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"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

The debate: Should kids over 18 pay rent if they’re still living at home?

Parents have shared their thoughts on letting their children live at home rent free, as the age old debate of paying board stirred up some strong opinions. A <a href="https://honey.nine.com.au/money/should-children-over-the-age-of-18-pay-board-if-they-still-live-at-home-reader-poll-exclusive/77876711-2950-4bf3-bb30-716442a6fd74" target="_blank" rel="noopener">nine.com.au</a> reader survey asked the question: Should children over the age of 18 pay board if they still live at home? The responses were many and varied, as a whopping 72 percent of respondents said grown up kids should be contributing financially to the household. One person commented, "If children have employment, it's important that they clearly understand that life is not free and they need to budget, show accountability and responsibility." Another wrote, "If the children over 18 are working, then yes, they should contribute or give money to the parents to bank for them." Others said children shouldn't be expected to pay board, and would rather their kids save money for bigger financial commitments. "My parents did not charge me board even though I was working because they did not need the money and told me to save for my first car, which I did," one person shared. Another wrote their parenting tactic, writing, "I let my children not pay board. So they could save for a deposit on a house. They did and they all (3) have a house." Despite many people sharing their strong opinions on the matter, most respondents said it was not a black and white question, as many households have individual circumstances that affect their decision. "Depends on if they are working or not and what income the parents have. My son is 22 but unemployed due to health problem, we just pool our unemployment payment so it differs for each family situation, not a YES or No answer," one reader wrote. Another said it depends on their employment and study status, writing, "Yes if they're working almost full time, not if they're studying and just working part time to cover living expenses." The poll comes as Aussies have struggled with a rise in basic living costs, with <a href="https://www.finder.com.au/australian-household-spending-statistics" target="_blank" rel="noopener">ABS</a> data showing that Australian households spent a total of $1.2 trillion on what was classed as general living costs in 2022. This sum is close to $100 billion more than in 2021. The average household spent $130,353 in 2022, which is the equivalent of $2507 per week. This is a 20.4 per cent jump on the previous year. Image credits: Getty Images

Money & Banking

Homeowners often feel better about life than renters, but not always – whether you are mortgaged matters

