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How should Australian media cover the next federal election? Lessons from the US presidential race

<div class="theconversation-article-body"><a href="https://theconversation.com/profiles/denis-muller-1865">Denis Muller</a>, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a> Media coverage in Australia of the US presidential election and of the Voice referendum in October 2023 offer some pointers to what we might expect during next year’s federal election campaign. They also suggest some ways in which the professional mass media might better respond to the challenges thrown up by the combination of disinformation, harmful speech and hyper-partisanship that disfigured those two campaigns. The ideological contours of the Australian professional media, in particular its newspapers, have become delineated with increasing clarity over the past 15 years. In part this is a response to the polarising effects of social media, and in part it is a reflection of the increased stridency of political debate. The right is dominated by News Corporation, with commercial radio shock jocks playing a supporting role. The left is more diffuse and less given to propagandising. It includes the old Fairfax papers, The Age and The Sydney Morning Herald, now owned by the Nine Entertainment Company, and Guardian Australia. These contours are unlikely to change much, if at all, between now and the 2025 election. <h2>Impartiality versus ‘bothsidesism’</h2> Under these conditions, how might Australian journalism practice be adapted to better serve democracy under the pressures of an election campaign? The objective would be to contribute to the creation of a political culture in which people can argue constructively, disagree respectfully and work towards consensus. In pursuing that objective, a central issue is whether and how the media are committed to the principle of impartiality in news reports. This principle is under sustained pressure, as was seen in both the presidential election and the Voice referendum. We know from the words of its own editorial code of conduct that News Corp Australia does not accept the principle of impartiality in news reports. Paragraph 1.3 of that code states: <blockquote> Publications should ensure factual material in news reports is distinguishable from other material such as commentary and opinion. Comment, conjecture and opinion are acceptable as part of coverage to provide perspective on an issue, or explain the significance of an issue, or to allow readers to recognise what the publication’s or author’s standpoint is on a matter. </blockquote> This policy authorises journalists to write their news reports in ways that promote the newspaper’s or the journalist’s own views. This runs directly counter to the conventional separation of news from opinion accepted by most major media companies. This is exemplified by <a href="https://uploads.guim.co.uk/2023/07/27/GNM_editorial_code_of_practice_and_guidance_2023.pdf">the policy</a> of The Guardian, including Guardian Australia: <blockquote> While free to editorialise and campaign, a publication must distinguish clearly between comment, conjecture and fact. </blockquote> Appended to The Guardian’s code is the essay written in 1921 by C. P. Scott, first the editor and then the owner-editor of the Manchester Guardian, to mark the newspaper’s centenary. It includes these words: “Comment is free, but facts are sacred”. Referring to a newspaper’s public duty, he added: “Propaganda […] is hateful.” In the present overheated atmosphere of public debate, impartiality has come to be confused with a discredited type of journalism known as “bothsidesism”. “Bothsidesism” presents “both sides” of an issue without any regard for their relative evidentiary merits. It allows for the ventilation of lies, hate speech and conspiracy theories on the spurious ground that these represent another, equally valid, side of the story. Impartiality is emphatically not “bothsidesism”. What particularly distinguishes impartiality is that it follows the weight of evidence. However, a recurring problem in the current environment is that the fair and sober presentation of evidence can be obliterated by the force of political rhetoric. As a result, impartiality can fall victim to its own detached passivity. Yet impartiality does not have to be passive: it can be proactive. During the presidential campaign, in the face of Trump’s egregious lying, some media organisations took this proactive approach. When Trump claimed during his televised debate with Kamala Harris that Haitian immigrants were eating people’s pets in the town of Springfield, Ohio, the host broadcaster, the American Broadcasting Company, fact-checked him in real time. It found, during the broadcast, that there was no evidence to support his claim. <figure><iframe src="https://www.youtube.com/embed/nlCe8iOCJlQ?wmode=transparent&start=0" width="440" height="260" frameborder="0" allowfullscreen="allowfullscreen"></iframe></figure> And for four years before that, The Washington Post <a href="https://www.washingtonpost.com/politics/2021/01/24/trumps-false-or-misleading-claims-total-30573-over-four-years/">chronicled</a> Trump’s lies while in office, arriving at a total of 30,573. <h2>Challenging misinformation</h2> During the Voice referendum, many lies were told about what the Voice to Parliament would be empowered to do: advise on the date of Anzac Day, change the flag, set interest rates, and introduce a race-based element into the Constitution, advantaging Aboriginal and Torres Strait Islander people over others. These were rebutted by the relevant authorities but by then the lies had been swept up in the daily tide of mis- or disinformation that was a feature of the campaign. At that point, rebuttals merely oxygenate the original falsehoods. More damaging still to the democratic process was the baseless allegation by Opposition Leader Peter Dutton that the Australian Electoral Commission had “rigged” the vote by accepting a tick as indicating “yes” but not accepting a cross as indicating “no”. <figure><iframe src="https://www.youtube.com/embed/Y_4H1IQID_M?wmode=transparent&start=0" width="440" height="260" frameborder="0" allowfullscreen="allowfullscreen"></iframe></figure> Opposition Senate leader, Simon Birmingham, also said allowing ticks but not crosses undermined the integrity of the process. The electoral commissioner, Tom Rogers, was reported as repudiating these claims, but by then these lies had acquired currency and momentum. A proactive approach to impartiality requires establishing the truthful position before or at the time of initial publication, then calling out falsehoods for what they are and providing supporting evidence. Neither the principle of impartiality nor any other ethical principle in journalism requires journalists to publish lies as if they might be true. It would not have been a failure of impartiality to say in a news report that Dutton’s claims about a rigged referendum were baseless, with the supporting evidence. That evidence, set out in an <a href="https://antonygreen.com.au/how-many-voters-mark-referendum-ballot-papers-with-a-cross-not-many-based-on-evidence/">excellent example</a> of proactive impartiality by the ABC’s election analyst Antony Green at the time, was that the ticks and crosses rule had been in place since 1988. <h2>‘Proactive impartiality’ is the key to reporting the 2025 election</h2> The question is, do Australia’s main media organisations as a whole have the resources and the will to invest in real-time fact-checking? The record is not encouraging. In March 2024, the ABC dissolved its fact-checking arrangement with RMIT University, replacing it with an in-house fact-checking unit called ABC News Verify. In 2023, a team led by Andrea Carson of La Trobe University published a <a href="https://ijoc.org/index.php/ijoc/article/view/21078">study</a> tracking the fate of fact-checking operations in Australia. Its findings were summarised by her in The Conversation. In the absence of a fact-checking capability, it is hard to see how journalists can perform the kind of proactive impartiality that current circumstances demand. On top of that, the shift from advertising-based mass media to subscription-based niche media is creating its own logic, which is antithetical to impartiality. Mass-directed advertising was generally aimed at as broad an audience as possible. It encouraged impartiality in the accompanying editorial content as part of an appeal to the broad middle of society. Since a lot of this advertising has gone online, the media have begun to rely increasingly on subscriptions. In a hyper-partisan world, ideological branding, or alternatively freedom from ideological branding, has become part of the sales pitch. Where subscribers do expect to find ideological comfort, readership and ratings are at put risk when their expectations are disappointed. Rupert Murdoch <a href="https://apnews.com/article/fox-news-dominion-lawsuit-trial-trump-2020-0ac71f75acfacc52ea80b3e747fb0afe">learned this</a> when his Fox News channel in the US called the 2020 election for Joe Biden, driving down ratings and causing him to reverse that position in order to claw back the losses. These are unpalatable developments for those who believe that fair, accurate news reporting untainted by the ideological preferences of proprietors or journalists is a vital ingredient in making a healthy democracy work. But that is the world we live in as we approach the federal election of 2025.<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/243267/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/denis-muller-1865">Denis Muller</a>, Senior Research Fellow, Centre for Advancing Journalism, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a> Image credits: DEAN LEWINS/EPA-EFE/Shutterstock Editorial - LUKAS COCH/EPA-EFE/Shutterstock Editorial 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-should-australian-media-cover-the-next-federal-election-lessons-from-the-us-presidential-race-243267">original article</a>. </div>

Legal

Medicare is covering less of specialist visits. But why are doctors’ fees so high in the first place?

