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Tag Archives: affordable housing

Australia versus USA on social housing – how do we compare?

By Dr Heather Holst

On a recent trip to the USA I was struck by the progress being made nationally to solve the homelessness crisis. A few major cities were proudly declaring they had ended veteran homelessness, while others claimed to have ended homelessness completely in their communities.

As deputy CEO of a major homelessness agency in Melbourne I was keen to understand how a country with a strong aversion to social welfare and government intervention seemed to be accepting a level of responsibility and even leadership in efforts to end homelessness.

I knew the US had a history of developing large scale affordable housing projects in several major cities. This was largely borne of the necessity to house a growing immigrant population and low income workforce throughout the early to mid-20th Century.

Much of the newer affordable housing development in the US is supported by low income housing tax credits provided to both not for profit and for profit organizations. For some large cities like New York the impetus for setting impressive targets like 200,000 new or reclaimed affordable housing properties by 2024 continues to relate to productivity and workforce.

New York Mayor Bill de Blaso has embarked on a serious campaign to boost affordable housing stock in that city by 200,000 because essential service workers like nurses, paramedics, and teachers have been priced out of the private rental market in that city. He also wants to provide housing for low income households (those earning under $24,000 a year) who have previously not qualified for ‘affordable housing’ because their income was too low.

Under de Blaso’s plan developers will adhere to mandated affordable housing quotas in where previously quotas were voluntary. The city will offer developers incentives such as the ability to increase the size of developments to compensate for the lower income generated from the affordable stock. It will also offer tax credits and other incentives for new construction. It will also extend financial assistance to landlords who offer or extend regulated rent to tenants that provides security of tenure.

In contrast Australia’s affordable housing stock has been rapidly shrinking in recent decades and all levels of Government have contributed to the crisis that we now find ourselves in. A combination of bad social policy, a lack of leadership at the federal level and a lack of planning and investment at the state and local levels has contributed to the housing crisis affecting hundreds of thousands of Australians today.

In 2011 Australia recorded a shortage of over half a million rental properties and working in the housing sector I can guarantee that number has increased since then. In Melbourne alone it is estimated that only 1% of rental properties are affordable for low income families.

A Senate inquiry into affordable housing in Australia reported in May this year that the market was not capable of solving the affordable housing crisis. The report was critical of the lack of a coordinated national response on this issue.

One of the findings that resonates with the success of the US model was the need to attract private investors into developing low cost housing. This will only be attractive to developers if incentives are offered along the line of the tax credits available to private investors in the US.

Despite cuts in federal affordable housing subsidy programs in the US, New York’s local government has prioritized a boost in supply through a coordinated effort involving 13 city agencies and buy in from more than 200 developers, and other interested parties. They have also committed $8.2 billion in public funds over 10 years to the plan.

The Low Income Housing Tax Credit in the US is part of the Tax Reform Act of 1986. Since its inception it has leveraged over $100 billion of private investment capital which has financed the development of 2.8 million homes for low income families.

It is now widely acknowledged now in Australia that housing affordability and homelessness are not marginal issues that we can continue to ignore in the hope that they will go away. There is no stereotype of ‘a homeless person’. While people from low income and disadvantaged backgrounds or those experiencing family violence, mental health or drug and alcohol issues continue to be hardest hit by the housing crisis in this country, it is increasingly impacting on middle class households.

So how can we learn from the US experience which is by no means perfect but has made significant inroads into a problem that really shouldn’t exist in wealthy, developed nations?

The most significant factor in the success of the US model is political leadership. This leadership comes from Washington and flows down to the states and local authorities who are taking up the challenge issued from the top to end homelessness in local communities.

The approach has been considered and well planned. Where it works best it incorporates well thought out public policy and strategic planning and financing from federal, state and local governments. It refocuses the issue of homelessness and housing affordability as an issue the whole community has a level of responsibility for.

I’m hopeful that Melbourne, with a Mayor who is genuinely concerned about homelessness and housing affordability and a strong philanthropic community that includes construction companies like Grocon, can come up with a New York style plan. It might not be as impressive in scale but it would send a message to Canberra and our neighbouring states that we are serious about an inclusive and humane future for our city. One that affords everyone the very basic right to safe, secure and affordable housing.