<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>; <a href="https://theconversation.com/profiles/hiroaki-suenaga-1477343">Hiroaki Suenaga</a>, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a>, and <a href="https://theconversation.com/profiles/ryan-brierty-1477346">Ryan Brierty</a>, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a> Homeownership has long been thought of as the <a href="https://www.abc.net.au/news/2017-08-23/why-australians-are-obsessed-with-owning-property/8830976">great Australian dream</a>. For individuals, it’s seen as the path to adulthood and prosperity. For the nation, it’s seen as a cornerstone of economic and social policy. Implicit in this is the assumption that owning a home rather than renting one makes people better off. It’s an assumption we are now able to examine using data from the government-funded <a href="https://melbourneinstitute.unimelb.edu.au/hilda">Household, Income and Labour Dynamics in Australia</a> (HILDA) survey, which for two decades has asked questions both about homeownership and satisfaction with life. The <a href="https://melbourneinstitute.unimelb.edu.au/__data/assets/pdf_file/0007/4694137/ContinuingPersonQuestionnaireW23M.pdf">overarching question</a> asks "all things considered, how satisfied are you with your life? Pick a number between 0 and 10 to indicate how satisfied you are". We also looked at people’s satisfaction with their financial situation, their home and the neighbourhood in which they live. In a study published in the journal <a href="https://journals.sagepub.com/doi/10.1177/00420980231190479">Urban Studies</a>, we linked those answers to home ownership and characteristics including age and income. As expected, we found homeowners were generally more satisfied with their lives than renters. But we also find the extent to which they were more satisfied depended on whether or not they were still paying off a mortgage. <h2>Mortgaged homeowners about as satisfied as renters</h2> Outright home owners were 1.5 times as likely to report high overall satisfaction as renters. But home owners still paying off a mortgage were only a little more likely to feel high overall satisfaction. Similarly, outright owners were 2.3 times as likely to report high financial satisfaction as renters – but mortgaged owners were only 1.1 times as likely. When it comes to satisfaction with their home and neighbourhood, the differences were less extreme. Outright home owners were 3.1 times as likely to report high satisfaction with their home as renters, while mortgaged owners were 2.8 times as likely. Outright owners were 1.6 times as likely to report high satisfaction with their neighbourhood as renters, and mortgaged owners 1.4 times as likely. The results also varied with age and income. <hr /> <iframe id="hK9Ua" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/hK9Ua/3/" width="100%" height="400px" frameborder="0"></iframe> <hr /> As shown in the graph above, outright owners were more likely to report high financial satisfaction than renters across almost the entire age range. But mortgaged owners only showed a demonstrably greater financial satisfaction than renters between the ages of 25 and 50. Beyond age 50, the existence of a mortgage debt burden appeared to cancel out any boost to financial satisfaction from homeownership. This potentially reflects the growing financial stress of making mortgage payments as retirement approaches. <hr /> <iframe id="f2GSl" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/f2GSl/3/" width="100%" height="400px" frameborder="0"></iframe> <hr /> By income, mortgaged owners reported experiencing more financial satisfaction compared to renters the more they earned between A$80,000 and A$240,000. Outright owners experienced more financial satisfaction than renters up to A$320,000. Beyond these income levels, owners did not have greater financial satisfaction than renters, perhaps because high-earning renters have other sources of financial satisfaction. <h2>How satisfied people feel beyond 60</h2> In other respects, outright owners and mortgaged homeowners showed similar patterns, becoming more satisfied with their homes relative to renters the more they age up – until the age of 60. That’s when their satisfaction relative to renters declined, as illustrated below. This decline might reflect the growing physical burden of maintaining an owned home as people age. <hr /> <iframe id="oLrHz" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/oLrHz/2/" width="100%" height="400px" frameborder="0"></iframe> <hr /> Our study has important implications. One is that age matters. Although older people consistently express a desire to <a href="https://www.ahuri.edu.au/analysis/brief/whats-needed-make-ageing-place-work-older-australians">age in place</a>, we found satisfaction among those who owned vs rented their home declined beyond age 60. This suggests better integration between housing and care is critical to support people ageing in place. Another implication is that as low-income owners are more reliant on their homes as a source of relative financial satisfaction than high earners, they are <a href="https://www.cambridge.org/core/journals/journal-of-social-policy/article/housing-equity-withdrawal-perceptions-of-obstacles-among-older-australian-home-owners-and-associated-service-providers/268F54A8EAA1E9ECA118E243505AA9FD">more exposed</a> in times of crisis. They may face the risk of being forced to sell suddenly with little time to consider the consequences. And another implication is as the relative financial satisfaction of mortgage holders disappears after the age of 50, and as more of us approach retirement with mortgages intact, more of us will either <a href="https://journals.sagepub.com/doi/10.1177/00420980211026578">postpone retirement</a> or become dissatisfied. Our findings suggest the extension of mortgage debt into later life should be discouraged if the benefits of the Australian dream are to be preserved.<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/215147/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>; <a href="https://theconversation.com/profiles/hiroaki-suenaga-1477343">Hiroaki Suenaga</a>, Senior Lecturer School of Accounting, Economics and Finance, <a href="https://theconversation.com/institutions/curtin-university-873">Curtin University</a>, and <a href="https://theconversation.com/profiles/ryan-brierty-1477346">Ryan Brierty</a>, PhD candidate, School of Accounting, Economics and Finance, <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/homeowners-often-feel-better-about-life-than-renters-but-not-always-whether-you-are-mortgaged-matters-215147">original article</a>.

Home & Garden

Princess Diana's childhood home up for rent

The house Princess Diana spent her childhood and teenage years in is now available for the public to rent. Althorp House, located in West Northamptonshire in England, is owned by Diana's brother Earl Spencer, who has lived on the sprawling property as custodian of the estate since 1992. The expansive property has been listed for royal fans with deep pockets to rent on <a href="https://www.elysian-estates.co.uk/althorp/" target="_blank" rel="noopener">Elysian Estates</a>, an upmarket equivalent of Airbnb. Althorp House, which is a 90 minute drive out of London, was built in 1508 and has been in the Spencer family for 19 generations. Lady Diana lived in the 90-room stately home for most of her childhood and teenage years, before she married the then-Prince Charles in 1981. Not just one grand property, the estate covers 13,000 acres of countryside as it encompasses cottages, farms, woodlands and villages, which are open to visitors but only at certain times of the year. Now, the home is once again available to rent via Elysian Estates. "Althorp offers unparalleled levels of service, privacy and luxury to rival the finest properties anywhere in the world; yet retains the truly welcoming and homely feel that makes Althorp so special," the listing says. "Walk in the footsteps of kings and queens, feast or celebrate in spectacular surroundings, marvel at the sense of history and artwork, and slumber in pure luxury." In the main house, there are six state bedrooms to choose from offering "a level of opulence befitting royalty, with these very rooms playing as much a part of English history as any royal palace". Prices for the rental are not yet publicly available as an enquiry must be sent to reserve the opulent property. The listing stated that the stay includes "butler service, a team of private chefs and housekeeping, with a dedicated concierge service". Althorp is today most famous for being the final resting place of Princess Diana following her death in Paris. Image credits: Getty Images / Instagram

Real Estate

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

What are your rights as an Airbnb renter in Australia? A law expert answers 6 common questions