<div class="theconversation-article-body"> <a href="https://theconversation.com/profiles/susan-j-mendez-2219444">Susan J. Méndez</a>, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a> Fees for medical specialists are going up faster than <a href="https://www.abc.net.au/news/2024-09-25/medicare-rebates-only-covering-half-of-specialist-costs/104389360">Medicare rebates</a>, leading to a bigger gap for patients to pay. Recent data from the <a href="https://www.aihw.gov.au/reports/medicare/mbs-funded-services-data/contents/summary">Australian Institute of Health and Welfare</a> shows that in the first quarter of this year, Medicare rebates covered just over half (52%) of the total fees. This is <a href="https://www.abc.net.au/news/2024-09-25/medicare-rebates-only-covering-half-of-specialist-costs/104389360">down from 72%</a> two decades ago, and the lowest proportion on record. Doctors can charge what they like, while the government determines the Medicare rebate. The difference between the two, or the gap, is what impacts patients. For GPs, the government provides an incentive for doctors to <a href="https://www.health.gov.au/our-work/increases-to-bulk-billing-incentive-payments#1-november-2023-changes">bulk bill</a>, but there’s no such incentive for other specialists. Doctors blame large gap payments on rebates being too low, and they’re partly right. After adjusting for inflation and increasing demand, the average dollar amount one person receives in Medicare rebates annually dropped from <a href="https://www.aihw.gov.au/reports/medical-specialists/referred-medical-specialist-attendances">A$349 to $341</a> over the past decade. But this is only a part of the problem. When many people can’t afford hundreds (if not thousands) of dollars for essential specialist care, we need to look at why fees are so high. <h2>How do specialists set their fees?</h2> Although general practice is technically a speciality, when we talk about medical specialists in this article, we’re talking about non-GP specialists. These might include paediatricians, oncologists, psychiatrists and dermatologists, among many others. In determining fees, specialists consider a combination of patient-level, doctor-level and system-level factors. Patient characteristics, such as the complexity of the patient’s medical condition, may increase the price. This is because more complex patients may require more time and resources. Specialists, based on their experience, perceived skill level, or ethical considerations, may charge more or less. For example, <a href="https://www.sciencedirect.com/science/article/pii/S0277953623007104?via%3Dihub">some specialists report</a> they offer discounts to certain groups, such as children or pensioners. System-level factors including the cost of running a practice (such as employing staff) and practice location also play a role. Problems arise when prices vary considerably, as this often signals limited competition or excessive market power. This holds true for medical services, where patients have little control over prices and rely heavily on their doctors’ recommendations. In <a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4909881">recent research</a>, my colleagues and I found fees varied significantly between specialists in the same field. In some cases the most expensive specialist charged more than double what the cheapest one did. <h2>Doctor characteristics influence fee-setting</h2> My colleagues and I <a href="https://doi.org/10.1016/j.healthpol.2024.105119">recently analysed</a> millions of private hospital claims from 2012 to 2019 in Australia. We found the wide variation in fees was largely due to differences between individual doctors, rather than factors such as patient complexity or the differences we’d expect to see between specialties. Up to 65% of the variance in total fees and 72% in out-of-pocket payments could be attributed to differences between doctors in the same field. To understand what doctor-level factors drive high fees, <a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4909881">we looked at</a> data from a representative survey of specialists. We found older specialists have lower fees and higher rates of bulk billing. Practice owners tended to charge higher fees. We also found doctors’ personalities affect how much they charge and how often they bulk bill patients. Doctors who scored more highly on the personality trait of agreeableness were more likely to bulk bill patients, while those who scored more highly on neuroticism tended to charge higher fees. What we couldn’t show is any evidence fees were associated with competition. <h2>Effects on patients</h2> This is not a competitive market. On the contrary, it has high entry restrictions (long training requirements) and a limited supply of specialists, particularly in <a href="https://www.aihw.gov.au/reports/workforce/health-workforce">rural and remote areas</a>. Meanwhile, patients’ access is controlled by the need for referrals which expire, generally after a year. Patients are often unable to shop around or make informed decisions about their care due to a lack of information about the true cost and quality of services. For private hospital services, the fee structure is complicated by the fact that several providers (for example, surgeon, anaesthetist, assistant surgeon) bill separately, making it difficult for patients to know the total cost upfront. Despite efforts to introduce price transparency in recent years, such as through the government’s <a href="https://medicalcostsfinder.health.gov.au/">Medical Costs Finder</a> website, the system remains far from clear. Reporting is voluntary and the <a href="https://doi.org/10.1016/j.healthpol.2020.06.001">evidence is mixed</a> on whether these tools effectively reduce prices or increase competition. All of this contributes to high and unpredictable out-of-pocket costs, which can lead to financial strain for patients. About <a href="https://www.abs.gov.au/statistics/health/health-services/patient-experiences/latest-release#barriers-to-health-service-use">10.5% of Australians</a> reported cost was a reason for delaying or avoiding a specialist visit in 2022–23. This raises important questions about equity and the sustainability of Australia’s universal health-care system, which is built on the principle of equitable access to care for all citizens. <h2>What can be done?</h2> Patients can take steps to minimise their costs by proactively seeking information. This includes asking your GP for a range of options when you’re referred to a specialist. Note the referral from your GP can be used for any other doctor in the same specialty. Similarly, ask the specialist’s receptionist what the fee and rebate will be before making an appointment, or for a <a href="https://www.ama.com.au/articles/informed-financial-consent#Two">detailed quote</a> before going to hospital. Shop around if it’s too high. But responsibility doesn’t only lie with patients. For example, the government could seek to address this issue by increasing investment in public hospital outpatient care, which could boost competition for specialists. It could also publish the range of fees compared to the rebate for all Medicare-billed consultations, rather than relying on voluntary reporting by doctors. Price transparency alone is not enough. Patients also need quality information and better guidance to navigate the health-care system. So continued investment in improving health literacy and care coordination is important. If things don’t change, the financial burden on patients is likely to continue growing, undermining both individual health outcomes and the broader goals of equitable health-care access.<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/239827/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/susan-j-mendez-2219444">Susan J. Méndez</a>, Senior Research Fellow, Melbourne Institute of Applied Economic and Social Research, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a> Image credits: Shutterstock 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/medicare-is-covering-less-of-specialist-visits-but-why-are-doctors-fees-so-high-in-the-first-place-239827">original article</a>. </div>

Money & Banking

What if I discover mould after I move into a rental property? What are my rights?

