Up" house - and it actually floats!

<p>Airbnb is taking its latest listing to the sky - literally. </p> <p>The accommodation provider has announced a partnership that will see the iconic house from Pixar's hit film <em>Up</em> being lifted into the air, balloons and all. </p> <p>In their ongoing quest to redefine hospitality, Airbnb has launched a permanent category called “Icons,” which features partnerships with brands and celebrities that promise unforgettable experiences.</p> <p>Suspended over the New Mexico desert with the aid of a crane, the property looks like an exact replica of the home and contains adorable easter eggs from the film - including the Adventure Book. </p> <p>“Icons take you inside worlds that only existed in your imagination — until now,”  Airbnb CEO and co-founder Brian Chesky said in a statement.</p> <p>“As life becomes increasingly digital, we’re focused on bringing more magic into the real world … we’ve created the most extraordinary experiences on Earth." </p> <p>The house offers a stunning view of the desert, which you can enjoy while sitting on replica's of Ellie and Carl's chairs or have breakfast with a view in the kitchen. </p> <p>Alternatively, you could look at the stars while sitting on the front porch - but don't look down because the adventure is out there. </p> <p>Of course there are questions about the logistics of the stay, including plumbing and electricity, but the accommodation giant has assured that the house is “fully functional,” connected to generators and utilities that will be seamlessly managed before and after its flight.</p> <p>Other fantastical listings include a replica of the mansion from the “X-Men ’97” cartoon, a stay at the Ferrari Museum in Italy, and Prince's house that was featured in the legendary film <em>Purple Rain</em>. </p> <p>Check out the <a href="https://www.airbnb.com.au/rooms/1126185893236246260?_set_bev_on_new_domain=1715826165_M2NkZDdkODdhMjcy&amp;source_impression_id=p3_1715826166_A20M4770EGAtl8AV&amp;modal=PHOTO_TOUR_SCROLLABLE" target="_blank" rel="noopener"><em>Up</em></a> listing here, be warned the sweet listing may make you shed a tear or two. </p> <p><em>Images: Airbnb</em></p> <p> </p>

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Too many Australians aren’t getting a flu vaccine. Why, and what can we do about it?

<div class="theconversation-article-body"> <p><em><a href="https://theconversation.com/profiles/holly-seale-94294">Holly Seale</a>, <a href="https://theconversation.com/institutions/unsw-sydney-1414">UNSW Sydney</a></em></p> <p>Australia’s childhood immunisation program gets very good uptake every year – <a href="https://www.health.gov.au/topics/immunisation/immunisation-data/childhood-immunisation-coverage">almost 94% of five-year-olds</a> have had all their routine vaccinations. But our influenza vaccine coverage doesn’t get such a good report card.</p> <p>Looking back over <a href="https://ncirs.org.au/influenza-vaccination-coverage-data/historical-national-influenza-vaccination-coverage-end-year-age">recent years</a>, for kids aged six months to five years, we saw a peak in flu vaccine coverage at the beginning of the COVID pandemic at 46%, which then declined to 30% by the 2023 season.</p> <p>While we’re still relatively early in the 2024 flu season, only <a href="https://ncirs.org.au/influenza-vaccination-coverage-data">7% of children</a> under five have received their flu shot this year so far.</p> <p>Although young children are a particular concern, flu vaccination rates appear to be lagging for the population as a whole. Reports indicate that <a href="https://www.abc.net.au/news/2024-05-07/calls-to-vaccinate-young-children-against-flu-as-season-begins/103783508">from March 1 to April 28</a>, 16% fewer people were vaccinated against the flu compared with the same period last year.</p> <p>So what’s going on, and what can we do to boost uptake?</p> <h2>Why do we vaccinate kids against the flu?</h2> <p>Last year, <a href="https://www.health.gov.au/sites/default/files/2023-12/aisr-2023-national-influenza-season-summary.pdf">reported cases of flu</a> were highest in children aged five to nine, followed by those aged zero to four. This is not a new trend – we record a high number of flu cases and hospital admissions in kids every year. So far <a href="https://nindss.health.gov.au/pbi-dashboard/">this year</a> children aged zero to four have had the highest number of infections, marginally ahead of five- to nine-year-olds.</p> <p>While kids are more likely to catch and spread the flu, they’re also <a href="https://theconversation.com/kids-are-more-vulnerable-to-the-flu-heres-what-to-look-out-for-this-winter-117748">at greater risk</a> of getting very sick from it. This particularly applies to children under five, and the flu vaccine is available for free for this age group.</p> <p>The flu vaccine isn’t perfect – it may not prevent infections entirely – but it’s definitely our best chance of protection. Research has shown influenza-related visits to the GP were <a href="https://pubmed.ncbi.nlm.nih.gov/27577556/">more than halved</a> in vaccinated children compared with unvaccinated children.</p> <h2>So why are kids not receiving the vaccine?</h2> <p>Often, it comes down to misunderstandings about who is eligible for the vaccine or whom it’s recommended for. But we can address this issue by nudging people via <a href="https://www.annfammed.org/content/15/6/507?sf174332549=1">a text message reminder</a>.</p> <p>Some parents <a href="https://www.sciencedirect.com/science/article/pii/S0264410X17318285">report concerns</a> about the vaccine, including the old dogma that it can cause the flu. The flu vaccine <a href="https://www.betterhealth.vic.gov.au/health/healthyliving/flu-influenza-immunisation">can’t give you the flu</a> because it doesn’t contain live virus. Unfortunately, that myth is really sticky.</p> <p>For <a href="https://onlinelibrary.wiley.com/doi/full/10.1111/jpc.15235">some parents</a>, the challenge can be forgetting to book or accessing an appointment.</p> <h2>It’s not just kids at higher risk</h2> <p>Adults aged 65 and over are also <a href="https://theconversation.com/im-over-65-and-worried-about-the-flu-which-vaccine-should-i-have-204810">more vulnerable</a> to the flu, and can receive a <a href="https://www.health.gov.au/topics/immunisation/vaccines/influenza-flu-vaccine">free vaccine</a>. For this group, we usually get around <a href="https://ncirs.org.au/influenza-vaccination-coverage-data/historical-national-influenza-vaccination-coverage-end-year-age">65% vaccinated</a>. So far this year, <a href="https://ncirs.org.au/influenza-vaccination-coverage-data/national-influenza-vaccination-coverage-all-people-age-group">around 35%</a> of over-65s have received their flu vaccine.</p> <p>Aboriginal and Torres Strait Islander people are likewise eligible for a free flu vaccine. While previously coverage rates were higher among Aboriginal and Torres Strait Islander peoples compared to the overall population, this gap has narrowed. There’s even some movement backwards, especially <a href="https://ncirs.org.au/influenza-vaccination-coverage-data/historical-national-influenza-vaccination-coverage-end-year-age">in younger age groups</a>.</p> <p>The flu vaccine is also free for pregnant women and anyone who has <a href="https://www.health.gov.au/topics/immunisation/when-to-get-vaccinated/immunisation-for-people-with-medical-risk-conditions">a medical condition</a> such as heart disease, chronic lung disease, diabetes or kidney disease.</p> <p>Past studies have found flu vaccine coverage <a href="https://www.phrp.com.au/wp-content/uploads/2022/06/PHRP31232111.pdf">for pregnant women</a> varies around the country from 39% to 76% (meaning in some jurisdictions up to 60% of pregnant women are not getting vaccinated). When it comes to adults with chronic health conditions, we don’t have a good sense of how many people receive the vaccine.</p> <p>The reasons adults don’t always get the flu vaccine overlap with the reasons for children. Often <a href="https://www.tandfonline.com/doi/full/10.1080/08870446.2021.1957104">concerns about side effects</a> are cited as the reason for not getting vaccinated, followed by time constraints.</p> <p>We also know <a href="https://www.aihw.gov.au/reports/primary-health-care/coordination-of-health-care-experiences-barriers/summary">accessing medical services</a> can be difficult for some people, such as those living in rural areas or experiencing financial hardship.</p> <h2>Filling the gaps</h2> <p>In Australia, GPs offer flu vaccines for all ages, while flu vaccination is also available at pharmacies, generally from age five and up.</p> <p>While some people make a conscious decision not to get themselves or their children vaccinated, for many people, the barriers are related to access.</p> <p>Programs offering vaccination outside the doctor’s office are increasing globally, and may assist in <a href="https://www.tandfonline.com/doi/full/10.1080/14760584.2019.1698955">filling gaps</a>, especially among those who don’t have regular access to a GP.</p> <p>For some people, their only point of contact with the <a href="https://pubmed.ncbi.nlm.nih.gov/34272104/">medical system</a> may be during emergency department visits. Others may have more regular contact with a <a href="https://www.ncbi.nlm.nih.gov/pmc/articles/PMC7046372/">specialist</a> who coordinates their medical care, rather than a GP.</p> <p>Offering vaccine education and programs <a href="https://journals.sagepub.com/doi/10.1177/0009922810374353">in these settings</a> has been shown to improve immunisation rates and may play a pivotal role in filling access gaps.</p> <p>Outside medical and pharmacy settings, the workplace is the most common place for Australian adults to receive their flu vaccine. A <a href="https://www.sciencedirect.com/science/article/pii/S1326020023004272">survey</a> showed Australian adults find workplace vaccination convenient and cost-effective, especially where free or subsidised vaccines are offered.</p> <p>Expanding vaccination settings, such as with <a href="https://journals.sagepub.com/doi/10.1177/19375867221087360?url_ver=Z39.88-2003&amp;rfr_id=ori:rid:crossref.org&amp;rfr_dat=cr_pub%20%200pubmed">drive-through</a> and mobile clinics, can benefit groups who have unique access barriers or are under-served. Meanwhile, offering vaccination through faith-based organisations has been shown to improve uptake among <a href="https://pubmed.ncbi.nlm.nih.gov/37013523/">racial and ethnic minority groups</a>.</p> <p><em>Eleftheria Lentakis, a masters student at the School of Population Health at UNSW Sydney, contributed to this article.</em><!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/229477/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><a href="https://theconversation.com/profiles/holly-seale-94294"><em>Holly Seale</em></a><em>, Associate Professor, School of Population Health, <a href="https://theconversation.com/institutions/unsw-sydney-1414">UNSW Sydney</a></em></p> <p><em>Image credits: Shutterstock</em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/too-many-australians-arent-getting-a-flu-vaccine-why-and-what-can-we-do-about-it-229477">original article</a>.</em></p> </div>

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Quiet beach town offering $450k job with free house and car

<p>A picturesque beach town in Western Australia has found a creative way to bring jobs to the area: by offering a range of enticing bonuses. </p> <p>The town of Bremer Bay, south-east of Perth, is desperate for healthcare providers to join the small town and have offered a range of persuasive perks to a doctor who would be willing to leave a big city for the job in the regional location. </p> <p>Bremer Bay is next to the Fitzgerald River National Park and nearly 40 minutes away from the closest town. Currently, they only have one temporary doctor; the next permanent GP is in Albany, almost 200 kilometres away, and the town is looking for the "Swiss army knife of doctors" to step up.</p> <p>According to the job listing on Seek, the successful applicant will be granted a rent-free five-bedroom house and a four-wheel drive, on top of a salary of up to $450,000 a year.</p> <p>"Live rent-free in a scenic location, experiencing the true essence of rural Australia," the advertisement reads.</p> <p>"We offer a competitive 70 per cent of Billings or a generous Salary, based on your preference. In addition, you'll enjoy the convenience of a beautiful new 5-bedroom home and 4X4."</p> <p>Applicants must be registered with the Australian Health Practitioner Regulation Agency and be willing to train as a rural generalist.</p> <p>According to the <a title="Australian Institute of Health and Welfare" href="https://www.aihw.gov.au/reports/rural-remote-australians/rural-and-remote-health" target="_blank" rel="noopener">Australian Institute of Health and Welfare</a>, people living in rural and remote areas have higher rates of hospitalisations, deaths and injury compared to city-dwellers, while also having poorer access to primary health care services.</p> <p><em>Image credits: Shutterstock</em></p>

Money & Banking

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Australian churches collectively raise billions of dollars a year – why aren’t they taxed?