<a href="https://theconversation.com/profiles/mark-giancaspro-182268">Mark Giancaspro</a>, <a href="https://theconversation.com/institutions/university-of-adelaide-1119">University of Adelaide</a> Airbnb has revolutionised the short-stay industry. Launched in 2008, it now eclipses the world’s biggest hotel chains. In Australia alone there are about <a href="https://www.abc.net.au/news/2022-05-15/short-stay-rentals-airbnb-impact-on-australian-property-market/101019726">100,000 listed properties</a>. But in dealing with both a digital platform and a private owner (or “host”, in Airbnb-speak), your legal rights as a renter (or “guest”) can be unclear – at least without reading lengthy terms and conditions. This article answers six very common questions about using Airbnb in Australia. Please note that your legal rights may differ in other countries. Even if Airbnb’s terms and conditions are near identical – and they generally are – there may be differences in consumer laws. <h2>What if an Airbnb property doesn’t match its description?</h2> Airbnb’s <a href="https://www.airbnb.com.au/help/article/2908#6">terms and conditions</a> require the host to provide “complete and accurate information” about their property. Content, including photos, must be “up-to-date and accurate at all times”. Airbnb’s <a href="https://www.airbnb.com.au/help/article/2895/">Host Ground Rules</a> state that listings “should accurately describe the home and reflect the features and amenities that will be available”. If a property does not match its description or photos, <a href="https://www.airbnb.com.au/d/anz-prohost-resource-centre-support">report this to Airbnb</a>. False advertising will also likely breach the Australian Consumer Law, which prohibits (Section 18) commercial conduct that is misleading or deceptive or is likely to mislead or deceive. Report to the <a href="https://www.accc.gov.au/about-us/contact-us/report-a-consumer-issue">Australian Competition and Consumer Commission</a> here. There are no specific provisions to claim a refund or a discount for misleading listings. Your only recourse would seem be to initiate the cancellation policy that applies to your booking. <h2>So when can I get a refund?</h2> If you cancel your booking or leave the property early, your refund rights are determined by your <a href="https://www.airbnb.com.au/help/article/149">cancellation policy</a> (see “show trip details”). There are various <a href="https://www.airbnb.com.au/help/article/475">policies</a> (from which a host selects when listing). Most allow full refunds if you cancel one to five days prior to check-in, while others require up to 30 days’ notice or only provide partial refunds. If the host cancels on you, they <a href="https://www.airbnb.com.au/help/article/990">may be penalised</a> by Airbnb. <h2>Can an Airbnb host impose harsh and unreasonable ‘house rules’?</h2> If an owner wants to make rules against visitors without their permission or how many times you can use the washing machine, they generally can. When you rent a property through Airbnb, you are entering into a private agreement with the owner. Under contract law, they can stipulate whatever terms they like, so long as those rules aren’t illegal. What Australian Consumer Law does prohibit are <a href="https://www.accc.gov.au/business/selling-products-and-services/contracts#toc-unfair-terms-in-standard-form-contracts-">unfair terms</a> in standard form “consumer contracts” – which an Airbnb contract likely qualifies as. An unfair term is one that: <ul> <li>causes a significant imbalance in your rights and obligations</li> <li>is not reasonably necessary to protect the host’s interests</li> <li>would cause you detriment (financial or otherwise) if it was enforced.</li> </ul> The problem is that you will need to sue the host (that is, initiate civil litigation) to prove this. Your best option is to carefully review the rules before you confirm your reservation. Once you confirm, you are legally agreeing to all of the host’s terms whether you’ve read and understood them or not. If you disagree with a rule, ask the host to waive or amend it. If they won’t budge, your choice is to book or not. <h2>What are the boundaries for an Airbnb host/owner?</h2> Hosts are <a href="https://www.airbnb.com.au/help/article/3057">required</a> to ensure every property is secure and safe. Airbnb’s Community Policy states properties must be properly lockable and free of hazards, and hosts must be responsive and willing to answer guest queries within a reasonable time. <a href="https://www.airbnb.com.au/help/article/3060?_set_bev_on_new_domain=1691395791_NmY1ZDNmZjQxZjQy">According to Airbnb</a>, a host cannot physically intrude or interfere with your stay. They can only re-enter their property (or a guest’s room in a shared stay) if there is an emergency or with express permission. In a shared stay, the host must not enter the bathrooms or guest bedrooms when the guests are inside. The host is also forbidden from sharing private details, photos, or videos of you without consent. Where your safety is threatened, you should contact law enforcement and notify Airbnb. If you decide to leave, you may be entitled to a partial refund. Your rights depend on the cancellation policy applying to your booking (discussed further below). <h2>If I am injured in or get sick because of an Airbnb property, can I claim compensation?</h2> <a href="https://www.airbnb.com.au/help/article/2908#4.2">Clause 4.2</a> of Airbnb’s terms and conditions states that, by staying at a listed property, you acknowledge and “freely and willfully” accept the risk of “illness, bodily injury, disability, or death”. Further, clause 19 contains a broad disclaimer absolving Airbnb of any liability for “personal or bodily injury or emotional distress” incurred in using its services. Clause 20 also contains an indemnity preventing you from making any claim against Airbnb in relation to your stay. This gives Airbnb legal protection. But you may make a claim against the host. The first step would be to formally write to the host outlining your claim. Airbnb may also assist with any disputes. If this fails, you can sue the host but whether the cost and effort is worth it will depend on the extent of your injury or illness. If you do make any claim against the host, they will likely rely on Airbnb’s insurance. Every Airbnb host is insured up to US$1 million (about A$1.5 million) through Airbnb’s <a href="https://www.airbnb.com.au/help/article/3145">Host Liability Insurance Programme</a>. This covers any bodily injuries incurred by guests (or others) and damage to or theft of any property belonging to a guest (or others). There are some exceptions to what Airbnb’s insurance will cover, such as intentional violence, mould and communicable disease. If you want compensation for something the host is personally liable for, you are more likely to have to take legal action, using a lawyer. Consider the costs carefully. <h2>What’s the maximum cleaning/damages fee an Airbnb host can charge?</h2> Cleaning fees are <a href="https://www.airbnb.com.au/help/article/2812">set by the host</a>. Airbnb provides a <a href="https://www.airbnb.com.au/help/article/3171">pricing tool</a> to help them calculate a reasonable fee – generally <a href="https://www.igms.com/airbnb-cleaning-fee/">based on size and facilities</a> – but there is no maximum, presumably on the rationale that market forces (and reviews) will deter hosts from charging too much. Nor is there a maximum damages fee. You can formally <a href="https://www.airbnb.com.au/d/anz-prohost-resource-centre-support">dispute the amount</a> with Airbnb, which will determine if it is reasonable, relying on information provided by both parties. Charging exorbitant prices is not illegal though Australian Consumer Law does prohibit “<a href="https://www.accc.gov.au/business/selling-products-and-services/unfair-business-practices#toc-unconscionable-conduct">unconscionable conduct</a>”. But, again, you need to initiate legal proceedings and have a court agree you deserve compensation. <h2>Where to go for help and advice</h2> You can <a href="https://www.airbnb.com.au/d/anz-prohost-resource-centre-support">contact Airbnb</a> for any account, listing, or reservation-related questions. Online forums can also be useful for advice and support. You can report consumer complaints to the <a href="https://www.accc.gov.au/about-us/contact-us/report-a-consumer-issue">Australian Competition and Consumer Commission</a> but the federal regulator does not resolve individual complaints or provide legal advice on your rights and obligations. For preliminary advice go to the following state and territory consumer advice agencies: <hr /> <iframe id="lhlWv" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/lhlWv/2/" width="100%" height="400px" frameborder="0"></iframe> <hr /> Please note this article does not constitute legal advice. If you need legal advice, consult a lawyer.<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/211026/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/mark-giancaspro-182268">Mark Giancaspro</a>, Senior Lecturer in Law, <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/what-are-your-rights-as-an-airbnb-renter-in-australia-a-law-expert-answers-6-common-questions-211026">original article</a>.