<div class="theconversation-article-body"><a href="https://theconversation.com/profiles/rebecca-bentley-173502">Rebecca Bentley</a>, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a> and <a href="https://theconversation.com/profiles/tim-law-1438482">Tim Law</a>, <a href="https://theconversation.com/institutions/victoria-university-1175">Victoria University</a> A startling number of Australian rental homes come with an unwanted housemate: mould. If you discover mould in a rented home, who is responsible and what can you do if the landlord seems unwilling to fix it? <h2>Find the cause</h2> The landlord is responsible if the mould is caused by the structural condition of the property. This can include things like leaking pipes, gutters, roofs or windows. Tenants are responsible for mould remediation if the way they occupy a home has promoted mould growth. For example, if they have not been using exhaust fans in bathrooms, have been failing to ventilate their home or have been storing wet clothes in a cupboard. This means establishing the cause of the mould is crucial to working out who’s responsible for repairs. <h2>Why are so many rentals mouldy?</h2> Australia has a rental home mould problem chiefly because much of our housing hasn’t been built to suit our climate. Houses tend not to be built with sufficient consideration of: <ul> <li> efficient energy consumption to regulate indoor temperature </li> <li> the orientation of homes </li> <li> the use of double glazing and insulation to regulate temperature and humidity. </li> </ul> It is estimated that nearly 17% of privately rented homes and 22% of social housing dwelling require <a href="https://www.abs.gov.au/statistics/people/housing/housing-mobility-and-conditions/2019-20">major repairs</a>. This includes structural defects, such as large cracks in walls or leaking gutters, that can generate mould growth. Tenant representatives have said in the past there is also a problem of weak enforcement of laws concerning the <a href="https://www.ahuri.edu.au/sites/default/files/documents/2022-11/AHURI-Final-Report-391-Regulation-of-residential-tenancies-and-impacts-on-investment.pdf">condition of rental homes</a>. <h2>4 ways to cut mould risk</h2> To reduce your mould risk, you need to manage indoor moisture and temperature. Try to: <ul> <li> keep the home well ventilated </li> <li> open windows and use exhaust fans in the bathroom and kitchen </li> <li> in humid climates, use air conditioning or a dehumidifier </li> <li> in cold climate, use a dehumidifier (desiccant dehumidifiers might more appropriate in very cold places) </li> <li> reduce moisture in the home by wiping up spills and condensation on surfaces </li> <li> dry washing outside </li> <li> if buying a dryer, opt for a condensing dryer instead of a conventional dryer (condensing driers put out much less vapour) </li> <li> report any structural issues (such as leaking pipes or windows that don’t close properly) to the agent or landlord as soon as you notice them. </li> </ul> <h2>Rental minimum standards differ by state or territory</h2> In New South Wales, adequate ventilation is one of the <a href="https://www.fairtrading.nsw.gov.au/housing-and-property/renting/new-residential-tenancy-laws">minimum standards</a> properties must meet to be considered fit to live in. If the rental provider has been notified about mould problems in the house but has failed to act, you might consider getting advice from the <a href="https://www.tenants.org.au/?gclid=CjwKCAiAjfyqBhAsEiwA-UdzJEj1YE27QhWKv2W5hPiiFTXMeX5Yqe61X4WlsHwRcq5kh5qDnU-MEBoC2LgQAvD_BwE">Tenants’ Union of NSW</a>. Its <a href="https://www.tenants.org.au/factsheet-24-mould">fact sheet on mould</a> also explains what to do if you’d like to contact the <a href="https://www.ncat.nsw.gov.au">NSW Civil and Administrative Tribunal</a> to apply for repairs, rent reduction or compensation. In Victoria, <a href="https://www.consumer.vic.gov.au/housing/renting/repairs-alterations-safety-and-pets/minimum-standards/minimum-standards-for-rental-properties">rental minimum standards</a> say “all rooms must be free from mould and damp caused by or related to the building structure.” The <a href="https://tenantsvic.org.au/advice/common-problems/mould-and-damp/">Tenants Victoria</a> website has information on how to ask a landlord to fix a mould problem or structural problems leading to mould and how to apply to the <a href="https://www.vcat.vic.gov.au">Victorian Civil and Administrative Tribunal</a> if the landlord fails to act. In Queensland, it depends on when you signed the lease. If you signed after September 1 this year (after new <a href="https://www.housing.qld.gov.au/about/initiatives/rental-law-reform">standards</a> were introduced) tenants should notify the landlords of <a href="https://www.rta.qld.gov.au/during-a-tenancy/maintenance-and-repairs/mould">mould as soon as they discover it</a>. If mould is a result of problems with the property and the landlord doesn’t undertake repairs, tenants can contact the <a href="https://www.qcat.qld.gov.au">Queensland Civil and Administrative Tribunal</a>. The guidelines in <a href="https://www.legislation.wa.gov.au/legislation/statutes.nsf/main_mrtitle_821_homepage.html">Western Australia</a> say the landlord must ensure the premises is “in a reasonable state of cleanliness and a reasonable state of repair […] and must conduct any repairs within a reasonable period after the need for the repair arises.” And in <a href="https://www.commerce.wa.gov.au/publications/maintenance-your-rental-property-who-responsible-landlord-bulletin-issue-12-september">Western Australia</a>, mould caused by faults in gutters or other fixtures is the responsibility of the rental provider. Further information on <a href="https://www.commerce.wa.gov.au/consumer-protection/resolving-rental-property-issues">what to do</a> if a dispute over the premises can’t be resolved amicably is available on the state government website. In <a href="https://www.housingsafetyauthority.sa.gov.au/minimum-housing-standards/whole-property">South Australia</a> rental properties must be “reasonably free from mould or other irritants [and] reasonably free from the adverse effects of moisture or damp.” If a landlord refuses to fix something after being asked, the tenant can <a href="https://www.sa.gov.au/topics/housing/renting-and-letting/renting-privately/during-a-tenancy/Repairs-and-maintenance">apply to the South Australian Civil and Administrative Tribunal</a>. In <a href="https://www.cbos.tas.gov.au/topics/housing/renting/rental-maintenance-repairs-changes/requesting-repairs">Tasmania</a>, rental properties must be clean and in good repair when leased out. <a href="https://www.cbos.tas.gov.au/topics/housing/renting/beginning-tenancy/minimum-standards/types">According to</a> the Tasmanian government website on the issue, <blockquote> ‘Clean’ includes having no […] serious mould/rising damp issues. </blockquote> If the tenant requests repairs and the landlord doesn’t act, the tenant can lodge a repair order with the <a href="https://www.cbos.tas.gov.au/topics/housing/renting/rental-maintenance-repairs-changes/requesting-repairs">Commisioner’s office</a>. In the Australian Capital Territory, the Tenants’ Union ACT has guidance on what to do if you discover <a href="https://www.tenantsact.org.au/what-can-i-do-about-mould/">mould</a> in a property you rent. In the Northern Territory, tenants may wish to seek advice from the <a href="https://www.dcls.org.au/tenants-advice/">Tenants’ Advice Service</a> if there is a mould problem in a property they rent. <h2>What policy change could help?</h2> If the cause of indoor mould is related to the design and construction of the house, rental providers should act. But tenants may not have the information they need to determine and substantiate this claim and can’t do much to get rental providers to act on mould if it’s not clear what’s causing it. Also, renters often worry asking for repairs could lead to a rent increase or eviction. Solutions include strengthening tenants rights to compel landlords to investigate the cause of mould in a house (given that knowing the cause is essential to assign responsibility for repairs). There should also be more stringent enforcement of current minimum standards relating to mould in rental properties. Given the scale of problems like mould in Australian homes, policymakers may wish to consider whether a parliamentary inquiry on home environments and health is needed. This would give Australians a chance to speak about their experiences – something that could help policy makers improve regulation in the rental sector. <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/215146/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/rebecca-bentley-173502">Rebecca Bentley</a>, Professor of Social Epidemiology and Director of the Centre of Research Excellence in Healthy Housing at the Melbourne School of Population and Global Health, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a> and <a href="https://theconversation.com/profiles/tim-law-1438482">Tim Law</a>, Adjunct lecturer, <a href="https://theconversation.com/institutions/victoria-university-1175">Victoria University</a> Image credits: Shutterstock 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/what-if-i-discover-mould-after-i-move-into-a-rental-property-what-are-my-rights-215146">original article</a>. </div>

Legal

Real estate agent's embarrassing email mix-up

A Melbourne real estate agent has sparked fury online after mistakenly sending a tenant an email intended for his landlord. The email was posted on Reddit, and the property manager can be seen complaining about the tenant's "high maintenance" nature before suggesting that they hike up his rent. "Out of all the properties I manage, he has the most maintenance requests and occupies the most of my (and therefore your) time," his email read. The agent claimed that the tenant called every day for two weeks to try and get his aircon fixed, saying "the receptions (sic) are sick of him." "In order to play this smooth I think you should offer to renew the lease but with an exorbitant increase (I'm thinking go from $500 to $950) and attribute it to the current rental market," the agent continued. "I don't think we'd get this much if we re-listed but we'd certainly get a bit of a boost not to mention the peace of mind of having a better tenant." Redditors were furious at the agents tactics, with the current housing crisis, and many backed the tenant. "If it's during a very hot or very cold period of days the premises could very well be uninhabitable without aircon," one wrote. In Victoria, rental laws make urgent repairs actionable immediately, whereas anything non urgent, needs to be completed within two weeks of a written request. His aircon not working was potentially an urgent request as as Victorian law requires minimum standards of heating. "Oh, that's straight to NCAT (in NSW). I would destroy these people,'" another furious person added. Others called the agent out for being "lazy" for not handling the tenants complaint properly. "The tenant didn't have a required service working and absolutely held us accountable. What a pest," wrote one person. Image: Reddit/ Shutterstock

Legal

Tasmania to cover travel costs in exchange for these "odd jobs"

Tasmania has just opened applications for 10 "odd jobs" that you could do in exchange for a free trip to the state. As part of Tourism Tasmania's latest campaign to entice winter visitors, they are offering to cover travel and accommodation costs in exchange for a few odd jobs. While the work is unpaid and only lasts a day or two, the chosen Aussies will also get a hire car and a hamper worth up to $500 of local Tasmania produce and memorabilia. One of the jobs on offer is a wombat walker at East Coast Natureworld in Bicheno. The wildlife park is looking for an animal and nature lover, who loves going out for walks to lead the furry animals on their morning waddles as part of their rehabilitation program. Another job on offer is a “paranormal investigator” who will help Tasmania’s Most Haunted in New Norfolk capture and document any disturbances, spectral figures or unexplained phenomena at Willow Court Asylum. They are looking for someone who is “attuned into interactions with the otherworldly” and respects the controversial history of Willow Court. Other jobs include a “truffle snuffler” at The Truffledore, which involves truffle hunting with a canine companion, a “wine whisperer” at Clover Hill, a “puffer nut” at West Coast Wilderness Railway and “soaksmith” at Little Things Farm. They are also looking for an “oyster organiser”, a “star seeker” and “sauna stoker”. Anyone interested in taking these odd jobs must explain in 50 words or less why they want to swap their day job for the odd job in Tasmania. Applications are open from now until July 8 this year. The total value of the prize pool is up to $25,000. “More and more, we’re all looking for remedies through experience that make life feel simpler and less stressful," Tourism Tasmania chief marketing officer Lindene Cleary said. “Watching ‘cottagecore’ videos of people gardening and building cabins in the woods. Hobbies like cooking and reading are even trumping digital hobbies like gaming. "So, we extend a warm invite to Australians to apply for an odd job in Tasmania and wake up from their cool weather coma.” Images: Tourism Tasmania

Domestic Travel

"Rentirement": Bold new proposition for housing crisis

Aussies over 67 are being urged to rent out their homes and retire overseas in a bold new housing proposition floated by Suburbtrends. The property sector market researchers said that “rentirement” is a viable solution to the nation’s current housing crisis, as it would open up over 137,000 homes. Suburbtrends founder Kent Lardner said that current attempts of easing rental stress is not adequate enough. “While increasing housing supply is essential, it simply won’t come fast enough to address the immediate needs of renters.” Rentirement encourages those aged 67 to 77 to release their homes into the rental pool, and retire overseas, with Southeast Asia proposed as an ideal destination due to its significantly lower cost of living. “Our data shows that over 137,000 homes could be released into the rental market if just 10 per cent of the Rentirees cohort participated,” he said. “This represents a substantial untapped resource that could drastically ease rental pressures.” The initiative would offer a five-year moratorium on the loss of the primary place of residence benefit, which they believe this would be a “win-win” situation retirees, renters, and the government, as it could help provide more housing options. “Rentirees can enjoy a higher quality of life at a fraction of the cost, renters gain access to more housing, and the government can alleviate pressure on the housing market without significant expenditure,” he said. Lardner added that “rentirement” would lead to an immediate influx of rental properties, stabilising prices and reducing vacancy rates. “We believe rentirement offers a practical and timely solution to Australia’s rental crisis,” he said. “It’s time to think outside the box and explore every avenue to ensure a stable, affordable housing market for all Australians.” This comes after PropTrack reported that there has been a drastic reduction in affordable rental homes, with the amount of rental properties costing less than $400 a week plummeting from 43.2 per cent at the start of the pandemic to just 10.4 per cent now. Image: Steve Tritton/ Shutterstock