<div class="theconversation-article-body"> <p><em><a href="https://theconversation.com/profiles/dale-boccabella-15706">Dale Boccabella</a>, <a href="https://theconversation.com/institutions/unsw-sydney-1414">UNSW Sydney</a> and <a href="https://theconversation.com/profiles/ranjana-gupta-1207482">Ranjana Gupta</a>, <a href="https://theconversation.com/institutions/auckland-university-of-technology-1137">Auckland University of Technology</a></em></p> <p>There’s a good reason your local volunteer-run netball club doesn’t pay tax. In Australia, various nonprofit organisations are exempt from paying income tax, including those that do charitable work, such as churches.</p> <p>These exemptions or concessions can also extend to other taxes, including fringe benefits tax, state and local government property taxes and payroll taxes.</p> <p>The traditional justification for granting these concessions is that charitable activities benefit society. They contribute to the wellbeing of the community in a variety of non-religious ways.</p> <p>For example, charities offer welfare, health care and education services that the government would generally otherwise provide due to their obvious public benefits. The tax exemption, which allows a charity to retain all the funds it raises, provides the financial support required to relieve the government of this burden.</p> <p>The nonprofit sector is often called the third sector of society, the other two being government and for-profit businesses. But in Australia, this third sector is quite large. Some grassroots organisations have only a tiny footprint, but other nonprofits are very large. And many of these bigger entities – including some “megachurches” – run huge commercial enterprises. These are often indistinguishable from comparable business activities in the for-profit sector.</p> <p>So why doesn’t this revenue get taxed? And should we really give all nonprofits the same tax exemptions?</p> <h2>Why don’t churches pay tax?</h2> <p>The primary aim of a church is to advance or promote its religion. This itself counts as a charitable purpose under the <a href="https://www.legislation.gov.au/C2013A00100/asmade/text">2013 Charities Act</a>. However, section five of that act requires a church to have only charitable purposes – any other purposes must be incidental to or in aid of these.</p> <p>Viewed alone, the conduct of a church with an extensive commercial enterprise – which could include selling merchandise, or holding concerts and conferences – is not a charitable purpose.</p> <p>But Australian case law and <a href="https://www.acnc.gov.au/for-charities/start-charity/role-acnc-deciding-charity-status/legal-meaning-charity#:%7E:text=Taxation%20Ruling%20(TR)%202011%2F,set%20out%20in%20taxation%20rulings.">an ATO ruling</a> both support the idea that carrying on business-like activities can be incidental to or in aid of a charitable purpose. This could be the case, for example, if a large church’s commercial activities were to help give effect to its charitable purposes.</p> <p>Because of this, under Australia’s current income tax law, a church that is running a large commercial enterprise is able to retain its exemption from income tax on the profits from these activities.</p> <p>There are various public policy concerns with this. First, the lost tax revenue is likely to be significant, although the government’s annual tax expenditure statement does not currently provide an estimate of the amount of tax revenue lost.</p> <p>And second, the tax exemption may give rise to unfairness. A for-profit business competing with a church in a relevant industry may be at a competitive disadvantage – despite similar business activities, the for-profit entity pays income tax but the church does not. This competitive disadvantage may be reflected in lower prices for customers of the church business.</p> <h2>What about taxing their employees?</h2> <p>Churches that run extensive enterprises are likely to have many employees. Generally, all the normal Australian tax rules apply to the way these employees are paid – for example, employees pay income tax on these wages. Distributing profits to members would go against the usual rules of the church, and this prohibition is <a href="https://www.legislation.gov.au/C2013A00100/asmade/text">required</a> anyway for an organisation to qualify as a charity.</p> <p>Some churches may be criticised for paying their founders or leaders “excessive” wages, but these are still taxed in the same way as normal salaries.</p> <p>It’s important to consider fringe benefit tax – which employers have to pay on certain benefits they provide to employees. Aside from some qualifications, all the usual <a href="https://www.ato.gov.au/businesses-and-organisations/hiring-and-paying-your-workers/fringe-benefits-tax/how-fringe-benefits-tax-works">fringe benefit tax rules</a> apply to non-wage benefits provided to employees of a church.</p> <p>Just like their commercial (and taxable) counterparts, the payment for “luxury” travel and accommodation for church leaders and employees when on church business will not generate a fringe benefits taxable amount for the church.</p> <p>One qualification, though, is that a church is likely to be a <a href="https://www.ato.gov.au/businesses-and-organisations/hiring-and-paying-your-workers/fringe-benefits-tax/fbt-concessions-for-not-for-profit-organisations/fbt-rebatable-employers">rebatable employer</a> under the fringe benefit tax regime. This means it can obtain some tax relief on benefits provided to each employee, up to a cap.</p> <h2>We may need to rethink blanket tax exemptions for charities</h2> <p>Back in an age where nonprofits were mainly small and focused on addressing the needs of people failed by the market, the income tax exemption for such charities appeared appropriate.</p> <p>But in the modern era, some charities – including some churches – operate huge business enterprises and collect rent on extensive property holdings.</p> <p>Many are now questioning whether we should continue offering them an uncapped exemption from income tax, especially where there are questions surrounding how appropriately these profits are used.</p> <p>Debates about solutions to the problem have focused on various arguments. However, more data may be needed on the way charities apply their profits to a charitable purpose, particularly those involved in substantial commercial activities.</p> <p>An all-or-nothing rule exempting the whole charitable sector may no longer be fit for purpose if it fails to take into account the very different circumstances of different nonprofits.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/228901/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><a href="https://theconversation.com/profiles/dale-boccabella-15706"><em>Dale Boccabella</em></a><em>, Associate Professor of Taxation Law, <a href="https://theconversation.com/institutions/unsw-sydney-1414">UNSW Sydney</a> and <a href="https://theconversation.com/profiles/ranjana-gupta-1207482">Ranjana Gupta</a>, Senior Lecturer Taxation, <a href="https://theconversation.com/institutions/auckland-university-of-technology-1137">Auckland University of Technology</a></em></p> <p><em>Image credits: Getty Images</em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/australian-churches-collectively-raise-billions-of-dollars-a-year-why-arent-they-taxed-228901">original article</a>.</em></p> </div>

Money & Banking

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Becoming a landlord while still renting? ‘Rentvesting’ promises a foot on the property ladder, but watch your step

<div class="theconversation-article-body"><em><a href="https://theconversation.com/profiles/james-graham-1264059">James Graham</a>, <a href="https://theconversation.com/institutions/university-of-sydney-841">University of Sydney</a></em></p> <p>As home ownership moves further out of reach for many Australians, “rentvesting” is being touted as a lifesaver.</p> <p>Rentvesting is the practice of renting one property to live in yourself, while simultaneously purchasing an investment property somewhere cheaper and leasing it out.</p> <p>Ideally, “rentvestors” get to enjoy the capital gains on an investment property while living where they actually want to live, allowing them to cash in and upsize to their dream home later.</p> <p>It might seem like a savvy way to game the property market. But what are the risks of such an investment strategy? And how might broad adoption of this behaviour affect housing affordability in Australia?</p> <h2>A rising tide lifts all boats differently</h2> <p>The aim of the rentvesting game is to buy cheap property now, ride the expected capital gains, and move into a more desirable home down the track. The hope is that by climbing the first rung of the property ladder early, the whole thing won’t be pulled up out of reach.</p> <p>The first problem with this strategy, however, is that capital gains on housing are not always and everywhere equal.</p> <p>Generally, the cheapest properties available to rentvestors will be houses in the regions or apartments in the city. But both regional housing and apartment properties <a href="https://www.abc.net.au/news/2024-02-20/house-apartment-price-gap-widens-record-high-property-market/103484076">tend to appreciate more slowly</a> than the inner-city houses rentvestors might hope to live in one day. They might get a foot on the property ladder, but the rungs themselves are slowly drifting apart.</p> <p>Would-be rentvestors should also be aware that investments by “out-of-town” buyers tend to generate <a href="https://academic.oup.com/rfs/article-abstract/29/2/486/1902789">much lower returns</a> – both capital gains and rental yields – than investments by locals. Out-of-towners don’t know the local market trends, don’t know which neighbourhoods to avoid, and aren’t able to monitor their investments as effectively from afar.</p> <p>Avoiding the regions by investing in city apartments presents its own difficulties. Large, unexpected maintenance bills and poor strata management are <a href="https://www.abc.net.au/news/2024-03-21/a-world-of-hidden-charges:-strata-company-insiders/103617944">common complaints</a>.</p> <h2>Different costs lead to different returns</h2> <p>Perhaps the potential rentvestor should invest in something more straightforward instead, like stocks. After all, the return on equities in Australia has <a href="https://academic.oup.com/qje/article/134/3/1225/5435538">outperformed housing</a> in recent decades.</p> <p>However, it is much easier to borrow to invest in property than it is to borrow to invest in the stock market. And leverage is the investor’s secret weapon. For example, if house prices were to appreciate at 10% per year, then using a mortgage and a A$100,000 deposit on a $1 million property would earn you a 100% return on equity before costs.</p> <p>But while both investors and homeowners would earn that same basic return, their costs could be very different. For starters, property investors face capital gains tax on the proceeds of property sales, <a href="https://www.ato.gov.au/individuals-and-families/investments-and-assets/capital-gains-tax/property-and-capital-gains-tax/your-main-residence-home/eligibility-for-main-residence-exemption">unlike those selling their primary residence</a>. Banks also typically charge <a href="https://www.rba.gov.au/chart-pack/interest-rates.html">higher interest rates</a> on mortgages to investors than to homeowners.</p> <p>At times, the Australian Prudential Regulation Authority has also imposed caps on bank lending against investment properties, making it more difficult to find mortgage financing in the first place.</p> <p>Highly leveraged properties require mortgage insurance, too. Investors may need to take out larger insurance policies against the properties themselves, reflecting the higher risks associated with investment properties. Then, you also have to throw in property management fees, council rates, strata management fees and regular and unexpected maintenance costs.</p> <h2>Negative gearing offers little benefit</h2> <p>What about negative gearing? Property investors that generate losses on their property can deduct these costs against the tax bill on their other income.</p> <p>But negative gearing disproportionately benefits high-income earners with large tax bills. The <a href="https://www.abs.gov.au/statistics/labour/earnings-and-working-conditions/personal-income-australia/latest-release">median Australian individual income</a> is around $55,00, which generates a tax bill of about $8,000 – not a lot from which investment property losses can be deducted.</p> <p>The bigger picture is that while negative gearing helps defray the regular costs of managing a property, it doesn’t do anything to change expected capital gains.</p> <p>At the end of the spreadsheet tally, an investment property could end up earning rentvestors significantly less than they could have gained by simply buying their first home.</p> <h2>Effects on housing affordability</h2> <p>Rentvesting is new enough that its prevalence and influence awaits formal academic study. But economists might speculate about its implications for the housing market more broadly.</p> <p>The simplest analysis suggests that a rentvestor occupies one rental property while supplying an additional rental property to the market. If, instead, they had bought a home, they would vacate a rental property while removing another property from the market. In this case, even rentvesting en masse would have zero net effect on the housing market.</p> <p>But a more nuanced perspective might consider where rentvestors are renting and where they are investing. Perhaps they are most likely to rent properties in the already-crowded inner city, but purchase investment properties in regional areas where other first home buyers would like to live.</p> <p>This would increase demand for rentals in the city and reduce the supply of owner-occupier properties in the regions, worsening the affordability of both.</p> <p>Of course, if these rentvestors all eventually move up the property ladder – selling in the region and purchasing in the city – this effect would be reversed. From that longer-term perspective, rentvestors would ultimately have little effect.</p> <h2>We still need more houses</h2> <p>Rentvesting is not a panacea for Australia’s housing market woes. Potential investors should weigh the benefits of property investment against its substantial costs and risks. Additionally, they need to carefully consider the obvious alternative: simply buying their first home up-front.</p> <p>We have good reason to be wary of yet another get-rich-quick scheme involving the housing market. But initial considerations suggest that for the market overall, rentvestor behaviour is no worse than someone simply buying their first home, which we would otherwise encourage.</p> <p>Rather than criticising those seeking a way though our housing market morass, we might instead redouble our efforts to increase the supply of housing.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/229116/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><em><a href="https://theconversation.com/profiles/james-graham-1264059">James Graham</a>, Lecturer in Economics, <a href="https://theconversation.com/institutions/university-of-sydney-841">University of Sydney</a></em></p> <p><em>Image credits: Getty Images </em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/becoming-a-landlord-while-still-renting-rentvesting-promises-a-foot-on-the-property-ladder-but-watch-your-step-229116">original article</a>.</em></p> </div>

Money & Banking

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Australians lose $5,200 a minute to scammers. There’s a simple thing the government could do to reduce this. Why won’t they?