Legal

Grandparents to the rescue in the face of soaring rents

As the cost of living in Australia continues to rise, taking rental and property prices up with it, younger generations are facing a whole new host of challenges when it comes to putting a roof over their heads. But for one woman from New South Wales’ Blue Mountains region, the answer lay closer than she ever could have anticipated. As 24-year-old Isis Pattison told ABC’s Hack, she had been looking for an affordable rental in her local area for months when she lost track of how many applications she’d submitted, and the entire ordeal had become “ridiculous” - until she’d taken her grandmother, Debbie, along with her. Debbie explained that her granddaughter had been looking at a yurt that “was round and connected by a little pathway. And they wanted $370 a week for it”, and that she had been shocked by the cost. Her solution? Offering Isis a place in her own home, so that she could “save that $370”. And Isis’ financial boost wasn’t the only benefit to come of the whole arrangement, with Debbie noting that she’d “been on my own now for nearly eight years. It’s been very lonely and expensive on my own.” She’d been hit hard by the cost of living crisis too, she revealed, admitting that she had been struggling to make ends meet between bills and essential home items, including everything from food to electricity and heating. At the worst of it all, the grandmother had even feared she may have to sell the home she’d been making for herself since 1981. But things had picked up for Debbie with the arrival of her new roommate, as while Isis wasn’t paying rent at her grandmother’s, she was helping out with the bills, paying half. “It's a big help,” Debbie said. “I'm grateful and happy that she's here. I think my standard of living is a little bit better. I've got the heating on now.” For Isis, who intended to return to university and undertake a nursing degree, her grandmother’s generosity meant more than just extra dollars in her savings account, too. “I think it really works for us as well, because we’ve always just had a good connection,” she shared. “We understand each other, which makes it a lot easier.” And they aren’t the only ones who’ve turned to multigenerational living to combat the crisis, with the University of New South Wales’ Edgar Liu revealing that “one in every five people” have returned home since the COVID pandemic swept the country. Unsurprisingly, the most common reasons behind the moves were the cost of living and related finance woes. As Liu explained, “that encompasses a whole range of things from sharing bills, or finding better value and sharing costs." Images: Getty