Money & Banking

“Greedy” landlord slammed for illegal act

A Victorian landlord has been slammed on social media after admitting to making her tenants pay an illegal pet bond amounting to $1000. The woman made the admission while replying to a post on a Facebook group for Victorian landlords after a member asked for advice about renting to tenants who have pets. "Not knowing everything but in my experience I would rather have pets than kids!" the landlord began. "I would ask for a pet bond. I have one it's $1000 for damages by the pet," she said Pet bonds are illegal in Victoria, and landlords who try to secure it illegally often describe it as a way to cover costs if their pet causes any damages to the property. When the poster replied saying that her tenant offered to provide a pet bond, but she knows they're not legal in Victoria, the landlord confessed that: "I know they are not legal but I always ask for them and my PM (property manager) has been great about them.” “I have lots of pets personally and don’t turn down animals. Again, kids have done more damage than animals in my experience,” she added. “Most renters are happy to do it as it means they can have animals.” In Victoria renters who want a pet on the property must ask the rental provider, and if they refuse the request, the landlord must provide a valid excuse, with assistance dogs being the exception. If a pet causes damages to a property, the cost of these damages can be taken out of the regular bond paid at the start of their tenancy, so a pet bond is not required. Western Australia is the only state where landlords can legally ask for a pet bond, but even then they can only charge a maximum of $260 regardless of how many pets there are. A screenshot of the landlords shocking admission was shared on X by by popular renter’s advocate, Jordie van den Berg with the caption: “Landlord: ‘yeah I know it’s not legal, but I do it anyway’." Outraged renters slammed the landlord's “greedy” and “vile” behaviour, with one calling it “emotional blackmail”. “‘Most renters are happy to pay’ – I’m sure none of them are happy but they need somewhere to live without having to give up their pet," one wrote. “I personally would not describe myself as ‘happy’ to be exploited over an illegal bond that I can’t dispute when you go ahead and invent some bulls**t to keep it because the alternative is that it’s almost impossible to get a rental with pets,” another added. “The most concerning thing is the manager, how many illegal bonds have they taken and where is the money being held? In the agents account, with the owner? It wouldn’t be with fair trading where legal bonds are lodged,” a third wrote. This comes after a recent Rental Affordability report shared by Anglicare Australia revealed that “the housing crisis is the worst it’s ever been." According to the report only 0.6 per cent out of 45,000 listings across the country were considered affordable for a person earning a full-time minimum wage. Image: Jordie Berg/ X/ Shutterstock

Legal

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

<div class="theconversation-article-body"> <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> 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. 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. <h2>How did rental affordability get this bad?</h2> 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>. However, the rental affordability crisis pre-dates COVID. Affordability has been steadily declining for decades, as successive governments have failed to make shelter more affordable for low-to-moderate income Australians. <h2>The market is getting squeezed at both ends</h2> 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. <hr /> <iframe id="OA0cS" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/OA0cS/" width="100%" height="400px" frameborder="0"></iframe> <hr /> 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. 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. 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. 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. <h2>Why current policies are not working</h2> Worsening affordability in the private rental sector highlights a housing system that is broken. Current policies just aren’t working. 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>. 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. 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. 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. 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. 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. <h2>Can affordable housing occur naturally?</h2> 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. 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. 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&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. <h2>Location, location, location</h2> Location does matter, if we expect building new housing to work for low-income individuals. 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. 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. 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. <h2>The upcoming budget</h2> 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. 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>. The potential negative impacts on rental supply can be mitigated by careful design of tax and other changes that guard against market destabilisation concerns. 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.<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" /> <a href="https://theconversation.com/profiles/rachel-ong-viforj-113482">Rachel Ong ViforJ</a>, ARC Future Fellow & Professor of Economics, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a> Image credits: Getty Images 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>. </div>

Money & Banking

Family of eight forced to live in tent amid rental crisis

A family of eight have been forced to live in a tent for over six months as they wait to find suitable accommodation after their last rental lease ended. Cameron and Tameka Fletcher and their six children, aged between one and 10, have been living in a tent and have had to move from campsite to campsite since September. The couple claimed that the government can't support them because they have "too many children", and are waiting for public housing, but they might not meet the criteria to be eligible for it. They were reportedly staying in a makeshift tent city in a suburban park north of Brisbane. "We've always had a house, we've never done this," Cameron Fletcher told Nine News. "Everyone here is going through the same thing. But it's the only way to get help." “We can only do what’s best for our kids, to keep a roof over their heads,” his wife added. One of the couple's daughters is due to start school next year, and they have been struggling to enrol her as the family doesn't have a permanent address. The family said they are also struggling with day-to-day activities like finding breakfast, washing their clothes and getting the kids ready for school, and are using solar camping showers purchased from Kmart to clean themselves. According to Nine News, the family would be happy with a three-bedroom home but were told by state housing officials that they can only be offered a five-bedroom home to avoid overcrowding, but there are currently none available. In a statement issued to Yahoo News, a spokesperson for Department of Housing said it “has been working with the family since September last year, including providing accommodation which they chose to leave”. "As we’ve been assisting them to find longer-term options, they have declined further offers of accommodation," the spokesperson said. "With regards to social housing, there are eligibility factors that need to be met, including income thresholds. However, the department continues to work with the family to find a private rental and give any other support they might need." This comes as new <a href="https://www.news.com.au/finance/real-estate/rent-shock-what-youll-be-paying-in-every-australian-suburb-in-2024/news-story/10b67da9ebe170a2e2d37caa7e66bf40" target="_blank" rel="noopener">PropTrack</a> data, released in March, revealed that rent has increased by 17 per cent over the past 12 months, across all the capital cities in Australia. More than half of Queenslanders who have applied for social housing are reportedly homeless and have had to wait for over two years amid a lack of supply and increased demands. Earlier this year, the Queensland government announced it was aiming to build another 53,500 social homes by 2046, with a $3.1 billion funding boost to deliver one million homes. Images: Nine News

Money & Banking

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

<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> As Australia’s population gets older, more people are confronted with a choice: retire where they are or seek new horizons elsewhere. 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. 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. 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. <h2>Most older Australians want to age in place</h2> Having the option to age in place enables older people to retain autonomy over their lifestyles and identity, promoting emotional wellbeing. 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. Encouragingly, most older Australians are already where they want to be. 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. 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. <iframe id="s3LTM" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/s3LTM/1/" width="100%" height="400px" frameborder="0"></iframe> Our study highlights several motivations for people to stay put as they retire. 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. 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>. 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. <h2>Renters face the most disruption</h2> 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. The chart below indicates that private renters face greater obstacles to ageing in place. 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. 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”. <iframe id="IlliV" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/IlliV/1/" width="100%" height="400px" frameborder="0"></iframe> 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. 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. 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. <h2>How can we support older Australians’ preferences?</h2> 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. 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&utm_medium=bylinetwitterbutton">recent regulatory rental reforms</a> that support the rights of pet owners and protect against no-grounds evictions. 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. 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. 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. 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. Overall, our findings support a strong case for policy reform in the rental sectors to address the needs and preferences of older renters.<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" /> <a href="https://theconversation.com/profiles/christopher-phelps-378137">Christopher Phelps</a>, 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 & 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> Image credits: Shutterstock 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>.