<div class="theconversation-article-body"><em><a href="https://theconversation.com/profiles/peter-martin-682709">Peter Martin</a>, <a href="https://theconversation.com/institutions/crawford-school-of-public-policy-australian-national-university-3292">Crawford School of Public Policy, Australian National University</a></em></p> <p>What if the government was doing everything it could to stop thieves making off with our money, except the one thing that could really work?</p> <p>That’s how it looks when it comes to <a href="https://www.scamwatch.gov.au/types-of-scams">scams</a>, which are attempts to trick us out of our funds, usually by getting us to hand over our identities or bank details or transfer funds.</p> <p>Last year we lost an astonishing <a href="https://www.accc.gov.au/media-release/scam-losses-decline-but-more-work-to-do-as-australians-lose-27-billion">A$2.74 billion</a> to scammers. That’s more than $5,200 per minute – and that’s only the scams we know about from the 601,000 Australians who made reports. Many more would have kept quiet.</p> <p>If the theft of $5,200 per minute seems over the odds for a country Australia’s size, a comparison with the United Kingdom suggests you are right. In 2022, people in the UK lost <a href="https://www.ukfinance.org.uk/system/files/2023-05/Annual%20Fraud%20Report%202023_0.pdf">£2,300</a> per minute, which is about A$4,400. The UK has two and a half times Australia’s population.</p> <p>It’s as if international scammers, using SMS, phone calls, fake invoices and fake web addresses are targeting Australia, because in other places it’s harder.</p> <p>If we want to cut Australians’ losses, it’s time to look at rules about to come into force in the UK.</p> <h2>Scams up 320% since 2020</h2> <p>The current federal government is doing a lot – <em>almost</em> everything it could. Within a year of taking office, it set up the <a href="https://www.accc.gov.au/national-anti-scam-centre">National Anti-Scam Centre</a>, which coordinates intelligence. Just this week, the centre reported that figure of $2.74 billion, which is down 13% on 2022, but up 50% on 2021 and 320% on 2020.</p> <p>It’s planning “<a href="https://treasury.gov.au/consultation/c2023-464732">mandatory industry codes</a>” for banks, telecommunication providers and digital platforms.</p> <p>But the code it is proposing for banks, set out in a <a href="https://treasury.gov.au/sites/default/files/2023-11/c2023-464732-cp.pdf">consultation paper</a> late last year, is weak when compared to overseas.</p> <h2>Banks are the gatekeepers</h2> <p>Banks matter, because they are nearly always the means by which the money is transferred. Cryptocurrency is now much less used after the banks agreed to limit payments to high risk exchanges.</p> <p>Here’s an example of the role played by banks. A woman the Consumer Action Law Centre is calling <a href="https://consumeraction.org.au/wp-content/uploads/2024/02/Joint-submission-CALC-CHOICE-ACCAN-31012024-Scams-Mandatory-code-treasury-consultA.pdf">Amelia</a> tried to sell a breast pump on Gumtree.</p> <p>The buyer asked for her bank card number and a one-time PIN and used the code to whisk out $9,100, which was sent overseas. The bank wouldn’t help because she had provided the one-time PIN.</p> <p>Here’s another. A woman the Competition and Consumer Commission is calling <a href="https://www.accc.gov.au/system/files/Targeting%20scams%202022.pdf">Niamh</a> was contacted by someone using the National Australia Bank’s SMS ID. Niamh was told her account was compromised and talked through how to transfer $300,000 to a “secure” account.</p> <p>After she had done it, the scammer told her it was a scam, laughed and said “we are in Brisbane, come find me”.</p> <h2>How bank rules protect scammers</h2> <p>And one more example. Former University of Melbourne academic <a href="https://www.researchgate.net/publication/377766055_Scams_Blaming_the_Victims">Kim Sawyer</a> (that’s his real name, he is prepared to go public) clicked on an ad for “St George Capital” displaying the dragon logo of St. George Bank.</p> <p>He was called back by a man using the name of a real St. George employee, who persuaded him to transfer funds from accounts at the AMP, Citibank and Macquarie to accounts he was told would be in his and his wife’s name at Westpac, ANZ, the Commonwealth and Bendigo Banks.</p> <p>They lost <a href="https://www.afr.com/wealth/personal-finance/i-lost-2-5m-of-my-super-to-scammers-20240423-p5flzp">$2.5 million</a>. Sawyer says none of the banks – those that sent the funds or those that received them – would help him. Some cited “<a href="https://www.choice.com.au/money/financial-planning-and-investing/stock-market-investing/articles/st-george-capital-investment-scam">privacy</a>” reasons.</p> <p>The Consumer Action Law Centre says the banks that transfer the scammed funds routinely tell their customers “it’s nothing to do with us, you transferred the money, we can’t help you”. The banks receiving the funds routinely say “you’re not our customer, we can’t help you”.</p> <p>That’s here. Not in the UK.</p> <h2>UK bank customers get a better deal</h2> <p>In Australia in 2022, only <a href="https://download.asic.gov.au/media/mbhoz0pc/rep761-published-20-april-2023.pdf">13%</a> of attempted scam payments were stopped by banks before they took place. Once scammed, only 2% to 5% of losses (depending on the bank) were reimbursed or compensated.</p> <p>In <a href="https://www.psr.org.uk/information-for-consumers/app-fraud-performance-data/">the UK</a>, the top four banks pay out 49% to 73%.</p> <p>And they are about to pay out much more. From October 2024, reimbursement will be compulsory. Where authorised fast payments are made “because of deception by fraudsters”, the banks will have to reimburse <a href="https://www.thomsonreuters.com/en-us/posts/investigation-fraud-and-risk/app-fraud-uk">the lot</a>.</p> <p>Normally the bills will be split <a href="https://www.psr.org.uk/news-and-updates/latest-news/news/psr-confirms-new-requirements-for-app-fraud-reimbursement/">50:50</a> between the bank transferring the funds and the bank receiving them. Unless there’s a need for further investigations, the payments must be made within five days.</p> <p>The <a href="https://www.psr.org.uk/media/as3a0xan/sr1-consumer-standard-of-caution-guidance-dec-2023.pdf">only exceptions</a> are where the consumer seeking reimbursement has acted fraudulently or with gross negligence.</p> <p>The idea behind the change – pushed through by the Conservative government now led by UK Prime Minister Rishi Sunak – is that if scams are the banks’ problem, if they are costing them millions at a time, they’ll stop them.</p> <p><a href="https://www.thepost.co.nz/business/350197309/banks-given-fraud-ultimatum">New Zealand</a> is looking at doing the same thing, <a href="https://www.biocatch.com/blog/mas-shared-responsibility-fraud-losses">as is Singapore</a>.</p> <p>But here, the treasury’s discussion paper on its mandatory codes mentions reimbursement <a href="https://treasury.gov.au/sites/default/files/2023-11/c2023-464732-cp.pdf">only once</a>. That’s when it talks about what’s happening in the UK. Neither treasury nor the relevant federal minister is proposing it here.</p> <h2>Australia’s approach is softer</h2> <p>Assistant Treasurer Stephen Jones is in charge of Australia’s rules.</p> <p>Asked why he wasn’t pushing for compulsory reimbursement here, Jones said on Monday <a href="https://ministers.treasury.gov.au/ministers/stephen-jones-2022/transcripts/interview-mark-gibson-abc-perth">prevention was better</a>.</p> <blockquote> <p>I think a simplistic approach of just saying, ‘Oh, well, if any loss, if anyone incurs a loss, then the bank always pay’, won’t work. It’ll just make Australia a honeypot for these international crime gangs, because they’ll say, well, ‘Let’s, you know, focus all of our activity on Australia because it’s a victimless crime if banks always pay’.</p> </blockquote> <p>Telling banks to pay would certainly focus the minds of the banks, in the way they are about to be focused in the UK.</p> <p>The <a href="https://www.ausbanking.org.au/submissions/">Australian Banking Association</a> hasn’t published its submission to the treasury review, but the <a href="https://consumeraction.org.au/scams-mandatory-industry-codes-consultation-paper/">Consumer Action Law Centre</a> has.</p> <p>It says if banks had to reimburse money lost, they’d have more of a reason to keep it safe.</p> <p>In the UK, they are about to find out. If Jones is right, it might be about to become a honeypot for scammers. If he is wrong, his government will leave Australia even further behind when it comes to scams – leaving us thousands more dollars behind per day.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/228867/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><em><a href="https://theconversation.com/profiles/peter-martin-682709">Peter Martin</a>, Visiting Fellow, <a href="https://theconversation.com/institutions/crawford-school-of-public-policy-australian-national-university-3292">Crawford School of Public Policy, Australian National University</a></em></p> <p><em>Image credits: Getty Images </em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/australians-lose-5-200-a-minute-to-scammers-theres-a-simple-thing-the-government-could-do-to-reduce-this-why-wont-they-228867">original article</a>.</em></p> </div>

Money & Banking

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Stamp duty is holding us back from moving homes – we’ve worked out how much

<div class="theconversation-article-body"><em><a href="https://theconversation.com/profiles/nick-garvin-1453835">Nick Garvin</a>, <a href="https://theconversation.com/institutions/macquarie-university-1174">Macquarie University</a></em></p> <p>If just one state of Australia, New South Wales, scrapped its stamp duty on real-estate transactions, about 100,000 more Australians would move homes each year, according to our <a href="https://e61.in/wp-content/uploads/2024/02/Stamp-duty-effects-on-purchases-and-moves.pdf">best estimates</a>.</p> <p>Stamp duty is an unquestioned part of buying a home in Australia – you put your details in an online mortgage calculator, and stamp duty is automatically deducted from the amount you have to contribute.</p> <p>It’s easy to overlook how much more affordable a home would be without it.</p> <p>That means it’s also easy to overlook how much more Australians would buy and move if stamp duty wasn’t there.</p> <p>The 2010 Henry Tax Review found stamp duty was <a href="https://treasury.gov.au/sites/default/files/2019-10/afts_final_report_part_2_vol_1_consolidated.pdf">inequitable</a>. It taxes most the people who most need to or want to move.</p> <p>The review reported: "Ideally, there would be no role for any stamp duties, including conveyancing stamp duties, in a modern Australian tax system. Recognising the revenue needs of the States, the removal of stamp duty should be achieved through a switch to more efficient taxes, such as those levied on broad consumption or land bases."</p> <p>But does stamp duty actually stop anyone moving? It’s a claim more often made than assessed, which is what our team at the <a href="https://e61.in/wp-content/uploads/2024/02/Stamp-duty-effects-on-purchases-and-moves.pdf">e61 Institute</a> set out to do.</p> <p>We used real-estate transaction data and a natural experiment.</p> <h2>What happened when Queensland hiked stamp duty</h2> <p>In 2011, Queensland hiked stamp duty for most buyers by removing some concessions for owner-occupiers at short notice.</p> <p>For owner-occupiers it increased stamp duty by about one percentage point, lifting the average rate from 1.26% of the purchase price to 2.27%.</p> <p>What we found gives us the best estimate to date of what stamp duty does to home purchases.</p> <p>A one percentage point increase in stamp duty causes the number of home purchases to decline by 7.2%.</p> <p>The number of moves (changes of address) falls by about as much.</p> <p>The effect appears to be indiscriminate. Purchases of houses fell about as much as purchases of apartments, and purchases in cities fell about as much as purchases in regions.</p> <p>Moves between suburbs and moves interstate dropped by similar rates.</p> <p>With NSW stamp duty currently averaging about <a href="https://conveyancing.com.au/need-to-know/stamp-duty-nsw">3.5%</a> of the purchase price, our estimates suggest there would be about 25% more purchases and moves by home owners if it were scrapped completely. That’s 100,000 moves.</p> <p>Victoria’s higher rate of stamp duty, about <a href="https://www.sro.vic.gov.au/rates-taxes-duties-and-levies/general-land-transfer-duty-property-current-rates">4.2%</a>, means if it was scrapped there would be about 30% more purchases. That’s another 90,000 moves.</p> <h2>Even low headline rates have big effects</h2> <p>The big effect from small-looking headline rates ought not to be surprising.</p> <p>When someone buys a home, they typically front up much less cash than the purchase price. While stamp duty seems low as a percentage of the purchase price, it is high as a percentage of the cash the buyer needs to find.</p> <p>Here’s an example. If stamp duty is 4% of the purchase price, and a purchaser pays $800,000 for a property with a mortgage deposit of $160,000, the $32,000 stamp duty adds 20%, not 4%, to what’s needed.</p> <p>If the deposit takes five years to save, stamp duty makes it six.</p> <p>A similar thing happens when an owner-occupier changes address. If the buyer sells a fully owned home for $700,000 and buys a new home for $800,000, the upgrade ought to cost them $100,000. A 4% stamp duty lifts that to $132,000.</p> <p>Averaged across all Australian cities, stamp duty costs about <a href="https://e61.in/wp-content/uploads/2024/02/Stepped-on-by-Stamp-Duty.pdf">five months</a> of after-tax earnings. In Sydney and Melbourne, it’s six.</p> <h2>Stamp duty has bracket creep</h2> <p>This cost has steadily climbed from around <a href="https://e61.in/wp-content/uploads/2024/02/Stepped-on-by-Stamp-Duty.pdf">six weeks</a> of total earnings in the 1990s. It has happened because home prices have climbed faster than incomes and because stamp duty has brackets, meaning more buyers have been pushed into higher ones.</p> <p>Replacing the stamp duty revenue that states have come to rely on would not be easy, but a switch would almost certainly help the economy function better.</p> <p>The more that people are able to move, the more they will move to jobs to which they are better suited, boosting productivity.</p> <p>The more that people downsize when they want to, the more housing will be made available for others.</p> <p>Our findings suggest the costs are far from trivial, making a switch away from stamp duty worthwhile, even if it is disruptive and takes time.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/225773/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><em><a href="https://theconversation.com/profiles/nick-garvin-1453835">Nick Garvin</a>, Adjunct Fellow, Department of Economics, <a href="https://theconversation.com/institutions/macquarie-university-1174">Macquarie University</a></em></p> <p><em>Image credits: Getty Images </em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/stamp-duty-is-holding-us-back-from-moving-homes-weve-worked-out-how-much-225773">original article</a>.</em></p> </div>

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Our housing system is broken and the poorest Australians are being hardest hit