About the author: Launch Housing’s deputy CEO Heather Holst has worked in the housing sector since 1989. Heather joined HomeGround Services in 2009 as General Manager Client Services where she led the client services teams across all sites and programs.

Heather is passionate about ending homelessness and is committed to leading Launch Housing in working towards this mission.

Her housing experience spans homelessness service delivery, tenancy advocacy, homelessness policy, program development, research, rural homelessness service coordination in both the non-profit sector and government since 1989.

Heather co-authored the Opening Doors initiative and has contributed to key Victorian housing and homelessness innovations including the coordination of all services, transitional housing, standards, data, rights-based approaches and sector training.

Prior to working in the housing sector, Heather worked in the publishing industry for Penguin Books as a sales representative and then as reader and copy editor and for the Australian Women’s Book Review as business manager.

Heather has a Ph.D. in History from the University of Melbourne. She has published scholarly articles, book chapters and a book, Making a Home: A History of Castlemaine. She taught history for several years at Australian Catholic University, including in the Clemente program for people who have been homeless.

 

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The fair go is going … going … gone

In 1967, Prime Minister Harold Holt said that he knew of no other free country where “what is produced by the community is more fairly and evenly distributed among the community” than it was in Australia.

The pillars of egalitarianism in Australia were high wages, high home ownership and low unemployment.

A decent minimum wage is a sign of a civilised society. Australia was a world pacesetter in establishing a living wage at the beginning of last century, and it has always been one of the hallmarks of the fair and egalitarian society we have had since that we support a relatively high minimum wage. It is what distinguishes Australia from much of the rest of the world.

A decent minimum wage is one of the bulwarks that prevents Australia developing a large underclass of working poor, which now so dominates the United States. And it is credited as helping to sustain our economy during the slowdown caused by the Global Financial Crisis, when other nations with a lower minimum wage sunk into recession.

Despite this, the Commission of Audit suggested that the way minimum wages are set through an annual review overseen by the Fair Work Commission should be scrapped.

Instead, it is proposing a “minimum wage benchmark”, which would fix minimum wages well below what they are now at 44% of average weekly earnings. If implemented tomorrow, it would mean slashing the minimum wage by almost $140 a week.

We also have Maurice Newman, head of Abbott’s Business Advisory Council, saying “While any discussion in Australia about industrial relations evokes screams of outrage and spectres of WorkChoices, we cannot hide the fact that Australian wage rates are very high by international standards and that our system is dogged by rigidities.”

The figures tell a different story. While big business continues to rake in record profits, wage rises have been so low over the past year that most workers have gone backwards.

The latest wage price index from the Bureau of Statistics shows an average increase of 2.6 per cent in the year to June, well below the inflation rate of 3 per cent – this at a time when productivity is at an all time high.

Not only is the minimum wage under attack, penalty rates are also in the firing line.

On Tuesday, Assistant Infrastructure Minister Jamie Briggs said it was unfair that small businesses had to pay double on Sundays and triple on New Year’s Eve, and it was on the government’s radar.

“We cannot go on in a society where we are charging people on a day which is a normal operating day, double what you would on any other,” Mr Briggs told a small business audience.

Mr Briggs said high labour costs had made businesses “uncompetitive” and hurt youth employment. “This is an area we must reform,” he said.

“But it will only be an area reformed if society is willing to have the debate. And [business] can help lead the debate.”

ACTU boss Ged Kearney said dropping penalty rates will not increase jobs or help small business but damage the economy by lowering the amount of money people spend in stores and restaurants.

“You cut $200 a week out of someone’s pay. . . and small business will be the first to suffer,” she said.

Education is a large factor in employment prospects yet we are reducing funding to secondary schools and increasing the cost of tertiary education. Vocational education courses are being cut as is funding to groups who facilitated the transition from education to employment for vulnerable young people.

Despite rising unemployment, the Coalition plans to expand the 457 visa program, remove existing controls on employers, abolish any training obligations and open the program up to more semi-skilled workers.

In his 2012 IPA Address, Abbott said that ‘under a Coalition government, 457 visas won’t be just a component but a mainstay of our immigration program.’

More than 60 per cent of the 3323 457 visas granted since November last year and subject to labour market testing went to foreign nationals already in Australia.