Retirement Income

World's most powerful women come together to mark the end of an era

A group of the most powerful and influential women in the worlds of fashion and entertainment have joined forces to appear on a legendary cover of British Vogue. The iconic cover shoot occurred to celebrate the magazine's editor Edward Enninful, who is stepping back from the role after six years at the helm. Enninful gathered his muses for the history-making "Legendary" edition, featuring the likes of Oprah Winfrey, Jane Fonda, Selma Blair, Salma Hayek, Victoria Beckham, Miley Cyrus, Dua Lipa, and many more. "To get one of these women on a cover takes months. To get 40? Unheard of," Cyrus remarked in an on-set video. In a post to social media, Selma Blair remarked that she "didn't want the day to end". <blockquote class="instagram-media" style="background: #FFF; border: 0; border-radius: 3px; box-shadow: 0 0 1px 0 rgba(0,0,0,0.5),0 1px 10px 0 rgba(0,0,0,0.15); margin: 1px; max-width: 540px; min-width: 326px; padding: 0; width: calc(100% - 2px);" data-instgrm-permalink="https://www.instagram.com/reel/C3FtXApL8_O/?utm_source=ig_embed&utm_campaign=loading" data-instgrm-version="14"> <div style="padding: 16px;"> <div style="display: flex; flex-direction: row; align-items: center;"> <div style="background-color: #f4f4f4; border-radius: 50%; flex-grow: 0; height: 40px; margin-right: 14px; width: 40px;"> </div> <div style="display: flex; flex-direction: column; flex-grow: 1; justify-content: center;"> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; margin-bottom: 6px; width: 100px;"> </div> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; width: 60px;"> </div> </div> </div> <div style="padding: 19% 0;"> </div> <div style="display: block; height: 50px; margin: 0 auto 12px; width: 50px;"> </div> <div style="padding-top: 8px;"> <div style="color: #3897f0; font-family: Arial,sans-serif; font-size: 14px; font-style: normal; font-weight: 550; line-height: 18px;">View this post on Instagram</div> </div> <div style="padding: 12.5% 0;"> </div> <div style="display: flex; flex-direction: row; margin-bottom: 14px; align-items: center;"> <div> <div style="background-color: #f4f4f4; border-radius: 50%; height: 12.5px; width: 12.5px; transform: translateX(0px) translateY(7px);"> </div> <div style="background-color: #f4f4f4; height: 12.5px; transform: rotate(-45deg) translateX(3px) translateY(1px); width: 12.5px; flex-grow: 0; margin-right: 14px; margin-left: 2px;"> </div> <div style="background-color: #f4f4f4; border-radius: 50%; height: 12.5px; width: 12.5px; transform: translateX(9px) translateY(-18px);"> </div> </div> <div style="margin-left: 8px;"> <div style="background-color: #f4f4f4; border-radius: 50%; flex-grow: 0; height: 20px; width: 20px;"> </div> <div style="width: 0; height: 0; border-top: 2px solid transparent; border-left: 6px solid #f4f4f4; border-bottom: 2px solid transparent; transform: translateX(16px) translateY(-4px) rotate(30deg);"> </div> </div> <div style="margin-left: auto;"> <div style="width: 0px; border-top: 8px solid #F4F4F4; border-right: 8px solid transparent; transform: translateY(16px);"> </div> <div style="background-color: #f4f4f4; flex-grow: 0; height: 12px; width: 16px; transform: translateY(-4px);"> </div> <div style="width: 0; height: 0; border-top: 8px solid #F4F4F4; border-left: 8px solid transparent; transform: translateY(-4px) translateX(8px);"> </div> </div> </div> <div style="display: flex; flex-direction: column; flex-grow: 1; justify-content: center; margin-bottom: 24px;"> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; margin-bottom: 6px; width: 224px;"> </div> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; width: 144px;"> </div> </div> <p style="color: #c9c8cd; font-family: Arial,sans-serif; font-size: 14px; line-height: 17px; margin-bottom: 0; margin-top: 8px; overflow: hidden; padding: 8px 0 7px; text-align: center; text-overflow: ellipsis; white-space: nowrap;"><a style="color: #c9c8cd; font-family: Arial,sans-serif; font-size: 14px; font-style: normal; font-weight: normal; line-height: 17px; text-decoration: none;" href="https://www.instagram.com/reel/C3FtXApL8_O/?utm_source=ig_embed&utm_campaign=loading" target="_blank" rel="noopener">A post shared by British Vogue (@britishvogue)</a> </div> </blockquote> The shoot also included models Kate Moss, Cara Delevingne, Karlie Kloss, alongside the original '90s supermodels – Naomi Campbell, Iman, Linda Evangelista, Christy Turlington and Cindy Crawford. Evangelista said of the iconic shoot, "I've met so many people today on my bucket list". Hayek also posted about the experience on Instagram, saying, "So honoured to be part of this legendary cover of British Vogue and Edward Enninful's muses, especially because they are my muses too!" Jane Fonda summed up the energy of the day on set, saying, "Women understand the importance and power of the collective." Image credits: Instagram

Beauty & Style

Tenants forced to pay landlord after fleeing their “uninhabitable” rental

A family has been ordered to pay their former landlords $3,000 after they “abandoned” they “uninhabitable” rental property. Bechara Rizk and Ariye Atayi Juma claimed that the Sydney home was unlivable, given the unrelenting infestation of cockroaches and other bugs. When the couple moved into the home with their young daughter on April 29th 2023, they immediately noticed “tiny insects and small cockroaches” in the linen cupboard, living area, master bedroom, second bedroom and main bathroom. They said the house was completely inundated with insects, as they found them on the walls, doors, skirting boards, carpets and in the toilets. Rizk emailed the real estate agency saying he did not consider the property habitable — especially for his young daughter. “(We) went to the property an hour ago for the first time since we received the keys yesterday and there were tiny insects and cockroaches alive and dead in every room,” the email said. “I have taken some videos if you need to see evidence but, most importantly, we are not comfortable bringing a small baby who is crawling to live in this apartment.” “I am writing to formally pull out of the lease and wanting to understand what the repercussions are for us.” The real estate offered to arrange a pest control service, to which the couple turned down as they believed the problem was too far gone to be fixed easily. After returning the keys on May 1st, Rizk sent an email the next day requesting their bond and deposit be returned. A pest controller treated the home on May 3rd, recording that a “small amount of (insect) activity” had been located and treated. In a letter to Rizk and Juma the next day, the real estate agency said the pest controller had found “no evidence of a pest infestation in the property” and the couple’s claim the property was uninhabitable was without merit. Rizk replied, “We have pulled out of our lease not due to a change of mind, it is uninhabitable and simply not what we signed up for. “We cannot live in an insect-infested apartment with a young baby.” “As any parent should understand, our child is our first priority and at the very least it would be irresponsible and the most could potentially put her in harm.” The matter between the family and the landlord ended up in the NSW Civil and Administrative Tribunal, with the couple seeking repayment of their bond while the landlords asked for compensation for the couple’s “abandonment” of the lease. Tribunal member Ross Glover found that the couple did in fact abandon the property, and were ordered to pay their former landlord $3,000 in compensation. The amount was deducted from the couple's bond which left no remaining balance to be refunded to them. Image credits: Shutterstock

Money & Banking

Real estate agency slammed for "greedy" rental increase

Real estate agency Nelson Alexander has come under fire after increasing the weekly rent to one of their vacant properties on the day of the viewing. The property, located in the inner suburbs of Melbourne, had a scheduled viewing on Thursday and many hopeful tenants were keen to check it out. Unfortunately, their interest came at a cost, as the agency sent out a text just hours beforehand saying that they were increasing the weekly rent from $600 to $650 due to "overwhelming" demand. Journalist Jacqueline Felgate shared the text on social media, and many branded the agency's move as "greedy" and "disgraceful" and even accused them of perpetuating the rental crisis. The exact location of the property and the number of bedrooms it has is unknown, and after receiving all the backlash, the ad has since been pulled. The real estate agency also apologised and said that they "do not solicit or encourage any form of rental bidding". "Whilst the current issue at hand is not a breach of legislation, it fell short of our commitment to fair and transparent practices," the statement read. "We are deeply aware of the moral and social responsibility we have to our community during these challenging times." They also added that they are currently reviewing their processes to "ensure this doesn't ever happen again". It is unclear whether the property has been put back on the market and for what price. <em style="box-sizing: inherit; margin: 0px; padding: 0px; border: 0px; font-size: 16px; vertical-align: baseline; color: #323338; font-family: Figtree, Roboto, 'Noto Sans Hebrew', 'Noto Kufi Arabic', 'Noto Sans JP', sans-serif; background-color: #ffffff; outline: none !important;">Images: Instagram

Money & Banking

"You are the problem": Landlord slammed over rent increase just before Christmas

An Australian landlord has been slammed online for deciding to raise the rent on one of her struggling tenants before Christmas. The landlord from WA took to social media to try to defend her decision to slap her tenant, who is a single mother, with a $100 rental increase at the start of the festive season. The woman, who owns four rental properties, explained that the increase comes from the growing market value in the suburb the tenant lives. "I decided to increase the rent by $100 a week for my tenant, who is a single mum with two kids, on the basis a reasonable rental increase would have been an extra $140 a week," she began in the video shared to her X account. "I recognise that she probably couldn't afford that. So I came to the conclusion that $100 would be a very good deal considering the suburb and it would be one of the cheaper rentals on the market." The tenant said that she is unable to afford the steep increase, especially in the weeks before Christmas, and would have to decide between affording her rent and feeding her young children. "So now I'm in a position. Do I subsidise the tenant's rent and cop it out of my own pocket... or do I tell this tenant she can't afford this particular suburb and she should look for somewhere more reasonable," the landlord said. "It's a really tough decision and one that I am not taking on lightly and just further evidence that this housing crisis is really impacting people financially." In the end, she decided to increase the tenant's rent. "I increased the tenant's rent by $100 per week after I did further research. The rent is still $30-$40 per under market value. Now I'm learning you can't mix emotions with business," she said. The landlord has been rinsed online, with many people calling out her callous actions in the festive season, dubbing her as "greedy" and contributing to nation's housing problem. "Jesus, I cannot imagine increasing a rent by $100 a week- that would ruin anyone, let alone a single mum. What are you thinking of? Have some ethics," one person said. "You and the real estate industry are the problem! Hiking the rent based on your real estate greed. If you recognise the social issues why do you add to the problem?" another person added. A third person chimed, "Is this satire? Surely you aren't this much of an awful human being." "I fully understand it's your property - however to increase rent just before Christmas is a little heartless and $100 a week increase is tall during a cost of living crisis," a fourth person said. Others jumped to defend the landlord, claiming owning rental property is a business and not a charity. One person commented, "Take the emotion out of it! It's an investment property not a charity! As harsh as that sounds it's the cost of being successful. But, perhaps leave it until after Christmas though as a goodwill gesture." Image credits: X / Instagram