<div class="theconversation-article-body"> <p><em><a href="https://theconversation.com/profiles/rachel-ong-viforj-113482">Rachel Ong ViforJ</a>, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a></em></p> <p>Just when we think the price of rentals could not get any worse, this week’s <a href="https://www.anglicare.asn.au/publications/2023-rental-affordability-snapshot/">Rental Affordability Snapshot</a> by Anglicare has revealed low-income Australians are facing a housing crisis like never before.</p> <p>In fact, if you rely on the <a href="https://www.servicesaustralia.gov.au/youth-allowance">Youth Allowance</a>, there is not a single rental property across Australia you can afford this week.</p> <h2>How did rental affordability get this bad?</h2> <p>Several post-COVID factors have been blamed, including our preference for <a href="https://www.rba.gov.au/publications/bulletin/2023/jun/new-insights-into-the-rental-market.html">more space, the return of international migrants</a>, and <a href="https://www.corelogic.com.au/news-research/news/2023/could-the-peak-in-interest-rates-signal-an-end-to-rising-rents">rising interest rates</a>.</p> <p>However, the rental affordability crisis pre-dates COVID.</p> <p>Affordability has been steadily declining for decades, as successive governments have failed to make shelter more affordable for low-to-moderate income Australians.</p> <h2>The market is getting squeezed at both ends</h2> <p>At the lower end of the rental sector, the growth in the supply of social housing persistently lags behind demand, trending at under <a href="https://povertyandinequality.acoss.org.au/data/annual-growth-rates-social-housing-stock-and-population-2011-2020/">one-third</a> the rate of population growth.</p> <hr /> <p><iframe id="OA0cS" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/OA0cS/" width="100%" height="400px" frameborder="0"></iframe></p> <hr /> <p>This has forced growing numbers of low-income Australians to seek shelter in the private rental sector, where they face intense competition from higher-income renters.</p> <p>At the upper end, more and more aspiring home buyers are getting <a href="https://www.tandfonline.com/doi/full/10.1080/03085147.2021.2003086">locked out</a> of home ownership.</p> <p>A recent <a href="https://www.ahuri.edu.au/sites/default/files/documents/2024-02/AHURI-Final-Report-416-Affordable-private-rental-supply-and-demand-short-term-disruption.pdf">study</a> found more households with higher incomes are now renting.</p> <p>Households earning <a href="https://www.ahuri.edu.au/sites/default/files/documents/2024-02/AHURI-Final-Report-416-Affordable-private-rental-supply-and-demand-short-term-disruption.pdf">$140,000</a> a year or more (in 2021 dollars) accounted for just 8% of private renters in 1996. By 2021, this tripled to 24%. No doubt, this crowds out lower-income households who are now facing a shortage of affordable homes to rent.</p> <h2>Why current policies are not working</h2> <p>Worsening affordability in the private rental sector highlights a housing system that is broken. Current policies just aren’t working.</p> <p>While current policies focus on supply, more work is needed including fixing <a href="https://theconversation.com/governments-are-pouring-money-into-housing-but-materials-land-and-labour-are-still-in-short-supply-205471">labour shortages</a> and providing greater <a href="https://theconversation.com/people-want-and-need-more-housing-choice-its-about-time-governments-stood-up-to-deliver-it-122390">stock diversity</a>.</p> <p>The planning system plays a critical role and <a href="https://theconversation.com/confusing-and-not-delivering-enough-developers-and-councils-want-new-affordable-housing-rules-139762">zoning rules</a> can be reformed to support the supply of more affordable options.</p> <p>However, the housing affordability challenge is not solely a supply problem. There is also a need to respond to the <a href="https://theconversation.com/home-prices-are-climbing-alright-but-not-for-the-reason-you-might-think-158776">super-charged demand</a> in the property market.</p> <p>An overheated market will undoubtedly place intense pressure on the rental sector because aspiring first home buyers are forced to rent for longer, as house prices soar at a rate unmatched by their wages.</p> <p>Yet, governments continue to resist calls for winding back the <a href="https://www.abc.net.au/news/2024-02-15/ken-henry-australias-tax-system-in-worse-position-after-15-years/103465044">generous tax concessions</a> enjoyed by multi-property owners.</p> <p>The main help available to low-income private renters - the Commonwealth Rent Assistance scheme - is <a href="https://theconversation.com/1-billion-per-year-or-less-could-halve-rental-housing-stress-146397">poorly targeted</a> with nearly one in five low-income renters who are in rental stress deemed ineligible, while another one in four receive it despite not being in rental stress.</p> <h2>Can affordable housing occur naturally?</h2> <p>Some commentators support the theory of <a href="https://www.ahuri.edu.au/sites/default/files/documents/2022-09/Executive-Summary-FR387-Filtering-as-a-source-of-low-income-housing-in-Australia-conceptualisation-and-testing.pdf">filtering</a> - a market-based process by which the supply of new dwellings in more expensive segments creates additional supply of dwellings for low-income households as high-income earners vacate their former dwellings.</p> <p>Proponents of filtering argue building more housing anywhere - even in wealthier ends of the property market - will eventually improve affordability across the board because lower priced housing will trickle down to the poorest households.</p> <p>However, the persistent affordability crisis low-income households face and the rise in homelessness are crucial signs filtering <a href="https://cloud.3dissue.com/122325/122578/143598/WhyNewSupplyisnotExpandingHousingOptionsfortheHomeless/html5/index.html?page=1&amp;noflash">does not work well</a> and <a href="https://www.ahuri.edu.au/sites/default/files/documents/2022-09/AHURI-Final-Report-387-Filtering-as-a-source-of-low-income-housing-in-Australia-conceptualisation-and-testing.pdf">cannot be relied upon</a> to produce lower cost housing.</p> <h2>Location, location, location</h2> <p>Location does matter, if we expect building new housing to work for low-income individuals.</p> <p>What is needed is a steady increase of affordable, quality housing in areas offering low-income renters the same access to jobs and amenities as higher-income households.</p> <p>The <a href="https://treasury.gov.au/housing-policy/accord#:%7E:text=The%20Accord%20includes%20an%20initial,5%20years%20from%20mid%E2%80%912024.">National Housing Accord</a> aims to deliver 1.2 million new dwellings over five years from mid-2024. But it must ensure these are “well-located” for people who need affordable housing, as suggested in the accord.</p> <p>Recent <a href="https://www.tandfonline.com/doi/full/10.1080/02673037.2023.229051">modelling</a> shows unaffordable housing and poor neighbourhoods both negatively affect mental health, reinforcing the need to provide both affordable and well-located housing.</p> <h2>The upcoming budget</h2> <p>While the <a href="https://www.dss.gov.au/sites/default/files/documents/05_2023/payments-cra_budget_fact_sheet_fa_0.pdf">15% increase</a> in the maximum rent assistance rate was welcomed in the last budget, the program is long overdue for a major restructure to target those in rental stress.</p> <p>Also, tax concessions on second properties should be wound back to reduce competition for those struggling to buy their first home. This would eventually help ease affordability pressures on low-income renters as more higher-income renters <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/1467-8454.12335">shift into homeownership</a>.</p> <p>The potential negative impacts on rental supply can be mitigated by careful design of tax and other changes that guard against market destabilisation concerns.</p> <p>Overall, housing affordability solutions have to be multi-faceted. The housing system is badly broken and meaningful repair cannot be achieved unless policymakers are willing to confront both supply and demand challenges.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/228511/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><em><a href="https://theconversation.com/profiles/rachel-ong-viforj-113482">Rachel Ong ViforJ</a>, ARC Future Fellow &amp; Professor of Economics, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a></em></p> <p><em>Image credits: Getty Images </em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/our-housing-system-is-broken-and-the-poorest-australians-are-being-hardest-hit-228511">original article</a>.</em></p> </div>

Money & Banking

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Why don’t Australians talk about their salaries? Pay transparency and fairness go hand-in-hand

<div class="theconversation-article-body"> <p><em><a href="https://theconversation.com/profiles/carol-t-kulik-150471">Carol T Kulik</a>, <a href="https://theconversation.com/institutions/university-of-south-australia-1180">University of South Australia</a></em></p> <p>In Australia, it’s not the done thing to know – let alone ask – what our colleagues are paid. Yet, it’s easy to see how pay transparency can make pay systems fairer and more effective.</p> <p>With more information on how much certain tasks and roles are valued, employees can better understand and interpret pay differences, and advocate for themselves. When pay is weakly aligned with employee contributions, pay transparency can be embarrassing for firms.</p> <p>As the government continues to <a href="https://www.smh.com.au/business/workplace/think-your-male-colleagues-earn-more-than-you-soon-you-ll-know-for-sure-20240104-p5ev7i.html">legislate for pay transparency</a>, wise employers should move to identify – and correct – both real and perceived inequities.</p> <h2>The salary taboo</h2> <p>At one extreme, imagine that you work for California-based tech company Buffer, which develops social media tools.</p> <p>Buffer lists the salary of every company employee, in descending order, on its <a href="https://buffer.com/salaries">website</a>. Salaries are non-negotiable and all Buffer employees receive a standard pay raise each year. Prospective job applicants can use Buffer’s online <a href="https://buffer.com/salary-calculator/senior-data-engineer/intermediate">salary calculator</a> to estimate their pay.</p> <p>Does Buffer’s pay system make you cheer – “yay, no uncomfortable salary negotiations!”, or squirm – “what, my salary is on the website?”</p> <p>Most probably, both. There is a persistent social norm researchers call the <a href="https://www.sciencedirect.com/science/article/pii/S0047272723000725">salary taboo</a>. We want to know, but we don’t like to ask, and we definitely don’t want anyone to know that we’re asking.</p> <p>In Norway, an app that enabled users to <a href="https://www.aeaweb.org/articles?id=10.1257/aer.20160256">access neighbors’ tax-reported income</a> was enormously popular – but only while the user could remain anonymous.</p> <h2>The problem with not knowing</h2> <p>Historically, companies have given employees only minimal information about their pay systems, and some have even prohibited them from sharing their own pay information.</p> <p>Such non-transparency creates two big problems.</p> <p>First, managers place <a href="https://sloanreview.mit.edu/article/achieving-meritocracy-in-the-workplace/">too much trust</a> in organisational systems. The more managers become convinced that pay decisions accurately reflect employee contributions, the less diligent they become about monitoring their own personal biases. Without accountability, it’s easy for an organisation’s pay system to drift into inequity.</p> <p>Second, in the absence of comparative information, employees often suspect they are being underpaid – even if they aren’t.</p> <p>In a <a href="https://www.payscale.com/research-and-insights/fair-pay-impact/">survey</a> of over 380,000 employees by data firm Payscale, 57% of employees paid <em>at</em> the market rate and 42% of people paid <em>above</em> the market rate all believed they were being underpaid.</p> <p>However, unfounded it might be, a nagging sense of inequity can drive people out the door. Payscale estimates that people who <em>think</em> they are underpaid are 50% more likely than other employees to seek a new job in the next six months.</p> <h2>Pay transparency is trending</h2> <p>Broadly speaking, pay transparency policies see companies report their pay levels or ranges, explain their pay-setting processes, or encourage their employees to share pay information.</p> <p>Some companies voluntarily share pay information in response to workforce demand, but there’s also a trend toward mandating pay transparency.</p> <p>In Australia, pay secrecy terms are <a href="https://theconversation.com/pay-secrecy-clauses-are-now-banned-in-australia-heres-how-that-could-benefit-you-195814">banned</a> from employment contracts and the Workplace Gender Equality Agency is <a href="https://www.wgea.gov.au/about/our-legislation/publishing-employer-gender-pay-gaps">publishing employers’ gender pay gaps</a>.</p> <p>The European Union’s <a href="https://ec.europa.eu/commission/presscorner/detail/es/ip_22_7739">Pay Transparency Directive</a> already publishes gender pay gaps and requires employers to provide comparative pay data to employees upon request. Several US states and cities now require employers to <a href="https://www.govdocs.com/pay-transparency-laws/">include salary ranges</a> in their recruitment materials.</p> <h2>Pay transparency usually has positive effects</h2> <p>In equitable pay systems, pay differences align with the differential values employees bring to the business. When pay systems are transparent, it’s easy for employees to recognise when they – and their coworkers – are being appropriately rewarded for their contributions.</p> <p>Evidence is building that such transparency is often a good thing.</p> <p>For one, it can increase employee <a href="https://journals.sagepub.com/doi/10.1177/002224377801500204">performance and job satisfaction</a>. People also generally <a href="https://www.journals.uchicago.edu/doi/10.1086/717891">underestimate their bosses’ salaries</a>, so pay transparency can inspire employees to aspire to higher-paid senior positions. And pay transparency identifies staff with unique expertise, so <a href="https://psycnet.apa.org/record/2016-01521-001">employees seek help</a> from the right coworkers.</p> <p>Pay transparency has also been shown to help narrow gender pay gaps. As pay transparency rules spread across public academic institutions in the US, the pay gap between male and female academics <a href="https://www.nature.com/articles/s41562-022-01288-9">dramatically narrowed</a> (in some states, it was even eliminated).</p> <p>In Denmark, where firms are now required to provide pay statistics that compare men and women, the national gender pay gap has <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/jofi.13136">declined by 13%</a> relative to the pre-legislation average.</p> <h2>But it can still be risky</h2> <p>Every pay system has pockets of unfairness, where managers have made <a href="https://psycnet.apa.org/record/2001-01537-002">special arrangements</a> to attract or retain talent. Pay transparency exposes these exceptions, so they can be immediately explained or corrected.</p> <p>But if there are too many such pockets, managers need to brace for a productivity downturn. When pay transparency reveals systematic inequities – for example, disparities based on gender – overall organisational <a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4341804">productivity declines</a>.</p> <p>Over the long run, pay transparency leads to <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/jofi.13136">flatter and narrower</a> pay distributions, but distributions can also be too flat and too narrow. Managers making pay decisions are aware that their decisions will be directly scrutinised and may <a href="https://journals.aom.org/doi/10.5465/amj.2020.1831">become reluctant</a> to assign high wages even for high performance.</p> <p>If pay <a href="https://www.nature.com/articles/s41562-022-01288-9">loses its motivating potential</a>, employees can become disheartened, especially <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/peps.12054">star performers</a>.</p> <h2>Proceed with caution</h2> <p>As stakeholders on this issue demand more transparency, employers would be wise to stay ahead of legislative moves.</p> <p>Independently making the first move is a show of good faith and can unfold in stages. A good first step is to reveal the pay ranges associated with groups of related roles, giving employers time to conduct internal audits, communicate with employees and systematically correct inequities as they surface.</p> <p>In contrast, having to reveal pay data because of a government mandate can publicly expose patterns of inequity and cause permanent damage to a company’s reputation.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/224067/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><em><a href="https://theconversation.com/profiles/carol-t-kulik-150471">Carol T Kulik</a>, Research Professor, <a href="https://theconversation.com/institutions/university-of-south-australia-1180">University of South Australia</a></em></p> <p><em>Image credits: Getty Images </em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/why-dont-australians-talk-about-their-salaries-pay-transparency-and-fairness-go-hand-in-hand-224067">original article</a>.</em></p> </div>