In skill level 3 occupations, which are mostly trades, 45 per cent of all 457 visa granted were in occupations not on the national shortage list.

In a move that is becoming increasingly common, ministerial advisers encouraged federal officials to “massage” their economic forecasts to match Tony Abbott’s vow to create one million jobs over the next five years amid concern the original estimates would fall short of his target.

Asking department experts to adjust their figures, the advisers to Employment Minister Eric Abetz sought to add 160,000 jobs to the projections brought out in March.

The Abbott government came up with its pledge to create 1 million jobs in five years solely on the employment growth rate achieved under the former Howard government. No modelling or detailed calculations were done to reach the figure of 1 million jobs.

Tony Abbott’s office took the employment growth rate of about 2.2 per cent year-on-year under the Howard government and used it to extrapolate its own job-creation target.

”Abbott’s office assumed they could achieve the same outcome,” a Coalition insider said. ”There was no detailed modelling or serious work done to justify the 1 million job target. They looked at the Howard record and said, ‘We can match it’.”

Treasury forecast in MYEFO that employment would grow three-quarters of 1 per cent this financial year and 1.5 per cent in each of the next three years. A Parliamentary Library analysis commissioned by Labor found that this was likely to leave the Coalition at least 200,000 jobs short of its five-year pledge.

That view was broadly backed by a range of economists who said it would be very difficult for the Coalition to create 1 million jobs in five years, with the mining boom ending and with deep cuts in the federal budget.

The uncertainty about the renewable energy target has also seen us miss out on billions in investment in this growing industry while the government’s decision to no longer support manufacturing has contributed to us losing our car industry along with many other closures.

Along with wages and employment, affordable housing is a crucial factor in an egalitarian society.

A national snapshot of rental affordability in Australia prepared by Anglicare Australia has found there are minuscule and, in some cases, zero, levels of affordable housing for people on low incomes, with welfare advocates saying some people will be forced to go without food to afford their accommodation.

Despite this growing crisis, the Coalition discontinued the National Rental Affordability Scheme (NRAS) in the budget. The NRAS is a partnership between the federal government and the states and territories to invest in affordable rental housing which began in 2008. It seeks to address the shortage of affordable rental housing by offering financial incentives to persons or entities such as the business sector and community organisations to build and rent dwellings to low- and moderate-income households at a rate that is at least 20 per cent below the market value rent.

Domestic Violence NSW said “It’s particularly frustrating that a successful program that increased the availability of affordable rental housing has been targeted, while very expensive tax concessions like negative gearing and capital gains tax exemptions remain in place.”

So with an active push to reduce wages, no plan to create jobs amidst rising unemployment, movement away from federal action on affordable housing while encouraging investors to drive up housing prices, one wonders what Mr Holt would have to say about Abbott’s Australia.

 

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My kids are ok, yours can go beg.

When I hear Joe Hockey say, with trembling lip, that he refuses to saddle his children with the nation’s debt, my hypocrisy radar maxes out.

For starters, Joe Hockey’s children will never have to struggle. His wife is a very wealthy woman and they have substantial investments.

Secondly, this talk of our children being saddled with our debt is an obvious advertising strategy that the Coalition has adopted. Whenever children are mentioned we get protective so it is a deliberate attempt to play on the heartstrings of families.

The trouble is that this statement bears no scrutiny.

If we are really concerned about our children we would be taking urgent action on climate change. Putting that off for our kids to have to deal with sometime in the future is criminal neglect.

We would also be striving to make our society an even better one than the one we inherited. We grew up with free education and universal health care. We should not be going backwards in these most crucial areas. Will our contribution to our children’s future be to say sorry, you may not enjoy the benefits that we did?

We fought for workplace entitlements like minimum wages and penalty rates. Are we to say to our kids that your labour is worth less?

We have told our young people that they must “earn or learn”. I am sure that every kid, and every family, would prefer that situation, but all I see is another three word slogan. There is no plan for jobs. Rather than increasing apprenticeships, they are closing trade training centres and increasing 457 visas. They are making university education unaffordable – their justification being that no-one has to pay up front. So apparently it is alright to saddle our children with huge personal debt, just as long as Tony and Joe can say look, no deficit.