Money & Banking

Women forced to do shocking act for $100 rent reduction

Two women in Queensland have claimed that they were forced to use a makeshift "temporary shower" outdoors, while renovations are being carried out in the property's only bathroom. The pair, who were expecting a porta-loo style shower to use during the four-to-six weeks renovation, were horrified when they found out the makeshift shower was just a blue tarpaulin attached to the side of the house. Electrical cords and plumbing pipes can be spotted hanging down in front of the open cubicle, and has no curtain for privacy or a lock, raising questions for their privacy and safety. To make matters worse, the women revealed on Facebook that they initially tried negotiating for a rental discount of $200 per week during the renovations, but their landlord said "no way" offering only a $50 discount, "then $100 as final offer". Dr Chris Martin, Senior Research Fellow in the University of NSW's City Futures Research Centre, slammed the landlord for "a bunch of possible breaches". "There is a big question about whether the temporary arrangement meets the minimum standards that apply to rented premises in Queensland under the Residential Tenancies and Rooming Accommodation Act," he told Yahoo News. "Those minimum standards include that the bathroom and toilet facilities must provide privacy and that a premise must be weatherproof and structurally sound, and there's a standard about security," he added. He also claimed that "there's a bunch of possible breaches of the minimum standards of this temporary arrangement," as intruders could also potentially get in. The Senior Research Fellow also slammed the $100-a-week reduction in rent, calling it "grossly insufficient". "What a professional landlord who takes a bit of pride in themselves as a reputable housing provider would have done, is hire one of those portable bathrooms that come on a little trailer with a little heater and hook it up, and also do a rent reduction for the hassle of having to trot out to the trailer to shower," he said. "That would be the appropriate response." He encouraged the tenants to speak to Tenants Queensland or a local tenants advice service about what to do, adding that they could say that the current temporary arrangements could be deemed "unlivable or uninhabitable". "I suggest they should also be telling the landlord that this arrangement may place the landlord in a further breach of the agreement and for the liability for an even bigger rent reduction and the prospect of compensation if they don't do this better," Dr Martin told the publication. Images: Facebook

Money & Banking

Who really benefits from private health insurance rebates? Not people who need cover the most

<a href="https://theconversation.com/profiles/yuting-zhang-1144393">Yuting Zhang</a>, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a>; <a href="https://theconversation.com/profiles/judith-liu-1467052">Judith Liu</a>, <a href="https://theconversation.com/institutions/university-of-oklahoma-1896">University of Oklahoma</a>, and <a href="https://theconversation.com/profiles/nathan-kettlewell-903866">Nathan Kettlewell</a>, <a href="https://theconversation.com/institutions/university-of-technology-sydney-936">University of Technology Sydney</a> The Australian government spends <a href="https://www.health.gov.au/ministers/the-hon-greg-hunt-mp/media/delivering-australias-lowest-private-health-insurance-premium-change-in-21-years">A$6.7 billion a year</a> on private health insurance rebates. These <a href="https://www.ato.gov.au/Individuals/Medicare-and-private-health-insurance/Private-health-insurance-rebate/">rebates</a> are the government’s contribution towards the costs of individuals’ premiums. But our <a href="https://doi.org/10.1002/hec.4751">analysis</a> shows higher rebates for people aged 65 and older are not doing much to encourage them to sign up for private hospital cover, the very group who may benefit the most from it. This and <a href="https://doi.org/10.1080/13504851.2017.1299094">other research</a> point to these rebates largely going to people on higher incomes, ones who’d be more likely to buy private health insurance anyway. <h2>Remind me, what are these rebates?</h2> In <a href="https://www.abs.gov.au/ausstats/abs@.nsf/2f762f95845417aeca25706c00834efa/0aaf3311ebcd3646ca2570ec000c46e4!OpenDocument#:%7E:text=The%20Federal%20Government%2030%25%20Rebate,the%20means%2Dtested%20PHIIS%20rebate.">1999</a>, the Australian government introduced the private health insurance rebate. Initially, the rebate meant the government paid 30% of the cost of private health insurance for everyone, regardless of income or age. Then in 2005, the Howard government increased the rebate rate to 35% for those aged 65-69 and to 40% for those aged 70 and older, regardless of how much they earned. Over time, the rebate rates have decreased slightly and now depend on both income and age. However, the higher discount for older people has always remained. We wanted to understand whether the higher rebates for older people actually encourage them to buy private health insurance. So we looked at data from more than 300,000 people who filed tax returns over more than a decade (2001-2012). We then compared the trends in insurance coverage of people younger than 65 and older than 65, before and after the 2005 rebate policy change. <h2>What we found</h2> We found higher rebates led to a modest and short-term increase in private health insurance take-up. We estimated that lowering premium prices by 10% through higher rebates would only result in 1-2% more people aged 65 and older buying private health insurance in the next two years. This means higher rebates for older people are a very expensive way to get them to insure. People aged 65-74 with income in the bottom 25% of earners were the most likely to buy insurance in response to higher rebates that reduced premium prices. That’s an income under $21,848 in today’s money (income increased to 2023 dollar amount, in line with the <a href="https://www.ato.gov.au/rates/consumer-price-index">consumer price index</a>). <h2>What do we propose?</h2> Our findings suggest a more targeted subsidy program would be a more effective way to increase private health insurance. To achieve this, we recommend lowering income thresholds for rebates to target people of all ages on genuinely low incomes. Currently, people earning as much as $144,000 (singles) or $288,000 (families) can receive rebates. Other evidence to back our proposal comes from <a href="https://melbourneinstitute.unimelb.edu.au/publications/working-papers/search/result?paper=4682822">research</a> released earlier this year. This suggests higher income earners are likely to buy private insurance regardless of rebates. A recent <a href="https://consultations.health.gov.au/medical-benefits-division/consultation-on-phi-studies">consultation report</a> commissioned by the federal health department reviewed a range of health insurance incentives. The <a href="https://consultations.health.gov.au/medical-benefits-division/consultation-on-phi-studies/supporting_documents/Finity%20Consulting%20MLS%20and%20PHI%20Rebate%20Final%20Report.pdf">report</a> recommends removing rebates for those with income higher than $108,000 for singles and $216,000 for families (we recommend removing them at $93,000 for singles and $186,000 for families). The report also recommends increasing rebates for those older than 65 (we believe income, rather than age, is a better marker of someone’s means). <h2>Are rebates good value for money?</h2> We also need to look at whether rebates provide value for money more broadly, and across all ages. <a href="https://grattan.edu.au/wp-content/uploads/2019/12/926-Saving-Health-2.pdf">Existing evidence</a> shows a 10% decrease in premiums due to rebates only leads to a 3.5-5% increase in private health insurance take-up among all Australians. We show this is only <a href="https://doi.org/10.1002/hec.4751">1-2%</a> for people over 65. So rebates are likely to <a href="https://doi.org/10.1016/j.jhealeco.2013.11.007">cost taxpayers more</a> than they generate in savings, and are largely windfalls to those who would privately insure anyway, often those who are financially better off. <h2>What happens if we scrapped the rebates?</h2> It is uncertain how many people would drop private cover if the rebate was removed. But based on research from when the rebate was introduced, the rebate might account for a maximum <a href="https://escholarship.org/content/qt6j47s8kq/qt6j47s8kq_noSplash_be059196ed2d70b94486039f64452494.pdf">10-15 percentage points</a> of the overall take-up rate. Other research suggests it might be much less than this, closer to <a href="https://www.sciencedirect.com/science/article/pii/S016762961300163X?casa_token=C-SdG98Jc2UAAAAA:KJLHBZ2BJhq9wRQQKUbEWPiqoeza1DEi3mZ9Y6O2GereVX1L1x0cJumVgrqBeMGa1ygDjFrPG7T5">2 percentage points</a>. In other words, the rebate only appears to influence a small percentage of people to buy private health insurance. So scrapping it would likely have a similarly small effect. Then there’s the impact of scrapping the rebate, people dropping their cover and putting more pressure on the public system. Earlier this year, we found private health insurance had <a href="https://theconversation.com/does-private-health-insurance-cut-public-hospital-waiting-lists-we-found-it-barely-makes-a-dent-211680">minimal impact</a> on reducing waiting times for surgery in Victorian public hospitals. So scrapping the rebate might have minimal impact on waiting lists. Taken together, the billions of dollars a year the government spends to subsidise private health insurance via rebates might be better directed to public hospitals and other high-value care, including primary care and preventive care.<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/212611/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/yuting-zhang-1144393">Yuting Zhang</a>, Professor of Health Economics, <a href="https://theconversation.com/institutions/the-university-of-melbourne-722">The University of Melbourne</a>; <a href="https://theconversation.com/profiles/judith-liu-1467052">Judith Liu</a>, Assistant Professor of Economics, <a href="https://theconversation.com/institutions/university-of-oklahoma-1896">University of Oklahoma</a>, and <a href="https://theconversation.com/profiles/nathan-kettlewell-903866">Nathan Kettlewell</a>, Chancellor's Research Fellow, Economics Discipline Group, <a href="https://theconversation.com/institutions/university-of-technology-sydney-936">University of Technology Sydney</a> Image credits: Getty Images 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/who-really-benefits-from-private-health-insurance-rebates-not-people-who-need-cover-the-most-212611">original article</a>.