Money & Banking

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Australians are having fewer babies and our local-born population is about to shrink: here’s why it’s not that scary

<div class="theconversation-article-body"><a href="https://theconversation.com/profiles/amanda-davies-201009">Amanda Davies</a>, <em><a href="https://theconversation.com/institutions/the-university-of-western-australia-1067">The University of Western Australia</a></em></p> <p>Australians are having fewer babies, so many fewer that without international migration our population would be on track to decline in just over a decade.</p> <p>In most circumstances, the number of babies per woman that a population needs to sustain itself – the so-called <a href="https://www.who.int/data/gho/indicator-metadata-registry/imr-details/123">total fertility rate</a> – is 2.1.</p> <p>Australia’s total fertility rate dipped below 2.1 in the late 1970s, moved back up towards it in the late 2000s (assisted in part by an improving economy, better access to childcare and the introduction of the <a href="https://theconversation.com/what-the-baby-bonus-boost-looks-like-across-ten-years-81563">Commonwealth Baby Bonus</a>), and then plunged again, hitting a low of <a href="https://www.abs.gov.au/statistics/people/population/population-projections-australia/2022-base-2071#assumptions">1.59</a> during the first year of COVID.</p> <hr /> <p><iframe id="CHdqj" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/CHdqj/3/" width="100%" height="400px" frameborder="0"></iframe></p> <hr /> <p>The latest population projections from the Australian Bureau of Statistics assume the rate remains near its present 1.6% for <a href="https://www.abs.gov.au/statistics/people/population/population-projections-australia/2022-base-2071#assumptions">the next 50 years</a>.</p> <p>An alternative, lower, set of assumptions has the rate falling to 1.45 over the next five years and staying there. A higher set of assumptions has it rebounding to 1.75 and staying there.</p> <p>A comprehensive study of global fertility trends published in March in the medical journal <a href="https://www.thelancet.com/journals/lancet/article/PIIS0140-6736(24)00550-6/fulltext#%20">The Lancet</a> has Australia’s central case at 1.45, followed by a fall to 1.33 by the end of the century.</p> <p>Significantly, none of these assumptions envisages a return to replacement rate.</p> <p>The bureau’s central projection has Australia’s population turning down from 2037 in the absence of a boost from migration.</p> <hr /> <p><iframe id="oi55c" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/oi55c/3/" width="100%" height="400px" frameborder="0"></iframe></p> <hr /> <p>It’s easy to make guesses about reasons. Reliable contraception has been widely available for 50 years. Rents, mortgages and the other costs facing Australians of child-bearing age appear to be climbing. It’s still <a href="https://www.abc.net.au/news/2023-12-17/career-or-baby-michelle-battersby-pregnancy-gender-/103186296">difficult to have a career</a> if you have a child, and data show women still carry the substantive burden of <a href="https://theconversation.com/mind-the-gap-gender-differences-in-time-use-narrowing-but-slowly-191678">unpaid work around the home</a>.</p> <p>The US fertility rate has fallen <a href="https://ourworldindata.org/grapher/children-per-woman-un?tab=chart&amp;time=1950..latest&amp;country=OWID_WRL%7EUSA%7EAUS">much in line with Australia’s</a>.</p> <p>Reporting on <a href="https://theconversation.com/us-birth-rates-are-at-record-lows-even-though-the-number-of-kids-most-americans-say-they-want-has-held-steady-197270">research</a> into the reasons, Forbes Magazine succinctly said a broken economy had “<a href="https://fortune.com/2023/01/12/millennials-broken-economy-delay-children-birthrate/">screwed over</a>” Americans considering having children.</p> <p>More diplomatically, it said Americans saw parenthood as “<a href="https://fortune.com/2023/01/12/millennials-broken-economy-delay-children-birthrate/">harder to manage</a>” than they might have in the past.</p> <h2>Half the world is unable to replace itself</h2> <p>But this trend is widespread. The <a href="https://www.thelancet.com/journals/lancet/article/PIIS0140-6736(24)00550-6/fulltext#%20">Lancet study</a> finds more than half of the world’s countries have a fertility rate below replacement level.</p> <p><a href="https://theconversation.com/chinas-population-shrinks-again-and-could-more-than-halve-heres-what-that-means-220667">China</a>, which is important for the global fertility rate because it makes up such a large share of the world’s population, had a fertility rate as high as 7.5 in the early 1960s. It fell to 2.5 before the start of China’s <a href="https://www.scmp.com/economy/china-economy/article/3135510/chinas-one-child-policy-what-was-it-and-what-impact-did-it">one-child</a> policy in the early 1990s, and then slid further from 1.8 to 1 after the policy was abandoned in 2016.</p> <hr /> <p><iframe id="idC4X" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/idC4X/3/" width="100%" height="400px" frameborder="0"></iframe></p> <hr /> <p>South Korea’s fertility rate has dived further, to the world’s lowest: <a href="https://time.com/6488894/south-korea-low-fertility-rate-trend-decline/">0.72</a>.</p> <p>The fertility rate in India, which is now <a href="https://www.un.org/development/desa/dpad/publication/un-desa-policy-brief-no-153-india-overtakes-china-as-the-worlds-most-populous-country/">more populous than China</a>, has also fallen <a href="https://data.worldbank.org/indicator/SP.DYN.TFRT.IN?page=&amp;locations=IN">below replacement level</a>.</p> <p>Most of the 94 nations that continue to have above-replacement fertility rates are in North Africa, the Middle East and Sub-Saharan Africa. Some, including Samoa and Papua New Guinea, are in the Pacific.</p> <p>Most of Asia, Europe and Oceania is already below replacement rate.</p> <h2>A changing world order</h2> <p>The largest high-fertility African nation, <a href="https://www.weforum.org/agenda/2020/09/the-world-population-in-2100-by-country/">Nigeria</a>, is expected to overtake China to become the world’s second-most-populous nation by the end of the century.</p> <p>But even Nigeria’s fertility rate will sink. The Lancet projections have it sliding from 4.7 to <a href="https://www.thelancet.com/journals/lancet/article/PIIS0140-6736(24)00550-6/fulltext#%20">1.87</a> by the end of the century.</p> <p>The differences mean the world’s population growth will increasingly take place in countries that are among the most vulnerable to environmental and economic hardship.</p> <p>Already economically disadvantaged, these nations will need to provide jobs, housing, healthcare and services for rapidly growing populations at a time when the rest of the world does not.</p> <p>On the other hand, those nations will be blessed with young people. They will be an increasingly valuable resource as other nations face the challenges of an ageing population and declining workforce.</p> <h2>An older world, then a smaller world</h2> <p>Global fertility <a href="https://www.thelancet.com/journals/lancet/article/PIIS0140-6736(24)00550-6/fulltext">halved</a> between 1950 and 2021, shrinking from 4.84 to 2.23.</p> <p>The latest projections have it sinking below the replacement rate to somewhere between 1.59 and 2.08 by 2050, and then to between <a href="https://www.thelancet.com/journals/lancet/article/PIIS0140-6736(24)00550-6/fulltext">1.25 and 1.96</a> by 2100.</p> <p>The world has already seen peak births and peak primary-school-aged children.</p> <p>In <a href="https://www.thelancet.com/journals/lancet/article/PIIS0140-6736(24)00550-6/fulltext">2016</a>, the world welcomed about 142 million live babies, and since then the number born each year has fallen. By 2021, it was about 129 million.</p> <p>The global school-age population aged 6 to 11 years peaked at around 820 million in <a href="https://www.un.org/development/desa/dpad/publication/un-desa-policy-brief-no-152-population-education-and-sustainable-development-interlinkages-and-select-policy-implications/">2023</a>.</p> <p>The United Nations expects the world’s population to peak at 10.6 billion in <a href="https://www.smh.com.au/national/the-planet-s-population-will-get-to-10-4-billion-then-drop-here-s-when-we-reach-peak-human-20231213-p5er8g.html">2086</a>, after which it will begin to fall.</p> <p>Another forecast, produced as part of the impressive <a href="https://www.healthdata.org/research-analysis/gbd">Global Burden of Disease</a> study, has the peak occurring two decades earlier in <a href="https://www.thelancet.com/journals/lancet/article/PIIS0140-6736(20)30677-2/fulltext">2064</a>, with the world’s population peaking at 9.73 billion.</p> <h2>Fewer babies are a sign of success</h2> <p>In many ways, a smaller world is to be welcomed.</p> <p>The concern common <a href="https://theconversation.com/a-long-fuse-the-population-bomb-is-still-ticking-50-years-after-its-publication-96090">in the 1960s and 1970s</a> that the world’s population was growing faster and faster and the world would soon be unable to feed itself has turned out to be misplaced.</p> <p>Aside from occasional blips (China’s birth rate in the <a href="https://www.jstor.org/stable/1973601">Year of the Dragon</a>) the fertility trend in just about every nation on Earth is downwards.</p> <p>The world’s population hasn’t been growing rapidly for long. Before 1700 it grew by only about <a href="https://ourworldindata.org/population-growth-over-time">0.4% per year</a>. By 2100 it will have stabilised and started to fall, limiting the period of unusually rapid growth to four centuries.</p> <p>In an important way, lower birth rates can be seen as a sign of success. The richer a society becomes and the more it is able to look after its seniors, the less important it becomes for each couple to have children to care for them in old age. This is a long-established theory with a name: the <a href="https://www.ncbi.nlm.nih.gov/pmc/articles/PMC4116081/">demographic transition</a>.</p> <p>For Australia, even with forecast immigration, lower fertility will mean changes.</p> <p>The government’s 2023 <a href="https://treasury.gov.au/publication/2023-intergenerational-report">Intergenerational Report</a> says that whereas there are now 3.7 Australians of traditional working age for each Australian aged 65 and over, by 2063 there will only be 2.6.</p> <p>It will mean those 2.6 people will have to work smarter, perhaps with greater assistance from artificial intelligence.</p> <p>Unless they decide to have more babies, which history suggests they won’t.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/228273/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><a href="https://theconversation.com/profiles/amanda-davies-201009"><em>Amanda Davies</em></a><em>, Professor and Head of School of Social Sciences, <a href="https://theconversation.com/institutions/the-university-of-western-australia-1067">The University of Western Australia</a></em></p> <p><em>Image credits: </em><em>Getty Images </em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/australians-are-having-fewer-babies-and-our-local-born-population-is-about-to-shrink-heres-why-its-not-that-scary-228273">original article</a>.</em></p> </div>

Family & Pets

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World's most expensive house up for sale

<p>A French chateau, once owned by a member of the Rothschild family and, later on, the King of Morocco, has gone up for sale with a £363 million (AU$699) price tag. </p> <p>Chateau d’Armainvilliers located at Seine-et-Marne, 48km east of the Eiffel Tower, is the world's most expensive home. </p> <p>Built upon the foundations of a 12th century castle, the sprawling mansion boasts 1,000 hectares of land, 100 rooms across 2,500 square metres of living space, a private lake, and plenty of sequoia trees - the largest trees in the world. </p> <p>Ignace Meuwissen, a self-acclaimed "real estate advisor to the global elite" described the property as a display of "opulence and grandeur".</p> <p>"It is the most expensive castle in France and perhaps in the world. The price of €425million is justified by the property itself but also by the 1,000 hectare land which offers numerous possibilities," he told Paris Match magazine. </p> <p>"An investor could build thousands of apartments there if he wanted."</p> <p>The chateau was first bought by the Rothschild banking empird in the late 19th century, before King Hassan II of Morocco bought it in the 1980s. </p> <p>He then made the chateau more fit for a king, adding a hammam spa, a beauty and hairdressing salon, and a fully-equipped medical and dental facility.</p> <p>The Moroccan King  also added a basement level, which has a network of tunnels, kitchens, cold rooms, storage spaces and staff quarters.</p> <p>The lucky owner will also find Moroccan mosaics and wall tiles decorating the home, and for any avid equestrians, the home also has a stable big enough for 50 horses. </p> <p>However, some luxury property agents have expressed their doubts on whether the property would sell with its nine-figure sum, with one saying it was an "unrealistic" price tag. </p> <p>"It doesn’t make sense, it’s absurd Properties of this type could sell for 20-25 million, or even 30 million if we really fall in love with them. I’m not even sure that Vaux-le-Vicomte (a Baroque French château), which has no marketing plans, would sell at this price," one agent told French real estate publication <em>Le Figaro Immobilier</em>.</p> <p>Others were unsure whether the changes made by the King in the 1980s would suit modern tastes. </p> <p><em>Images: Whisper Auctions</em></p>