With no old school tie network of daddy’s friends to give you a job, it can be very hard for young people with no experience to enter the workforce. The soul destroying exercise of applying for countless jobs and being rejected every time can be heartbreaking. Is it any wonder that some just give up looking or turn to substance abuse as their sense of self worth takes a hammering?

What is to become of these kids as we cut off any support to them for 6 months of the year? Why are we abandoning them when they are just starting out on life’s road and need our help most?

We have evolved into a nation where someone’s worth is measured by their wealth, where there are no excuses tolerated. If you aren’t wealthy you just aren’t trying. What chance do our kids have to enter this merry-go-round?

A national snapshot of rental affordability in Australia has found there are minuscule and in some cases, zero, levels of affordable housing for people on low incomes, with welfare advocates saying some people will be forced to go without food to afford their accommodation.

The report, prepared by Anglicare Australia, found single Australians on government payments are “seriously disadvantaged” in the housing market, with less than 1 per cent of properties examined deemed suitable.

Single people with no children living on the minimum wage were slightly better off, with 4 per cent of listed properties found suitable, according to the study.

The study defined a “suitable” rental as one that took up less than 30 per cent of the household’s income.

It also found that couples with two children on the minimum wage had access to 12 per cent of properties surveyed, while just 1.4 per cent of properties were suitable for couples with two children on Newstart.

On the snapshot day, just 3.6 per cent of properties were found suitable for age pensioners.

Anglicare Australia executive director Kasy Chambers said the lack of affordable housing damaged the lives of millions of ordinary Australians.

“Limited supply does more than just drive up the price of housing. It forces those on lower incomes to spend more on rent than they can afford; compels them to forgo food and other necessities and drives them further away from social and economic participation.”

A coalition of peak housing bodies – including Homelessness Australia and the Community Housing Federation of Australia called on Kevin Andrews to make affordable housing a priority. His response was that it is a state issue, and the federal government was “encouraging and supporting” states to streamline their planning and development processes, and review taxes and charges levied at home construction and purchases.

In other words, he couldn’t give a damn that his government’s negative gearing policy has made it impossible for many young people to enter the housing market.

A quarter of Australian properties are being bought for investment rather than to live in.

Over the last four years the number of investment property loans in Australia has grown by 37% compared to an increase of only 4% in the number of owner occupied loans, new data from Roy Morgan Research shows.

The growth in investment property loans over the last four years has come predominantly from the 35 to 64 age groups which account for 78% of the increase.

The study, which surveyed 45,455 Australians, showed while the proportion of over-50’s with an owner-occupied home loan has increased, the proportion of under-35’s with owner-occupied home loans decreased.

Roy Morgan communications director Norman Morris believes government policy is having an impact on loan types.

“Younger Australians may continue to find it difficult to enter the property market either for investment or owner-occupied because for both types they are competing with more cashed-up older property buyers.”

There are currently 105,237 people in Australia who are homeless. That means that on any given night, 1 in 200 people in Australia have nowhere to sleep. While Malcolm Turnbull joins the CEO sleepout in his comfortable warm swag, his government cut $44 million from funding for the National Partnership Agreement on Homelessness. This money was to be spent on capital works building shelters for homeless people and providing affordable housing for women and children.

There has been an upsurge of photos of Coalition MPs with charity groups with politicians exhorting us to donate more. Someone needs to remind this government that the money they are spending is ours and I would much prefer to be looking after the vulnerable in our society and around the world than subsidising corporate greed and supporting armaments manufacturers.

 

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You are a burden we can’t afford

According to the ABS, the wealthiest 20% of Australian households, with an average net worth of A$2.2 million per household in 2011-12, accounted for 61% of total household net worth. The poorest 20% of households accounted for 1% of total household net worth, and had an average net worth of $31,000 per household.

This means that the wealthiest 20% of Australian households had net worth that was 68 times as high as the least wealthy 20%.

The most recent Credit Suisse Global Wealth Report finds that Australia has the second highest average level of wealth in the world and the highest median wealth.

In October 2012 ACOSS released a report showing poverty in Australia remains a persistent problem with an estimated 2,265,000 people or 12.8% of all people living below the internationally accepted poverty line used to measure financial hardship in wealthy countries.