Legal

"Disgustingly sick": Family's horrifying find in rental home

A family of six have been forced to move out of their rental home after discovering it had disturbing levels of meth residue. The family became “disgustingly sick” after moving into the home located in Sandstone Point Queensland and were told to pay for toxicity testing and decontamination by their real estate agency. What the tests revealed shocked them, with dangerous levels of methamphetamine residue found in the lounge room, bedrooms, bathrooms and, worst of all, the space used as a toy room for their children. “(It was) basically everywhere,” Queensland mum Emily Thornton told 7News. She added that it was "disgusting" to know that her four kids played in that toxic environment. According to the Clandestine Drug Laboratory Remediation Guidelines, a safe level of meth residue is below 0.5 micrograms per 100 sq cm. Their house had 1.3 micrograms per 100 sq cm - which is reportedly enough to put people's lives at risk. The house was allegedly once used as a meth lab, and the family only got it tested for toxicity when a neighbour, who was suspicious of the previous tenants, flagged the possibility. Now, the family has been left homeless. “We’re not allowed in there,” Thornton said. “Basically, we’re starting from scratch — we’ve got nothing, absolutely nothing at all.” Thornton also added that her family first started feeling sick shortly after they moved in. “We moved in, (and) we lived here for a little while, (and then) everyone started getting sick,” she said. “We were told by the neighbours that they suspected something going on here, so we decided to contact a company to get them to come out and do some testing, and the testing came back positive for meth.” “They’ve told us just to get out, we’ve just taken what we’ve got and walked out the door.” On top of being homeless, the family had to pay $500 for the toxicity and decontamination testing as both the agent and landlord refused to help them pay to get the home tested. “They weren’t interested, and it was up to us to do it if we wanted to do it," Thorton said. 7News reported that the real estate agency will ensure that the property is decontaminated, but the family will still have to pay the cost of an emergency accommodation. “We just don’t know what we’re going to do. We don’t have the money to pay for it,” Thornton said. Australian Meth Alerts spokesperson David Pie said that Meth residue is a common problem that often gets ignored as the contamination is odourless and invisible to the human eye. “It is a well-known fact within the real estate industry with property managers that this is a real issue," he said. “It’s out of control … and it’s just getting ignored,” he added, “In the worst instances, it can cause death, in particular among young kids. But it creates anger and sleeping problems — it just goes on and on and on.” He also said that it was "wrong" for Thornton's family to pay out-of-pocket for the tests. Image: 7News

Caring

The rental housing crisis is hurting our most vulnerable and demands a range of solutions (but capping rents isn’t one of them)

<a href="https://theconversation.com/profiles/andrew-beer-111469">Andrew Beer</a>, <a href="https://theconversation.com/institutions/university-of-south-australia-1180">University of South Australia</a> and <a href="https://theconversation.com/profiles/emma-baker-172081">Emma Baker</a>, <a href="https://theconversation.com/institutions/university-of-adelaide-1119">University of Adelaide</a> Roughly <a href="https://www.abs.gov.au/statistics/people/housing/housing-occupancy-and-costs/2019-20">one in three Australians</a> rent their homes. It’s Australia’s fastest-growing tenure, but renting is increasingly unaffordable. From 2020 to 2022, our <a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4253168">research</a> found a large increase in the proportion of renters who said their housing was unaffordable. <figure class="align-center zoomable"><a href="https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=45&auto=format&w=1000&fit=clip"><img src="https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=45&auto=format&w=754&fit=clip" sizes="(min-width: 1466px) 754px, (max-width: 599px) 100vw, (min-width: 600px) 600px, 237px" srcset="https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=45&auto=format&w=600&h=217&fit=crop&dpr=1 600w, https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=30&auto=format&w=600&h=217&fit=crop&dpr=2 1200w, https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=15&auto=format&w=600&h=217&fit=crop&dpr=3 1800w, https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=45&auto=format&w=754&h=273&fit=crop&dpr=1 754w, https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=30&auto=format&w=754&h=273&fit=crop&dpr=2 1508w, https://images.theconversation.com/files/542737/original/file-20230815-25187-p7vxqo.png?ixlib=rb-1.1.0&q=15&auto=format&w=754&h=273&fit=crop&dpr=3 2262w" alt="horizontal bar chart showing changes in Australian renters' assessments of affordability form 2020 to 2022" /></a><figcaption>Change in Australian renters’ assessments of affordability from 2020 to 2022. Baker, Daniel, Beer, et al, forthcoming, The Australian Housing Conditions Dataset, doi:10.26193/SLCU9J, ADA Dataverse</figcaption></figure> Australians are concerned about the <a href="https://www.theguardian.com/australia-news/2023/jul/05/rents-rise-again-across-australia-with-sydney-seeing-fastest-rise-in-20-years">pace</a> of <a href="https://www.sbs.com.au/news/article/how-much-has-rent-increased-around-australia/8ljlnf0zm">rent rises</a>. Prime Minister Anthony Albanese <a href="https://www.pm.gov.au/media/national-cabinet-meeting">says</a> increasing housing supply and affordability is the “key priority” for tomorrow’s national cabinet meeting. The crisis has impacts well beyond affordability. The rental sector is where the worst housing accommodates the poorest Australians with the worst health. <h2>The unhealthy state of rental housing</h2> Forthcoming data from the <a href="https://dataverse.ada.edu.au/dataverse/ahcdi">Australian Housing Conditions Dataset</a> highlight some of these parallel challenges: <ul> <li> it’s often insecure – the average lease is less than 12 months, and less than a third of formal rental agreements extend beyond 12 months </li> <li> rental housing quality is often very poor – 45% of renters rate the condition of their dwelling as “average, poor, or very poor” </li> <li> poor housing conditions put the health of renters at risk – 43% report problems with damp or mould, and 35% have difficulty keeping their homes warm in winter or cool in summer </li> <li> compounding these health risks, people with poorer health are over-represented in the rental sector. Renters are almost twice as likely as mortgage holders to have poorer general health. </li> </ul> Measures that potentially restrict the supply of lower-cost rental housing – such as rent caps – will <a href="https://papers.ssrn.com/sol3/papers.cfm?abstract_id=4253168">worsen these impacts</a>. More households will be left searching in a shrinking pool of affordable housing. <h2>It’s all about supply</h2> Fixing the rental crisis needs more than a single focus on private rental housing. The movement between households over time between renting and buying homes means the best solutions are those that boost the supply of affordable housing generally. No one policy can provide all the answers. Governments should be looking at multiple actions, including: <ul> <li> requiring local councils to adopt affordable housing strategies as well as mandating <a href="https://www.ahuri.edu.au/analysis/brief/understanding-inclusionary-zoning">inclusionary zoning</a>, which requires developments to include a proportion of affordable homes </li> <li> improving land supply through better forecasting at the national, state and local levels </li> <li> giving housing and planning ministers the power to deliver affordable housing targets by providing support for demonstration projects, subsidised land to social housing providers and access to surplus land </li> <li> boosting the recruitment and retention of skilled construction workers from both domestic and international sources. </li> </ul> <h2>The biggest landlord subsidy isn’t helping</h2> More than <a href="https://data.gov.au/data/dataset/taxation-statistics-2020-21/resource/ebbd32e3-4556-41e1-a8b9-33387457d518">1 million Australians</a> claim a net rent loss (negative gearing) each year. Even though negative gearing is focused on rental investment losses, it is not strictly a housing policy as it applies to many types of investment. The impact of negative gearing on the housing system is untargeted and largely uncontrolled. As a result, it’s driving outcomes that are sometimes at odds with the need to supply well-located affordable housing. The most impactful action the Australian government could take to deliver more affordable rental housing nationwide would involve refining negative-gearing arrangements to boost the supply of low-income rentals. These measures may involve <ul> <li>limiting negative gearing to dwellings less than ten years old</li> <li>introducing a low-income tax credit scheme similar to the one in the United States.</li> </ul> We can learn much from the US, where the Low-Income Housing Tax Credit (<a href="https://www.huduser.gov/portal/datasets/lihtc.html">LIHTC</a>) scheme subsidises the acquisition, construction and renovation of affordable rental housing for tenants on low to moderate incomes. Since the mid-1990s, the program has supported the construction or renovation of about 110,000 affordable rental units each year. That adds up to over <a href="https://www.taxpolicycenter.org/briefing-book/what-low-income-housing-tax-credit-and-how-does-it-work">2 million units</a> at an estimated annual cost of US$9billion (A$13.8billion). This scheme is much less expensive per unit of affordable housing delivered than Australia’s system of negative gearing. Closer to home, the previous National Rental Affordability Scheme showed the value of targeted financial incentives in encouraging affordable housing. This scheme, available to private and disproved investors, generated positive outcomes for tenants. The benefits included better health for low-income tenants who were able to moved into quality new housing. A <a href="https://cityfutures.ada.unsw.edu.au/documents/81/Next_moves_report.pdf">raft</a> of <a href="https://apo.org.au/node/260431">evaluations</a> have <a href="https://www.ahuri.edu.au/research/final-reports/267">demonstrated</a> the achievements of this scheme. <h2>Crisis calls for lasting solutions</h2> Short-term measures such as rent caps or eviction bans will not provide a solution in the near future or even the medium or long term. Instead, these are likely to worsen both the housing costs and health of low-income tenants. Reform focused on ongoing needs is called for. Solutions that can be implemented quickly include the tighter targeting of negative gearing and the introduction of a low-income housing tax credit. Talking about change, as the national cabinet is doing, will begin that process of transformation, but it must be backed up by a range of measures to boost the supply of affordable housing. This, in turn, will improve the housing market overall as affordable options become more widely available.<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/211275/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/andrew-beer-111469">Andrew Beer</a>, Executive Dean, UniSA Business, <a href="https://theconversation.com/institutions/university-of-south-australia-1180">University of South Australia</a> and <a href="https://theconversation.com/profiles/emma-baker-172081">Emma Baker</a>, Professor of Housing Research, <a href="https://theconversation.com/institutions/university-of-adelaide-1119">University of Adelaide</a> Image credits: Getty Images 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/the-rental-housing-crisis-is-hurting-our-most-vulnerable-and-demands-a-range-of-solutions-but-capping-rents-isnt-one-of-them-211275">original article</a>.