Real Estate

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If you squat in a vacant property, does the law give you the house for free? Well, sort of

<p><em><a href="https://theconversation.com/profiles/cathy-sherry-466">Cathy Sherry</a>, <a href="https://theconversation.com/institutions/macquarie-university-1174">Macquarie University</a></em></p> <p>Nothing excites law students like the idea of a free house. Or alternatively, enrages them. It depends on their politics. As a result, academics condemned to teaching property law find it hard to resist the “<a href="https://classic.austlii.edu.au/au/journals/MelbULawRw/2011/28.html">doctrine of adverse possession</a>”. The fact that a person can change the locks on someone else’s house, wait 12 years, and claim it as their own, makes students light up in a way that the Strata Schemes Management Act never will.</p> <p>The idea of “squatters’ rights” has received a lot of media attention recently amid the grim reality of the Australian housing market. It fuels commentators such as Jordan van den Berg, who <a href="https://www.instagram.com/purplepingers/">critiques bad landlords</a> on social media. Casting back to his days as a law student, <a href="https://www.sbs.com.au/news/the-feed/article/jordan-was-fed-up-with-australias-empty-houses-his-proposal-has-led-to-death-threats/stx6rv6fl">he’s promoting</a> the doctrine of adverse possession as a way of making use of vacant properties.</p> <p>As interesting as the doctrine is, it has little relevance in modern Australia. While it is necessary to limit the time someone has to bring legal proceedings to recover land – typically 12 or 15 years, depending on which state you’re in – most people don’t need that long to notice someone else is living in their house. If a family member is occupying a home that someone else has inherited or a tenant refuses to vacate at the end of a lease, owners tend to bring actions to recover their land pronto.</p> <p>So where did this doctrine come from, and what has it meant in practice?</p> <h2>Free house fetching millions</h2> <p>In unusual circumstances, people can lose track of their own land.</p> <p>Just before the second world war, Henry Downie moved out of his house in the Sydney suburb of Ashbury. Downie died a decade later, but his will was never administered. At the time of his death, a Mrs Grimes rented the house and did so for a further 50 years. Downie’s next of kin did not realise they had inherited the house or that they were Grimes’s landlord.</p> <p>Grimes died in 1998 and Bill Gertos, a property developer, saw the house was vacant. He changed the locks, did some repairs, then leased the house and paid the rates for the next 17 years. He then made an application under <a href="https://classic.austlii.edu.au/au/legis/nsw/consol_act/rpa1900178/s45d.html">NSW property laws</a> to become the registered proprietor. At this point, Downie’s next of kin became aware they may have been entitled to the property and disputed Gertos’s claim.</p> <p>The <a href="https://www8.austlii.edu.au/cgi-bin/viewdoc/au/cases/nsw/NSWSC/2018/1629.html">court held</a> Gertos had been “in possession” of the property since the late 1990s. The next of kin had a legal right to eject him, but they had failed to do so within the statutory time limit of 12 years. Gertos had the best claim to the house. He <a href="https://www.domain.com.au/6-malleny-street-ashbury-nsw-2193-2015821514">promptly sold it</a> for A$1.4 million.</p> <p>Outrageous as this may seem, the law encourages caring for land. If you fail to take responsibility for your land, and someone else does, you can lose it.</p> <h2>An old English tradition</h2> <p>Gertos’s jackpot was unusual, and adverse possession has always been more relevant in a country like England.</p> <p>First, for much of English history, many people did not have documentary title (deeds) to their land. People were illiterate, parchment was expensive, and documents could disappear in a puff of smoke in a house fire. The law often had to rely on people’s physical possession of land as proof of ownership.</p> <p>Second, as a result of feudalism, vast swathes of England were owned by the aristocracy. They and their 20th-century successors in title, often local councils, had a habit of forgetting they owned five suburbs in London.</p> <p>In the post second world war housing crisis, thousands of families, and later young people and students, <a href="https://www.bbc.co.uk/sounds/play/b017cfv4">squatted in vacant houses</a> owned by public and private landlords who lacked the means or motivation to maintain them.</p> <h2>A sign of the times</h2> <p>In contrast, in Australia, for most of our settler history, governments of all political persuasions actively prevented the emergence of a landed class.</p> <p>But now, courtesy of tax policies that <a href="https://www.quarterlyessay.com.au/essay/2023/11/the-great-divide">encourage investment</a> in residential real estate, we have a landlord class of Baby Boomer and Gen X investors. That has caused housing market stress as younger people cannot make the natural transition from being renters to homeowners. They are outbid by older, wealthier buyers whose tax benefits from negative gearing increase with every dollar they borrow to buy an investment property.</p> <p>Money flowing into the market then means that landlords’ greatest benefit is capital gain rather than income, and thanks to John Howard, investors pay <a href="https://theconversation.com/stranger-than-fiction-who-labors-capital-gains-tax-changes-will-really-hurt-109657">no tax</a> on half of that gain.</p> <p>Finally, an almost exclusive reliance by government on the <a href="https://australiainstitute.org.au/post/for-more-affordable-housing-we-need-more-public-housing/">private sector</a> to provide new homes – which it will only do if it is making a profit – has left many people in deep housing stress.</p> <p>While squatters in Australia are likely to find themselves swiftly subject to court orders for ejection, van den Berg’s rallying cry indicates just how inequitable the housing market has become. Baby Boomers and Gen X should be on notice – young people want their housing back. <!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/227556/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><a href="https://theconversation.com/profiles/cathy-sherry-466"><em>Cathy Sherry</em></a><em>, Professor in Law, <a href="https://theconversation.com/institutions/macquarie-university-1174">Macquarie University</a></em></p> <p><em>Image credits: Shutterstock</em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/if-you-squat-in-a-vacant-property-does-the-law-give-you-the-house-for-free-well-sort-of-227556">original article</a>.</em></p>

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Australian Idol host opens up on painful health battle

<p>Australian Idol host and singer Ricki-Lee Coulter has revealed that she has been battling endometriosis for over a decade. </p> <p>The 38-year-old took to Instagram to share the process that led her diagnosis, straight from the hospital bed, following her laparoscopy and excision surgery. </p> <p>"For over a decade I’ve been dealing with chronic pain that has progressively gotten worse,” she began the post. </p> <p>“Anyone with endometriosis knows it takes a long time to get to the point where you have surgery and can get any kind of diagnosis — and that you have to advocate for yourself and keep pushing for answers.</p> <p>“Over the years I have seen so many doctors and specialists, and have been down so many different paths to try to figure out what was going on — and for so long I thought the pain was just something I had to deal with.</p> <p>“But the past couple of years, it has become almost unbearable and is something I’ve been dealing with every single day.</p> <p>“I met with a new GP at the start of the year, who referred me to a new specialist, and we went through all the measures that have been taken to try to get to the bottom of this pain — and the only option left was surgery.</p> <p>“So this week I had a laparoscopy and excision surgery — and they removed all the endometriosis they found, and I can only hope that is the end of the pain.</p> <p>“I’m now at home recovering and feeling good. Rich is taking very good care of me xxx," she ended the post.</p> <p>She also shared a few photos after her surgery, and of her recovering at home. </p> <p>One in nine women suffer from endometriosis, a condition where the  tissue similar to the lining of the uterus grows outside the womb, which sometimes moves to other areas of the body. </p> <p>Friends and followers shared their support in the comments, with reality TV star and fellow endo-warrior Angie Kent saying: “Sending you lots of love! You’re not alone in this — it’s a marathon not a sprint, unfortunately.</p> <p>“But there’s an amazing chronic invisible illness sista-hood out here! I hope you have a good support system with the recovery including an amazing women’s health practitioner.”</p> <p>“Sending lots of love,” Sunrise host Natalie Barr added. </p> <p>“Sending you so much love. Been where you are now and it gets so much better honey,” wrote Jackie O. </p> <p><em>Images: Instagram</em></p> <p> </p>

Caring

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How much sport will you be able to watch for free under proposed new Australian broadcast rules?

<p><em><a href="https://theconversation.com/profiles/hunter-fujak-290599">Hunter Fujak</a>, <a href="https://theconversation.com/institutions/deakin-university-757">Deakin University</a> and <a href="https://theconversation.com/profiles/david-rowe-16403">David Rowe</a>, <a href="https://theconversation.com/institutions/western-sydney-university-1092">Western Sydney University</a></em></p> <p>Watching sport on television and other screens is integral to the <a href="https://researchdirect.westernsydney.edu.au/islandora/object/uws%3A57259">cultural lives of many Australians</a>.</p> <p>This is why, in 1995, the anti-siphoning scheme was introduced to ensure sport “<a href="http://www.tandfebooks.com/isbn/9780203758397">events of national importance and cultural significance</a>” would not be captured exclusively by pay TV at the expense of free-to-air coverage.</p> <p>There have been enormous <a href="https://www.taylorfrancis.com/chapters/edit/10.4324/9780429402265-5/television-tony-bennett-modesto-gayo-david-rowe-graeme-turner">changes in television</a> since and this analogue-era legislation is increasingly out of step with the modern digital media landscape.</p> <p>Critically, under current definitions, streaming services such as Netflix and Amazon fall outside a scheme restricting subscription broadcasters like Foxtel.</p> <p>The federal government <a href="https://anthonyalbanese.com.au/media-centre/labor-will-support-local-tv-free-sport-in-the-streaming-age">promised</a> before its election in 2022 to review the anti-siphoning scheme. Its subsequent <a href="https://www.aph.gov.au/Parliamentary_Business/Bills_Legislation/Bills_Search_Results/Result?bId=r7132">Communications Legislation Amendment (Prominence and Anti-siphoning) Bill 2023</a> is designed to close the “<a href="https://theconversation.com/streaming-platforms-will-soon-be-required-to-invest-more-in-australian-tv-and-films-which-could-be-good-news-for-our-screen-sector-198757">regulatory gap</a>” that has emerged within media law since Netflix’s launch in Australia in 2015.</p> <p>The Senate referred the bill to its Environment and Communications Legislation Committee. Its report has just been released and will help shape Australians’ access to sport media content.</p> <h2>The importance of prominence</h2> <p>“Prominence” refers to the discoverability of individual media applications, such as Netflix or 9Now, on the user homepage of smart televisions.</p> <p>The federal government is troubled by overseas services like YouTube and Amazon being immediately visible on smart televisions through commercial licensing agreements, effectively “burying” Australian free-to-air TV.</p> <p>Public service broadcaster SBS, for example, <a href="https://www.9news.com.au/national/anti-siphoning-prominence-laws-australia-free-to-air-tv-channels/87bc8ddd-4120-4542-864e-2c84a781411e">claimed</a> during Senate hearings that one television manufacturer demanded both a placement fee and a 15% share of revenue to feature on the television’s homepage.</p> <p>Prominence is crucial in sport because anti-siphoning legislation is based on the principle that, although in <a href="https://www.thenewdaily.com.au/finance/finance-news/2023/03/06/tv-habits-australia">general decline</a>, free-to-air TV is still the most effective, <a href="https://accan.org.au/files/Reports/ACCAN%20Research%20Snapshot%20How%20Australians%20Watch%20TV.pdf">low-cost, readily-accessed</a> vehicle for delivering premium sport to a majority of Australian households.</p> <h2>Anti-siphoning</h2> <p>While often criticised by <a href="https://www.infrastructure.gov.au/have-your-say/anti-siphoning-scheme-review">subscription media companies and many sports</a> as anti-competitive, anti-siphoning legislation is significantly responsible for the continued abundance of free major sport on our televisions.</p> <p>In a portent of the risks ahead, <a href="https://www.cricket.com.au/news/3807634/amazon-prime-video-secures-icc-broadcast-rights-in-australia-t20-odi-world-cup-world-test-championship-2024-27">International Cricket Council</a> World Cups will disappear from free-to-air television between 2024 and 2027, after the world governing body signed an exclusive four-year deal with streaming platform Amazon.</p> <p>The <a href="https://www.theage.com.au/sport/afl/afl-boss-flies-to-us-for-talks-with-media-companies-20220425-p5ag16.html">AFL</a> also reportedly met Amazon in 2022 as part of its media rights negotiations.</p> <p><a href="https://theconversation.com/regardless-of-the-rules-sport-is-fleeing-free-tv-for-pay-and-it-might-be-an-avalanche-154640">Loopholes</a> in the scheme are also being increasingly exploited. This problem was exposed in 2018 when <a href="https://www.cricket.com.au/news/3296093/tvs-antisiphon-list-and-cricket-explained">Australian one-day international cricket matches</a> went behind a paywall, despite being listed as free-to-air events.</p> <p>As <a href="https://www.news.com.au/entertainment/tv/streaming/nrl-calls-for-technologically-neutral-overhaul-to-sport-broadcasting/news-story/31fc06ab986e12c7e6f720df33d23ad1">Foxtel</a> told the Senate hearing, both Nine (Stan) and Ten (Paramount+) are now hybrid networks, able to move acquired sports from free-to-air broadcast to behind a streaming paywall.</p> <p>At present, free-to-air networks cannot be compelled to acquire the rights to any sport, broadcast them if they do, or refrain from on-selling them to a pay platform.</p> <h2>What are the implications for sport and other viewers?</h2> <p>The majority Senate report broadly supported the federal government’s existing <a href="https://minister.infrastructure.gov.au/rowland/media-release/exposure-draft-prominence-regulations-released">exposure draft</a>.</p> <p>Regarding prominence, this means free-to-air channel “tiles” will be highly visible when you turn on a new smart TV. A 12-month phased implementation of a prominence framework was recommended by the committee – and would only apply to new televisions.</p> <p>The committee also broadly accepted the draft bill’s anti-siphoning provisions, which will affect what and where sport is viewed by fans.</p> <p>First, the listed events will be expanded by 30% and incorporate more women’s and parasports. They include the AFLW and NRLW finals, NRLW State of Origin, and the Summer Paralympic Games.</p> <p>To provide counterbalancing benefits to subscription broadcasters, sport events not acquired by a free-to-air broadcaster will become more quickly available to subscription platforms (12 months before an event starts, rather than six months before). This provides subscription platforms with greater lead-in times to plan, organise and promote their content schedules.</p> <p>The most controversial recommendation related to the scope of anti-siphoning laws, affecting how Australian viewers can access sport in the medium term.</p> <p>It supported the government’s position, on grounds of excessive competitive advantage, that anti-siphoning should only apply to terrestrial broadcasting. This excludes digital rights for live streaming through broadcast video on demand apps such as 9Now, Seven+, iView and SBS On Demand.</p> <p>Commercial free-to-air broadcasters called this a “<a href="https://www.mediaweek.com.au/industry-reacts-to-prominence-and-anti-siphoning-findings/">nightmare scenario</a>”, as they <a href="https://www.freetv.com.au/access-to-local-tv-services-and-free-sport-under-threat-unless-laws-are-strengthened/">estimate</a> 50% of households will be watching TV online by 2027.</p> <p>For viewers without televisions connected to aerials, this could make major sport events on free-to-air TV unavailable. Although terrestrial TV is still the most <a href="https://intellectdiscover.com/content/journals/10.1386/jdmp_00098_1">universally available screen sport vehicle</a>, aerials are no longer routinely installed in new housing developments.</p> <p>Research by the <a href="https://www.acma.gov.au/television-research">Australian Communications and Media Authority</a>, though, indicates that free-to-air network claims about disappearing TV aerials are somewhat exaggerated. Nonetheless, as modernisation was a central justification for the anti-siphoning reforms, the strategic compromise over broadcast video on demand apps will inevitably be scrutinised.</p> <p>Notably, in a dissenting minority report, the Greens were unhappy the bill did not go far enough in either prominence or anti-siphoning. They reserved their right to reject it unless suitably amended to guarantee global corporations could not capture Australian sports rights.</p> <h2>What happens next?</h2> <p>The amended bill must pass through Parliament to become law, and its final shape and the fate of any amendments are as yet unknown.</p> <p>While it is widely, though not universally, acknowledged action is needed to protect free screen sport viewing, intense disagreement remains among competing interest groups over what is to be done now and in the future.</p> <p>To safeguard their viewing interests, Australian sport fans will need to watch these formidably technical debates as closely as their favourite sport contests.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/226499/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><em><a href="https://theconversation.com/profiles/hunter-fujak-290599">Hunter Fujak</a>, Senior Lecturer in Sport Management, <a href="https://theconversation.com/institutions/deakin-university-757">Deakin University</a> and <a href="https://theconversation.com/profiles/david-rowe-16403">David Rowe</a>, Emeritus Professor of Cultural Research, Institute for Culture and Society, <a href="https://theconversation.com/institutions/western-sydney-university-1092">Western Sydney University</a></em></p> <p><em>Image credits: Getty Images </em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/how-much-sport-will-you-be-able-to-watch-for-free-under-proposed-new-australian-broadcast-rules-226499">original article</a>.</em></p>