Real Estate

House with "free" rent listed with major catch

A dilapidated house has been leased for free, offering prospective tenants 12 months of free housing. However, the three bedroom house in south-west Sydney must undergo a full renovation before anyone can move in. Originally posted on Domain, the house has been deemed "currently uninhabitable", with the listing quickly going viral before being taken down. The listing read, “3 bedroom family home perfect for the growing family, nestled in a quiet yet convenient location being close to all the wonderful amenities such as transport, parks, schools, shops in need of a renovation.” Hidden deep within the listing was the information that the house is not currently fit for anyone to live in, with the tenants being expected to front the cost of the entire renovation. “Property is currently uninhabitable - work is required before moving in. The landlord does not have the funds to renovate the property,” the listing said. The listing agent described it as an opportunity for a “savvy minded person or persons with trade knowledge and experience”. The successful tenant will be required to pay for the “full renovation at their own expense”, and in return will receive a three-year lease at the property with the first year coming with no charge. However, they will then need to pay for the second and third years of their lease, with the rent "negotiable" at $650 a week. The listing quickly went viral, with commenters calling out the landlord's "audacity" to ask such a task of a renter that only receives one year of free housing for all their hard work. “Next they will tell you to build a house which you can then rent back,” one person said. “Wow. Just when you thought the audacity was at its most audacious,” another person commented. On Reddit, commentators also pointed out the new tenant would need to spend thousands on the renovation, making the one year of free rent basically worthless. "What a steal. Instead of paying $33,800 a year (the $650 they want after the first year) you get to spend 100-200k+," someone said. "If the landlord is tight on money and doesn't have the funds to renovate, they should just sell the place," another commented. Image credits: Domain

Real Estate

What made rents soar? It might have been COVID, and pairing off

So, you think you know why rents climbed. You probably think was skyrocketing interest rates and a tsunami of migration. It’s true that interest rates have jumped more over the past year than at any time on record, and it’s true that migration has roared back – in the six months to September 2022 (the latest month for which we’ve official figures) arrivals exceeded departures by <a href="https://www.abs.gov.au/statistics/people/population/national-state-and-territory-population/sep-2022">170,000</a>. But here’s the thing. Advertised rents began climbing sharply in <a href="https://www.realestate.com.au/insights/where-rents-prices-are-really-skyrocketing-in-some-cases-by-600-a-week-more/">late 2021</a> – six months before the Reserve Bank began pushing up interest rates, and at a time <a href="https://theconversation.com/top-economists-expect-rba-to-hold-rates-low-in-2022-as-real-wages-fall-175054">when it was forecast not to</a>. And “net migration” was <a href="https://www.abs.gov.au/statistics/people/population/national-state-and-territory-population/sep-2021">negative</a> back when rents were taking off – meaning the number of arrivals didn’t even match the number of departures. <h2>It’s supply and demand</h2> Something else made rents move. As it happens, there’s no particular reason to think interest rates would have quickly affected rents even if they had been climbing. If higher rates force some landlords to sell, and they sell to other landlords, the number of properties for rent won’t change. If those landlords sell to owner occupiers who would otherwise rent, they cut both the number of rental properties and the number of renters. What matters for rents, as for any price, is the demand for and the supply of the product being priced. More demand (more renters wanting properties) and the price climbs. More supply (more properties available for rent) and the price falls. On the face of it, neither demand nor supply was changing much during COVID as rents started climbing. Australia’s population was growing more slowly than at any time <a href="https://www.rba.gov.au/speeches/2023/sp-gov-2023-04-05.html">in modern history</a>. And, as best as we can tell, the number of properties available for rent was climbing, <a href="https://www.abs.gov.au/statistics/industry/building-and-construction/building-activity-australia/latest-release">albeit weakly</a>. What did change during COVID, according to the research department of the Reserve Bank, was the <a href="https://www.rba.gov.au/publications/bulletin/2023/mar/renters-rent-inflation-and-renter-stress.html">average number of people per household</a>. The change doesn’t sound big – the average fell from a bit above 2.6 residents per household to a bit below 2.55 – but applied to millions of households it meant about <a href="https://www.rba.gov.au/speeches/2022/sp-ag-2022-05-25.html">140,000</a> more houses and apartments were needed than would have been. <h2>Average household size (capital cities)</h2> The sudden change was awfully for hard for the building industry to respond to, especially when it was laid low by COVID. Why did we suddenly want to live with fewer people? The head of the Bank’s economic division, Luci Ellis, thinks it was COVID itself, and lockdowns. We suddenly became more precious about sharing space. <h2>‘Love the one you’re with’</h2> Ellis says proportion of Australians living in group houses declined and stayed low. Faced with the choice of living with a large number of housemates and just one other person, perhaps a romantic partner, a lot of renters left group houses and <a href="https://www.rba.gov.au/speeches/2022/sp-ag-2022-05-25.html">shacked up with each other</a>. As she put it last year, "On the question of who you would rather be locked down with, at least some Australians have voted with their removalists’ van, by moving out of their share house and in with their partner." There’s more to it of course, but where the supply and demand for anything are roughly in balance (rents had been increasing by <a href="https://theconversation.com/rent-crisis-average-rents-are-increasing-less-than-you-might-think-189154">less than 1% per year</a> in the four years before COVID, and fell in the first year of COVID) any sudden change in either supply or demand can move prices quickly. <h2>Advertised rents aren’t typical …</h2> Having said that, for most renters prices are still moving slowly. Advertised capital city rents are up <a href="https://www.realestate.com.au/insights/where-rents-prices-are-really-skyrocketing-in-some-cases-by-600-a-week-more/">13%</a> over the past year, and advertised regional rates up 9%. But average rents (the average of what all renters pay) are up only 4.8%. The rents charged to ongoing tenants climb <a href="https://theconversation.com/rent-crisis-average-rents-are-increasing-less-than-you-might-think-189154">much more slowly</a>than the rents charged to new tenants, in part because landlords often like their tenants, and in part because for the first year renters are usually on fixed contracts. But over time as renters move home, and landlords become less squeamish, more and more renters tend to pay the rents advertised. It makes the increase in advertised rents an unwelcome sign of what’s to come. <h2>… but they’re a sign of rents ahead</h2> And it might get worse. Reserve Bank Governor Philip Lowe says population growth is set to climb to <a href="https://www.rba.gov.au/speeches/2023/sp-gov-2023-04-05.html">2%</a> – near the peak reached during the resources boom. We won’t be able to build houses anything like that fast. Lowe says the last time Australia’s population surged it took about <a href="https://www.rba.gov.au/speeches/2023/sp-gov-2023-04-05.html">five years</a> for housing supply to fully respond to housing demand. We’ve ways of dealing with it of course. One is to re-embrace group homes, another is to delay moving out of our partents’ homes, or to move back in. But even if this does happen, Lowe says, with typical understatement, that rent inflation – ultra-low before COVID – is likely to stay “quite high” for some time. Image credits: Getty Images This article originally appeared on <a href="https://theconversation.com/what-made-rents-soar-it-might-have-been-covid-and-pairing-off-203542" target="_blank" rel="noopener">The Conversation</a>.