Real Estate

Nat Barr’s emotional plea for young family

Sunrise host Natalie Barr has issued an emotional plea after one family’s heartbreaking situation moved her close to tears. Adelaide-based dad Taylor Hosking shared his moving story on Sunrise, revealing the devastating impact of the rental crisis on his young family, who may be forced to live on the streets after more than 50 unsuccessful rental applications. Hosking - who has four children and a fifth on the way - shared that his family were pushed to look for a new home after their rent was increased from $430 to $600 a week. “We’re like at that point now it’s like, what do we do?” Hosking told Barr. “It’s either we feed the kids or we pay our rent or we pay the rent and we, you know, we can’t even feed the kids.” He explained that the young family often gets judged “straight off the bat” for having “a bunch of kids”, and despite having good references, they’ve had no luck in finding a new home. Barr noted that it must be a “ very emotional time” for them and asked how he and his wife, Shay, were coping. Hosking opened up about his tragic loss, which almost moved Barr to tears. “It’s a very special day as well today because our son Orlando passed away on Father’s Day last year,” he said. “So if he was still here with us, he’d be one today. But we just go day by day and the kids are what keeps us strong and all together, mate.” The family had worn a “Team Orlando” shirt for the segment, which tugged on Barr’s heartstrings. “This is just the face of the cost of living crisis in this country,” she said, holding back tears. “We are here to help, we are going to do everything we can to help you and your family.” She then asked anyone who was willing to help the family to contact the Sunrise team. “We are so sorry you are in this predicament,” she added. Earlier in the segment, Hosking also told Barr that he had until October to find a new home for his family. “I don’t know, just pray and we hope we work with all the agencies and all the government and everything,” he said. “Hopefully something happens or someone can help us. “But I’ve been working with them, I’ve been going to my appointments, doing everything I can and to even be told like there’s no magic wand, there’s no house to give you, [and] the best they might be able to do is put us up in a motel or something. “And how do we have four kids, two adults and a newborn baby in a motel? It’s impossible.” Images: Seven

Caring

Harry Potter star bares all for Vogue at 82

Harry Potter actress Miriam Margolyes has graced the cover of British Vogue and bared all for a shoot with the publication, stripping down to share her thoughts on life, love, career, and everything in between. It was an important step for Miriam - best known for her role as Professor Pomona Sprout in the Harry Potter and her BAFTA-winning performance in The Age of Innocence - who confessed during her interview for the magazine’s Pride issue that “I like my face. I think my face is kind and warm and open and smiley. “But I hate my body. I hate [having] big tits, a drooping belly, and little twisted legs. “I’m not thrilled with that. But you can just make the best of it. You have to. You do the best you can.” Miriam’s beaming smile was front and centre in the ‘nude’ shot, which saw the 82-year-old star sitting at a table and dressed only in a pearl necklace, an array of carefully arranged desserts in the foreground to cover her. <blockquote class="instagram-media" style="background: #FFF; border: 0; border-radius: 3px; box-shadow: 0 0 1px 0 rgba(0,0,0,0.5),0 1px 10px 0 rgba(0,0,0,0.15); margin: 1px; max-width: 540px; min-width: 326px; padding: 0; width: calc(100% - 2px);" data-instgrm-captioned="" data-instgrm-permalink="https://www.instagram.com/p/Ctb2pb0NruE/?utm_source=ig_embed&utm_campaign=loading" data-instgrm-version="14"> <div style="padding: 16px;"> <div style="display: flex; flex-direction: row; align-items: center;"> <div style="background-color: #f4f4f4; border-radius: 50%; flex-grow: 0; height: 40px; margin-right: 14px; width: 40px;"> </div> <div style="display: flex; flex-direction: column; flex-grow: 1; justify-content: center;"> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; margin-bottom: 6px; width: 100px;"> </div> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; width: 60px;"> </div> </div> </div> <div style="padding: 19% 0;"> </div> <div style="display: block; height: 50px; margin: 0 auto 12px; width: 50px;"> </div> <div style="padding-top: 8px;"> <div style="color: #3897f0; font-family: Arial,sans-serif; font-size: 14px; font-style: normal; font-weight: 550; line-height: 18px;">View this post on Instagram</div> </div> <div style="padding: 12.5% 0;"> </div> <div style="display: flex; flex-direction: row; margin-bottom: 14px; align-items: center;"> <div> <div style="background-color: #f4f4f4; border-radius: 50%; height: 12.5px; width: 12.5px; transform: translateX(0px) translateY(7px);"> </div> <div style="background-color: #f4f4f4; height: 12.5px; transform: rotate(-45deg) translateX(3px) translateY(1px); width: 12.5px; flex-grow: 0; margin-right: 14px; margin-left: 2px;"> </div> <div style="background-color: #f4f4f4; border-radius: 50%; height: 12.5px; width: 12.5px; transform: translateX(9px) translateY(-18px);"> </div> </div> <div style="margin-left: 8px;"> <div style="background-color: #f4f4f4; border-radius: 50%; flex-grow: 0; height: 20px; width: 20px;"> </div> <div style="width: 0; height: 0; border-top: 2px solid transparent; border-left: 6px solid #F4F4F4; border-bottom: 2px solid transparent; transform: translateX(16px) translateY(-4px) rotate(30deg);"> </div> </div> <div style="margin-left: auto;"> <div style="width: 0px; border-top: 8px solid #F4F4F4; border-right: 8px solid transparent; transform: translateY(16px);"> </div> <div style="background-color: #f4f4f4; flex-grow: 0; height: 12px; width: 16px; transform: translateY(-4px);"> </div> <div style="width: 0; height: 0; border-top: 8px solid #F4F4F4; border-left: 8px solid transparent; transform: translateY(-4px) translateX(8px);"> </div> </div> </div> <div style="display: flex; flex-direction: column; flex-grow: 1; justify-content: center; margin-bottom: 24px;"> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; margin-bottom: 6px; width: 224px;"> </div> <div style="background-color: #f4f4f4; border-radius: 4px; flex-grow: 0; height: 14px; width: 144px;"> </div> </div> <p style="color: #c9c8cd; font-family: Arial,sans-serif; font-size: 14px; line-height: 17px; margin-bottom: 0; margin-top: 8px; overflow: hidden; padding: 8px 0 7px; text-align: center; text-overflow: ellipsis; white-space: nowrap;"><a style="color: #c9c8cd; font-family: Arial,sans-serif; font-size: 14px; font-style: normal; font-weight: normal; line-height: 17px; text-decoration: none;" href="https://www.instagram.com/p/Ctb2pb0NruE/?utm_source=ig_embed&utm_campaign=loading" target="_blank" rel="noopener">A post shared by British Vogue (@britishvogue)</a> </div> </blockquote> A self-confessed “bit of a child” who “can’t resist naughtiness”, Miriam came armed with her wit and humour as she opened up about her life - from her feelings about her own body, to her experience as a Jewish lesbian since coming out as a member of the LGBTQIA+ community in 1966. “I never had any shame about being gay or anything really,” she told Vogue’s Chris Godfrey. “I knew it wasn’t criminal because it was me. I couldn’t be criminal.” As Miriam confessed, however, her parents hadn’t quite seen it from the same perspective. Her mother, she explained, had made her swear on the Torah that she wouldn’t have sex with a woman again, and that she has regrets about revealing that part of herself to them. Both of her parents have since passed away - her mother of a stroke just months after Miriam came out - and while Miriam doesn’t think they ever came to accept her sexuality, she never stopped loving either of them. She went on to share that she and her partner of 54 years, Heather, have a civil partnership but don’t live together - and never have. “We were able to lead our lives without diminishing them,” she said. “I didn’t want her to have to give up anything. And I didn’t want to give up anything. “I wanted my cake and I wanted to eat it too. And so far, it’s worked.” “Gay people have the luck to be able to fashion the relationship they want,” she added. “It’s much more flexible for us.” And as for why Miriam is so open when it comes to topics others might shy away from, she had a simple answer in store, explaining that “it’s a strong position if you’re not afraid to be who you are. “We’re all so insecure. People are frightened such a lot of the time and what I’ve always tried to do is to make people feel more relaxed, make people feel good about themselves, and just try and lessen the torture for people a bit.” Images: Instagram

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