TV

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"Out-of-touch" Project stars slammed over clash with renter advocate

<p>Social media users have slammed <em>The Project </em>hosts,  following their recent interview with a renter advocate who encourages Aussies struggling with the housing crisis to squat in empty homes. </p> <p>Jordan van den Berg,  founder of the S*** Rentals website shared a video over the weekend outside a rundown house in Chadstone, Melbourne, saying: “Are you sick of rich people hoarding empty houses during a housing crisis? I know I am." </p> <p>“Here’s how you can do something about it.” </p> <p>He then encouraged people to submit information on empty homes in their suburbs via a form on his website, which he plans to promote on his socials so those struggling to find a home could squat in them. </p> <p>“Fun fact – squatting in Australia is not necessarily illegal, which is the best type of legal, especially if the front door doesn’t actually lock," he said. </p> <p>On Monday, he appeared on The Project to talk about his controversial plans, and was grilled by the show's hosts. </p> <p>“I know we’re in a pretty serious housing crisis, but do you really think encouraging people to squat in private properties is the way to fix it?" asked co-host Sarah Harris. </p> <p> “Let me answer your question by asking you a question. Do you think it’s right we have thousands of vacant, abandoned homes while we have people living on the street?” van de Berg replied. </p> <p>Harris said she didn’t and asked whether the solving the housing crisis should be focused on policy instead.</p> <p>Later in the interview, panellist Steve Price casted his doubts on whether there actually were a lot of vacant homes, but van de Berg replied that he'd received over 300 submissions from Aussies about empty homes in their suburbs. </p> <p>van de Berg also said that desperate people are even squatting in abandoned properties, and added: “If someone needs a house, they can reach out to me and I’ll send them [details about] an empty home."</p> <p>Harris was shocked that people would “basically camp out in abandoned houses with no power" which van den Berg argued that “camping out inside” was likely better than sleeping on the streets or in a park.</p> <p>Co-host Waleed Aly then asked whether van de Berg  was encouraging people to break the law, but he pointed out that squatting – done properly – isn’t technically illegal.</p> <p>The interview has been slammed on social media, with Writer and comedian John Delmenico posting on X: “Watching the rich out-of-touch panel on the Project realise in real time that not everyone is rich is so bizarre.</p> <p>"Especially the part where Pingers has to explain that being in a house is safer than sleeping on the street. How do they host the news with no connection to reality?”</p> <p>Others agreed mocking the panellists’ shock that “shelter without electricity is better than no shelter with no electricity”.</p> <p>“She was laughing at the fact that ppl would camp out in abandoned houses with no power/water, until he put her in her place by reminding her they’re better off camping under shelter than outside. Mic drop moment," one wrote. </p> <p>“Homelessness exists … it’s quite a big problem actually," another added. </p> <p>However, a few others agreed with the <em>Project</em> hosts. </p> <p>“Encouraging people to squat, who does he think he is?" one wrote. </p> <p>“He thinks he’s doing a good thing, but he’s given absolutely no critical thought to the implications of encouraging people to take over ‘empty homes’," another added. </p> <p>Leo Patterson Ross, chief executive of the Tenants Union of NSW, said that van den Berg was “drawing attention to issues that government should be acting on”.</p> <p>“In the middle of a housing crisis with growing levels of homelessness, we should be looking to ensure homes are not left vacant,” Patterson Ross said.</p> <p>“If a person leaves a property unattended and empty for 12 years, then I think many of us would agree it seems fair that the community can reclaim usage to provide a home, whether that be individuals or government.”</p> <p><em>Image: The Project</em></p>

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Stay or go? Most older Australians want to retire where they are, but renters don’t always get a choice

<p><em><a href="https://theconversation.com/profiles/christopher-phelps-378137">Christopher Phelps</a>, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a>; <a href="https://theconversation.com/profiles/rachel-ong-viforj-113482">Rachel Ong ViforJ</a>, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a>, and <a href="https://theconversation.com/profiles/william-clark-1488932">William Clark</a>, <a href="https://theconversation.com/institutions/university-of-california-los-angeles-1301">University of California, Los Angeles</a></em></p> <p>As Australia’s population gets older, more people are confronted with a choice: retire where they are or seek new horizons elsewhere.</p> <p>Choosing to grow old in your existing home or neighbourhood is known as “ageing in place”. It enables older people to stay connected to their community and maintain familiarity with their surroundings.</p> <p>For many, the decision to “age in place” will be tied to their connection to the family home. But for many, secure and affordable housing is increasingly <a href="https://theconversation.com/ageing-in-a-housing-crisis-growing-numbers-of-older-australians-are-facing-a-bleak-future-209237">beyond reach</a>. This choice may then be impeded by a lack of suitable accommodation in their current or desired neighbourhoods.</p> <p>Our recently published <a href="https://doi.org/10.1177/01640275231209683">study</a> asks what motivates older homeowners and renters to age in place or relocate, and what factors disrupt these preferences. It suggests older renters are often not given a fair choice.</p> <h2>Most older Australians want to age in place</h2> <p>Having the option to age in place enables older people to retain autonomy over their lifestyles and identity, promoting emotional wellbeing.</p> <p>Using 20 years of data from the government-funded Household, Income and Labour Dynamics in Australia (HILDA) survey, we tracked the preferences of Australians aged 55 and over.</p> <p>Encouragingly, most older Australians are already where they want to be.</p> <p>Two-thirds (67%) of respondents strongly preferred to stay in their current neighbourhood, and an additional one-fifth (19%) had a moderate preference to stay.</p> <p>Only 6% showed a moderate or strong desire to leave. Ageing in place is then the natural choice for a vast majority of older Australians.</p> <p><iframe id="s3LTM" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/s3LTM/1/" width="100%" height="400px" frameborder="0"></iframe></p> <p>Our study highlights several motivations for people to stay put as they retire.</p> <p>For homeowners, family ties matter. Owners with children residing nearby were around one and a half times more likely to have a higher preference to stay.</p> <p>Older owners might then have a reason to call on their substantial <a href="https://theconversation.com/the-housing-wealth-gap-between-older-and-younger-australians-has-widened-alarmingly-in-the-past-30-years-heres-why-197027">housing wealth</a> and keep their children nearby via the <a href="https://360info.org/how-to-help-the-young-buy-a-home/">“bank of mum and dad”</a>.</p> <p>For renters, how long they stay is important. Those renting their home for 10 years or more were 1.7 times more likely to have a higher preference to stay than short-term renters.</p> <h2>Renters face the most disruption</h2> <p>The survey enabled us to follow where older people lived a year after they provided their preferences. This helped us gauge how often they turned their desires into reality.</p> <p>The chart below indicates that private renters face greater obstacles to ageing in place.</p> <p>Around one in 10 private renters that desired to age in place were disrupted – they wanted to stay in their neighbourhood but didn’t. This suggests they moved out of their neighbourhood involuntarily.</p> <p>Only 2% of homeowners and social renters experienced the same disruption. However, for those in these tenures that did not desire to age in place, involuntary immobility was a greater concern. Only 15% of those that wanted to leave succeeded, leaving the vast majority “stuck in place”.</p> <p><iframe id="IlliV" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/IlliV/1/" width="100%" height="400px" frameborder="0"></iframe></p> <p>The private rental market is the least secure of tenures, and so private tenants are often exposed to involuntary moves. Australia’s private rental system is lightly regulated compared to many other countries, creating tenure insecurity concerns.</p> <p>On the other hand, social renters were particularly susceptible to involuntary immobility. Social housing is scarce in Australia and subject to <a href="https://theconversation.com/its-soul-destroying-how-people-on-a-housing-wait-list-of-175-000-describe-their-years-of-waiting-210705">lengthy waiting lists</a>. A neighbourhood move often requires transferring to the less affordable and less secure private rental housing.</p> <p>Even after considering financial status, social renters were four times as likely to be stuck as compared to private renters. Social tenants are strongly deterred from moving in the current system.</p> <h2>How can we support older Australians’ preferences?</h2> <p>Our study exposes some barriers in the housing system that hinder people from being able to age in place, or move when they want to. Clearly, older renters enjoy fewer protections against disruptions to their preferences to age in place than older owners.</p> <p>For private renters, tenure insecurity in the <a href="https://theconversation.com/insecure-renting-ages-you-faster-than-owning-a-home-unemployment-or-obesity-better-housing-policy-can-change-this-216364">private rental sector</a> is a key reform priority. This can be achieved through stronger regulation that improves tenants’ rights. For example, more states could adopt <a href="https://theconversation.com/how-5-key-tenancy-reforms-are-affecting-renters-and-landlords-around-australia-187779?utm_source=twitter&amp;utm_medium=bylinetwitterbutton">recent regulatory rental reforms</a> that support the rights of pet owners and protect against no-grounds evictions.</p> <p>Large numbers of older private renters also face severe <a href="https://www.oldertenants.org.au/publications/ageing-in-a-housing-crisis-older-peoples-housing-insecurity-homelessness-in-australia">rental stress</a>, which may force them to move from their preferred neighbourhood. <a href="https://theconversation.com/1-billion-per-year-or-less-could-halve-rental-housing-stress-146397">Commonwealth rent assistance reform</a> would alleviate some of this stress through an increase in rates and better targeting.</p> <p>An increase in the supply of social housing would play an important role in improving both tenure security and housing affordability. Older social renters enjoy fewer obstacles to ageing in place than older private renters.</p> <p>However, if social renters want to move into the private rental market to relocate, they face difficulty securing accommodation. This will likely discourage moves as it would require sacrificing the tenure security offered by social housing. However, policy initiatives that improve the <a href="https://www.ahuri.edu.au/sites/default/files/migration/documents/PES-358-Lessons-from-public-housing-urban-renewal-evaluation.pdf">quality of the public housing stock</a> can reduce feelings of being stuck.</p> <p>As <a href="https://www.aihw.gov.au/reports/australias-welfare/home-ownership-and-housing-tenure">homeownership rates decline</a> both among young people and those nearing retirement, we can expect the population of older renters to grow.</p> <p>Overall, our findings support a strong case for policy reform in the rental sectors to address the needs and preferences of older renters.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/218024/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><a href="https://theconversation.com/profiles/christopher-phelps-378137"><em>Christopher Phelps</em></a><em>, Research Fellow, School of Accounting, Economics and Finance, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a>; <a href="https://theconversation.com/profiles/rachel-ong-viforj-113482">Rachel Ong ViforJ</a>, ARC Future Fellow &amp; Professor of Economics, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a>, and <a href="https://theconversation.com/profiles/william-clark-1488932">William Clark</a>, Research Professor of Geography, <a href="https://theconversation.com/institutions/university-of-california-los-angeles-1301">University of California, Los Angeles</a></em></p> <p><em>Image credits: Shutterstock</em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/stay-or-go-most-older-australians-want-to-retire-where-they-are-but-renters-dont-always-get-a-choice-218024">original article</a>.</em></p>