Real Estate

"It’s just about their greed”: Pauline Hanson slams Pay The Rent initiative

Pauline Hanson has blasted a new proposal that would see Australian homeowners pay “rent” on the land they own to First Nations Australians, calling the idea “outrageous”. The initiative, called Pay The Rent, proposes a weekly payment from non-Indigenous homeowners to a “Sovereign Body of First Nations people” who will decide where the money is allocated without the input of the government. The body, which is driven by the motto “saying sorry isn’t enough”, aims to turn the scheme into an organisation that encourages all Australians to “honour the legacy of the Elders” by doing their part for the land through financial donations. “It is a somewhat more just way of living on this stolen land,” its website states. While there have been no official calls to make the scheme government policy, ex-Greens senator Lidia Thorpe and feminist author Clementine Ford have backed the initiative. Despite some support for the scheme, Pauline Hanson has been vocal in her disapproval, going as far as pushing others to sign a petition to “Stop the Rent Tax”. Her party has also released a statement branding the scheme as “deeply flawed and unjust” and a “distraction” from the real issues faced by the Indigenous community. Now, in her latest address to the senate, Hanson doubled down on her criticism of the plan, claiming it was “offensive” towards white Australians. <blockquote class="twitter-tweet"> The idea that non-indigenous Australians should pay rent to indigenous Australians is offensive and outrageous. Australia belongs to all Australians regardless of race. Let's reject this discrimination and focus on real problems affecting all Aussies! <a href="https://t.co/67oTXL5G8f">pic.twitter.com/67oTXL5G8f</a> — Pauline Hanson 🇦🇺 (@PaulineHansonOz) <a href="https://twitter.com/PaulineHansonOz/status/1638050131122733056?ref_src=twsrc%5Etfw">March 21, 2023</a></blockquote> “The idea Australians should pay rent for living in their own country is offensive, it’s based on the idea that only Aborigines (sic) own Australia. They don’t,” she said. “I was born here and no self-identifying Indigenous Australian including those with minute amounts of Indigenous heritage has more right or connection to this land than I do.” Senator Hanson continued by claiming all Australians had contributed to the nation’s achievements, failures and values, suggesting the scheme would be “discriminatory” towards the non-Indigenous community. “The only good thing about the race-based rent idea is that the activists who want it reveal their true motivation,” she said. “It’s not about justice or redress, it’s about money. Other people’s money. It’s just about their greed.” She continued her speech by slamming the Voice to Parliament, insisting it would be a gateway to giving the body a reason to introduce similar plans to the Pay The Rent initiative. “It’s only a matter of time before non-Aboriginal Australians are forced to pay yet more tax, a race-based rent tax,” she said. “As usual the Aboriginal industry will keep all the money and truly disadvantage Aborigines (sic) and remote communities will continue to suffer poverty, unemployment and crime.” While some agreed with Hanson’s opinions, those in favour of the initiative argued it was the least that could be done to support the Indigenous community. “It‘s their land – they never ceded ownership. After they suffered a century of genocide – rent is the least we should give them,” one comment read. Image credits: Getty Images