The report provides the most comprehensive picture of poverty in the nation since 2006 and shows that people who are unemployed, children (especially in lone parent families), and people whose main source of income is social security payments, are the groups most at risk of poverty.

Over a third (37%) of people whose main income is social security is living below the poverty line, including 52% of people in households on Newstart Allowance. The low level of this payment means that when unemployment goes up as it is predicted to do, more people are thrown into poverty. The Newstart Allowance has not been increased in real terms since 1994 so households relying on it have been falling further behind community living standards and into poverty.

Two thirds of people on Newstart have been unemployed for more than a year and they clearly need more help than they are getting now from employment services. The Government only funds Job Services Australia providers an average of $500 to $1,100 a year to invest in training and work experience for this group.

The report also shows that there are almost 600,000 children living in families below the poverty line. About half of those children are in sole parent families, and one quarter of people in sole parent families are living below the poverty line.

The recommendations from the report were as follows:

“We urge the Commonwealth and state governments to take steps in their next Budgets to reduce poverty, by increasing income support for those in the deepest poverty, strengthening employment services for long-term unemployed people, and easing the high cost of housing for people on low incomes who rent privately.

High priority should be given in the next Federal Budget to raising the Newstart Allowance by $50 per week for single people and sole parents, and the cuts to income support for sole parents should be reversed or at least delayed.

Paid work is a key pathway out of poverty, and we need to see more investment in wage subsidies and training for people who are long term unemployed to make a difference to their job prospects. This should be implemented to stop recent increases in unemployment from becoming entrenched.

To tackle poverty we also need urgent action to ease housing cost pressures, particularly for low income people who are renting privately. People on social security and those in very low paid work receive Rent Assistance to help with housing costs, but at a maximum of $70 a week this is less than a third of typical rents for flats in capital cities and mining towns.”

I can only assume that the figures have worsened since this report was released as unemployment has increased and I am doubtful that you could find anywhere to live in Sydney for $210 a week.

The most important source of inequality in Australia is whether you have a job or not.

In the past, the pillars of egalitarianism in Australia were high wages, high home ownership and low unemployment. If we want to regain this position, we need to ensure that unemployment remains low and that low-income earners are able to buy into affordable housing. I see nothing in the budget that addresses this most pressing problem. In fact, quite the reverse. Expect an onslaught of investors as rich people negative gear their way to an income below $180,000.

Interestingly, Deborah James, the director of the International Programs at the Centre for Economic and Policy Research in Washington, said income inequality is:

“a drag on growth, because for a long time there was a consideration that increasing inequality would sort of lift all boats–you know, we raise the top and then the bottom will get raised as well. And what we’ve actually seen over the last many years, especially if you look at the last few years of the economic crisis, from 2010 to 2012, is that 95 per cent of the increase in incomes in the recovery has actually gone to the top 1 per cent.”

I guess Joe “lift the tide and all boats will rise” Hockey didn’t get the memo.

Financial speculation and the finance industry caused the global recession that we’ve been off-and-on living in for the last five or six years, and yet they haven’t had to pay for the damage that they’ve done. There is a growing call around the world for the introduction of a financial transaction tax to reduce the harmful financial behaviour and generate funds for much-needed public investment but the corruption in governments by the financial sector has made this virtually impossible.

This budget, like everything this government does, misses the mark on the true challenges facing our society – climate change, poverty, income inequity, affordable housing, equal opportunity for education, unemployment, child care, aged care, closing the gap for Indigenous people, mental health, hospital waiting times, tax avoidance, corporate greed.

But don’t you worry about that, you people. There are investment opportunities a plenty for that top 1% as we sell off our assets and give away our resources and open up even more loopholes to allow them to avoid paying tax. As was reported in the SMH:

“The latest tax statistics show 75 ultra-high-earning Australians paid no tax at all in 2011-12. Zero. Zip. Each earned more than $1 million from investments or wages. Between them they made $195 million, an average of $2.6 million each. The fortunate 75 paid no income tax, no Medicare levy and no Medicare surcharge, even though 60 of them had private health insurance. The reason? They managed to cut their combined taxable incomes to $82. That’s right, $1.10 each.”

This budget has sent a very clear message to the Australian people. Unless you have millions to invest (or hide), you will be considered a burden and treated as such.

 

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