Retirement Income

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Australia's oldest person bids farewell to iconic beach house

<p>In a heartwarming tale that speaks to the enduring love for cherished places and the passing of generational torches, Marija Ruljancich, Australia's oldest person, has bid farewell to her beloved holiday retreat.</p> <p>The Sorrento pile, nestled on Victoria’s Mornington Peninsula, has found new hands, marking the end of an era and the dawn of a promising new chapter.</p> <p>Marija, who reached the remarkable milestone of 110 years in 2023, has been the guardian of this beachside haven for countless years. With its origins tracing back to 1960, when it was designed by the esteemed architect Daryl Jackson AO for local businessman Robert Riley, the house has stood as a testament to timeless design and cherished memories.</p> <p>The sale of this iconic property has not only captured the attention of locals but also stirred the hearts of many across the nation. Despite its undisclosed transaction sum, it's understood that the sale falls within the property's estimated range, a fitting exchange for a home steeped in history and affection.</p> <p>What truly warms the soul is the buyer's commitment to honouring the legacy of Riley House. With plans to restore the dwelling to its original glory, there's a palpable sense of joy and relief within Marija's family. The Melbourne-based buyer, driven by a passion for preserving architectural heritage, sees beyond the bricks and mortar; they envision a continuation of the house's story, enriched by their own memories and experiences.</p> <p>As Liz Jensen of Kay & Burton Portsea recounts the emotional journey of the sale, it's evident that this isn't merely a transaction; it's a celebration of life, love, and the power of preservation. </p> <p>"Congratulations to Australia’s oldest living person," Liz wrote on Instagram, "as today she successfully sells her long-held and much loved Sorrento mid century beachside family holiday home designed by Architect Daryl Jackson AO."</p> <p>The buyer's dedication to retaining even the smallest details, such as the built-in speaker nestled within the dining room cupboard, speaks volumes about their reverence for the past and their vision for the future.</p> <p>Amid whispers of demolishing the home, the decision to uphold its structure stands as a testament to the enduring spirit of community and connection. For those who walked through its halls during inspections, the house isn't just a property; it's a repository of memories, a canvas upon which stories of old Sorrento are painted with every creaking floorboard and whispering breeze.</p> <p>For Marija and her family, and for all those who have been touched by its charm, the legacy lives on – a timeless reminder of the beauty found in preserving the past while embracing the promise of tomorrow.</p> <p><em>Images: Instagram | </em><em>Kay & Burton Portsea</em></p>

Real Estate

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"It's very serious": Australian Idol star's devastating diagnosis

<p>The news of Australian Idol alum Courtney Murphy's battle with late-stage bowel cancer has sent shockwaves through the music community, leaving many fans and supporters rallying behind the beloved musician and his family.</p> <p>Courtney, who rose to fame during the second season of <em>Australian Idol</em> in 2004, capturing hearts with his powerful vocals and captivating performances, now faces one of the toughest challenges of his life. Despite finishing third in the competition, Murphy left a lasting impression on audiences with his raw talent and genuine charisma.</p> <p>Since his time on <em>Australian Idol</em>, Murphy has remained an integral part of the Western Australian music scene, enchanting audiences with his performances and contributing his talents to various musical productions. From his memorable role in the Queen musical <em>We Will Rock You</em> to his collaborations with his brothers in bands like Murphy's Lore and The Murphy Brothers, Courtney has left an indelible mark on the music landscape.</p> <p>However, the news of his cancer diagnosis has cast a shadow over his musical career. At 44 years old and with a loving wife and three children, Murphy now faces a daunting battle against the disease. His family has confirmed the severity of his condition In a heartfelt statement shared on a <a href="https://www.gofundme.com/f/courtney-murphy-and-his-family" target="_blank" rel="noopener">GoFundMe page</a>.</p> <p>Set up to support Murphy and his family, his brothers Kieran and Chris express the gravity of the situation:</p> <p>"Our beautiful brother Courtney Murphy is in for the fight of his life. It is with heavy hearts that we share Court has been diagnosed with advanced stage bowel cancer. It's very serious.</p> <p>"As a self-employed musician with a wife and three young children, Courtney will not be able to work for the foreseeable future which leaves his young family fighting much harder than we want them to be.</p> <p>"Anyone who knows Courtney knows that his heart is as a big as his voice and we've set up this GoFundMe page in the hope that we can ease some of the burden on his young family. Any funds generated will go directly to Courtney Murphy, his wife Jane and children as they navigate the difficult road ahead."</p> <p>Tragically, the Murphy family has already endured the loss of their father to a brain tumour just 12 weeks prior to Courtney's diagnosis, compounding the emotional strain they are experiencing. As they navigate this tumultuous journey, they are met with an outpouring of support from fans, friends and well-wishers.</p> <p>From heartfelt reminiscences of past performances to expressions of unwavering support, the response from the community has been overwhelming. As he embarks on the fight of his life, Courtney Murphy is not alone; he is buoyed by the love and solidarity of those who have been touched by his talent and spirit.</p> <p><em>Images: Instagram | GoFundMe</em></p>

Caring

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‘To truly forget life for a while – a reprieve and a reward’: why Australians love going to the cinema

<p><em><a href="https://theconversation.com/profiles/ruari-elkington-105955">Ruari Elkington</a>, <a href="https://theconversation.com/institutions/queensland-university-of-technology-847">Queensland University of Technology</a></em></p> <p>Australians have had plenty of time in the last 100 years to work out what they value about cinema-going and why it matters. Head to any cinema and catch the Val Morgan advertising in the pre-show. Take a closer look at the date the company was founded. Not 1984, <a href="https://en.wikipedia.org/wiki/Val_Morgan">but 1894</a>. That’s more than 125 years of “Making Messages Memorable” on Australian screens.</p> <p>We have a deep and abiding love for cinema in this country. Over the last century, the experience of going to the movies has both shifted significantly (<a href="https://villageroadshow.com.au/-/media/VRL-Corporate-Media-Library/Documents/Press-Releases/2017/5-December-Gold-Class-Celebrates-20-Years.pdf">we invented Gold Class, you know</a>) and somehow remained resolutely enduring in terms of appeal.</p> <p>My colleague Tess Van Hemert and I have spent the last two years <a href="https://research.qut.edu.au/dmrc/projects/resilient-screens-investigating-the-value-of-australian-cinema-exhibition/">researching</a> the cultures and practices of cinema-going and how cinema sites shape that experience.</p> <p>A typical response in our research was: "I love the cinema experience. It’s a bonding experience, if it’s good it’s an emotional and cathartic experience."</p> <h2>‘A reprieve and a reward’</h2> <p>Cinemas <a href="https://www.bfi.org.uk/industry-data-insights/reports/measuring-economic-value-cinema-venues">are a catalyst</a> for social, cultural and economic activity wherever they operate, from single-screen regional sites to major multiplexes in suburban shopping malls. Cinema, our participants said, is the “ideal” way to watch a movie: "I like to sit as close as I can to the screen so that the ‘real’ world is completely blocked out. I am immersed in &amp; in awe of the film only. To truly forget life for a while – a reprieve &amp; a reward."</p> <p>Cinemas also mirror communities back to themselves. We may go in alone, as a couple or with family and friends, but in the cinema we form a community.</p> <p>When reflecting on returning to the cinema between COVID lockdowns, one person spoke of seeing American Utopia "There were only about 10 people in the cinema. We didn’t know each other but we all started spontaneously dancing, first in our seats, and then everyone ran down to the floor in front of the screen to dance together. It was like a mini music festival when live music was banned."</p> <p>Despite the cost, despite the hassle, despite the need to leave the couch, Australians turn up time and time again to cinemas. In 2023, the Australian box office generated nearly <a href="https://if.com.au/australian-box-office-neared-1b-in-2023/">A$1 billion</a> (although this is down on <a href="https://variety.com/2020/film/asia/australia-annual-box-office-drops-1203476275/">pre-COVID figures</a>). Four of the top ten highest grossing films of all time in Australia have been released <a href="https://www.valmorgan.com.au/2022-at-the-movies">since the pandemic began</a>. Australian census data tells us cinema-going remains Australia’s <a href="https://www.abs.gov.au/statistics/people/people-and-communities#:%7E:text=44%25%20of%20people%20attended%20the,popular%20cultural%20venue%20or%20event">most popular</a> cultural activity.</p> <h2>‘Being able to switch off’</h2> <p>When cinemas face closure – or shut temporarily, as they did during the pandemic – the outpouring of community support can galvanise a community and remind them of all the times and ways in which they valued that access to that experience.</p> <p>One participant spoke of seeing their first film in the cinema after the pandemic: "It made me appreciate the whole cinema experience more. Getting out and being able to switch off was a welcome change."</p> <p>In our research, we observed how cinemas began to <a href="https://www.palacecinemas.com.au/blog/the-cinema-why-we-love-it/">articulate</a> their value to community through the pandemic period of forced closures.</p> <p>In the <a href="https://eprints.qut.edu.au/243758/">large-scale national audience research</a> we conducted in partnership with Palace Cinemas the value audiences derive from cinema-going was as diverse as the programming.</p> <p>They remembered specific films, such as watching the opening credits of Force Awakens with a crowd of avid fans, or feeling like they were “experiencing summer in Italy” while watching Call Me By Your Name.</p> <p>They focused on memories of the people they were with, such as feeling “all grown up” while seeing arthouse films with their dad when they were a kid.</p> <h2>‘Float in the memory’</h2> <p>They spoke about the feelings they had before during and after the screening and the experience overall. One respondent wrote of loving the end of a film: "the quiet few minutes as the credits roll and you float in the memory of the film. This only happens for me when I see it in the cinema."</p> <p>Another participant spoke about leaving the cinema and: "doing a walk around the block thinking about the movie, still thinking about the movie driving home."</p> <p>One participant said they love “being able to have respectful (unbothered) alone time publicly”.</p> <p>Clear in this data is that memorability – and the experience of cinema – is far more nuanced than the simple appeal of watching a big film in a big room on a big screen. Cinemas continue to serve Australian communities in far more complex way than simply movies and popcorn.</p> <p>Cinema has always battled headwinds. Since radio, cinema has constantly faced in-home entertainment technology that was supposed to knock it over completely – TV, colour TV, cable, satellite, VHS, DVDs and now streaming. Each time, the desire for people to come together in a space and watch something unique in a way they can’t find anywhere else, with a level of engagement they can’t find anywhere else, has prevailed. We all have a kitchen at home, but we still love going out to restaurants.</p> <p>Disney, Warner Bros and Australia’s own Birch Carrol and Coyle all celebrated 100 years of operation in 2023. To sustain another century, more research is needed to better understand how cinema-going must continue to evolve to meet shifting audience expectations.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;" src="https://counter.theconversation.com/content/222597/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https://theconversation.com/republishing-guidelines --></p> <p><em><a href="https://theconversation.com/profiles/ruari-elkington-105955">Ruari Elkington</a>, Senior Lecturer in Creative Industries &amp; Chief Investigator at QUT Digital Media Research Centre (DMRC), <a href="https://theconversation.com/institutions/queensland-university-of-technology-847">Queensland University of Technology</a></em></p> <p><em>Image credits: Getty Images</em></p> <p><em>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/to-truly-forget-life-for-a-while-a-reprieve-and-a-reward-why-australians-love-going-to-the-cinema-222597">original article</a>.</em></p>

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