News

Landlord rents out balcony for $300 a week

As the housing crisis in Australia continues, one landlord has decided to capitalise on the desperation of renters by leasing a balcony for $300 a week in a bizarre listing. The landlord shared the “room” on Facebook, sharing photos of the enclosed balcony with city views, obscured by tarps and heavy curtains, along with a peculiar list of questions for prospective tenants. “Man Private Room Sydney Cbd. 1 boy only. $300/week,” the ad read. “Quick response 04******** Please kindly send me your information.” The ad then prompts tenants to list what items they will be bringing into the apartment, before the landlord asks applicants to provide their nationality. The balcony room is in Haymarket’s Miramar building in the Sydney CBD, although any views of the city skyline have been obstructed with silver tarpaulin, while the glass sliding doors leading to the actual apartment were concealed by blue curtains. A blue single mattress has been squeezed into one corner of the balcony room, opposite a small desk and TV, with both walls adorned with tropical-themed art. When the landlord was contacted on the phone by news.com.au, they answered several questions before refusing to speak further with a female journalist. He said he had received “a lot of interest” and several calls about the property, though wouldn’t specify how many people had been in touch. A three-bed, two-bath unit in the building sold for $1.15 million in September last year, while the estimated rental income for a two-bed, one-bath unit is $810 per week. Even a parking space in the Miramar can be rented out for $650 a month. The listing comes amid unprecedented pressure on the Sydney rental market, with record-low vacancy rates pushing prices sky-high. The median rent for a house in Sydney reached a record high of $650 per week at the start of the year, while the median rent for a unit was also at a high of $550. Tenants have little choice but to pay up, with the national vacancy rate at just 0.9 per cent. Image credits: Facebook

Real Estate

How much it costs to rent Hugh Jackman’s bucket list home

After building and developing this stunning, minimalist East Hamptons estate over a period of six years, Wolverine star Hugh Jackman and his wife Deborra-lee Furness have decided to put it to better use by popping it onto the rental market – and it will only set you back around half-a-million dollars per month, according to <a href="https://www.corcoran.com/listing/for-rent/20-hedges-banks-drive-east-hampton-ny-11937/6517169/regionId/3" target="_blank" rel="noopener">Corcoran.com</a>. “Stunning Modern Waterfront Compound!” screams the listing. “Beautifully done, highest end construction, with every amenity, including gym, theater, flush edge pool, jacuzzi, and two single and separate homes, set high on the bluff overlooking the open bay with the most spectacular views!” After Hugh bought the property for $3.5m in 2015, he and Deborra-lee spent six long years renovating it, and turning it into what Furness described as her “lifelong dream”. Architect Stelle Lomont Rouhani collaborated with Jackman and Furness to create “the utmost Zen tranquillity overlooking the Gardiner's Bay in East Hampton”. The minimalist main house with a gourmet kitchen, Gaggenau appliances and an informal dining room features a hand-carved solid bleached walnut dining table, custom crafted by Field & Co., 3 en suite bedrooms, floor-to-ceiling glass doors, and a guest house, meticulously renovated and features open living space complete with a top-of-the-line kitchen with bar area, a step-down open living room with lounge-style seating, along with a loft bed and lounge areas and a primary suite overlooking the oversized pool and spa sitting above the bay with a spectacular 180-degree vista of the water. Set on a sprawling 2.5-acre plot, the 5-bedroom, 5 1/2 bath compound is the ultimate retreat with all the amenities of a 5-star resort. Images: Corcoran.com

Real Estate

Illegal renting practice to be hauled over the coals

Both Labor and Liberal politicians have backed calls to reform the NSW rental market and rental practices. As the property crisis deepens amid rising rents and dwindling stock, rental bidding in particular has been highlighted as a major issue although the practice is banned in Victoria, Tasmania and Queensland. However, in NSW, agents and landlords can advertise properties without a fixed rate, or just list a range. The practice creates a situation where applicants can opt to pay high rent, outbidding those who can’t afford to. This comes as vacancy rates have dipped to levels not seen since 2003, while prices have increased by 3.2%, recent data has revealed. Speaking with The Daily Telegraph, Fair Trading Minister Victor Dominello said the Department of Fair Trading are currently preparing for a complete overhaul. “This is obviously an area where vulnerable people are exposed and needs reform,” he said. “I have asked my agency to investigate and come back with recommendations.” Speaking to Mr Dominello on Monday morning, <a href="https://www.2gb.com/fair-trading-minister-condemns-dodgy-real-estate-agents/" target="_blank" rel="noopener">2GB’s Chris Smith</a> claimed “dodgy real estate agents” were part of the reason NSW residents are pressured to spend so much to secure a rental property. Mr Dominello said that while some landlords have been forced to increase rents due to rising interest rates, the underlying issue comes down to a lack of rental properties being offered. “That’s the heart of it. It’s supply and demand,” he told Smith. Shadow Minister for Water, Housing and Homelessness Rose Jackson also condemned the trend and welcomed a review into the practice. Image: Shutterstock

Real Estate

Aussie man faces sky-high rent for “rotten” home

As the cost-of-living and housing crisis collide, it has left many Aussie renters living in poor conditions while paying an increasing amount to do so. For Jarod, who wished for his surname not to be used, this has meant experiencing multiple rental increases over the past couple of years, all while living in a home without heating or cooling that is “falling down”. The 51-year-old lives in Hobart, one of the country’s least affordable cities, and has gone from paying $450 a week back in 2020 to a hefty $540 now, with another jump expected to hit in the coming months that he is estimating will be upwards of $600. As a result of the skyrocketing rent, he has been forced to share the rental with a friend since it is “impossible” for him to live alone. “It’s set a precedent for greedy landlords and you think you are paying a lot of rent so you would get good services but this house is rotten and it’s falling down,” he told <a href="https://www.news.com.au/finance/real-estate/renting/impossible-rental-crisis-reveals-unaffordable-homes-across-australia/news-story/9037cc4ad2bd91b8c34cd03f176f032a" target="_blank" rel="noopener">news.com.au</a>. “The bathroom is falling into the floor, there is no heating and no cooling and this is a 200-year-old house that is basically in original condition. “But that’s not uncommon. I have looked at a lot of viewings and you see a really bad kitchen with no working oven and no heating and they still want top dollar and are not willing to budge to do any renovations.” The semi-retired antique dealer is also taking part in a project with Everyday’s Home, an affordability campaign group, by measuring the temperatures in his home. He told the outlet that one of his rooms measured at 41C recently despite the peak of summer still to come. Having moved to Tasmania in 2008, Jarod said he was easily able to find affordable rentals until 2016, with the recent exodus of people from Sydney and Brisbane making things even worse. “It’s causing strain on relationships with other people, like the other person I live with and my family and I’ve had to ask my family for money over the recent period as I’m struggling financially,” he said. “I have started to look but I don’t drive so I have had to look out in the remote areas and they are just really difficult with transport and getting around and getting to basic stuff like the shops. “Then you’re sacrificing your lifestyle and things like the shops and day-to-day activities that you would normally do. It’s just a really anxiety-ridden process. “I have been trying to find somewhere else but it’s really difficult as there is no stock available for the people looking as well, so you go to somewhere for example and there will be hundred people there.” Jarod’s story comes as a new rental affordability report from SGS Economics and National Shelter found that 40 percent of low-income households are experiencing rental stress, as well as struggling to pay for food, heating, and healthcare. In comparison, only 35 percent of low-income households were experiencing rental stress in 2008. The housing crisis has affected renters across the country, with historic lows in affordability being recorded in Brisbane, Perth and Sydney. Ellen White, the lead author of the report, said the rental crisis had spread to regional areas following the pandemic, with the recent floods also having an impact. National Shelter CEO Emma Greenhalgh has called for rental reform to help curb the rental crisis and stop the rise in homelessness and housing stress. “We need rental reform that includes limiting rent increases and adjustments to income support including Commonwealth Rent Assistance,” she said. “We also need greater investment in social and affordable housing to reverse a decade-long decline.” Images: news.com.au

Real Estate

Leaked email advises landlords to increase rent amid housing crisis

A real estate agency in Brisbane has come under fire over a leaked email in which landlords were advised to consider raising rents by more than 20 percent amid Australia’s worsening rental crisis. The email, sent by Ray White East End, asked landlords to consider whether their properties were being “under-rented” and advised them to increase rents by “above 20 percent” - more than double the rate of inflation - with potential earnings of an extra $10,000 a year. “Our property managers have been reviewing all our lease renewals and on average recommending a 17% rent increase on the leases renewed in October & November this year,” the email said, per <a href="https://www.theguardian.com/australia-news/2022/oct/17/brisbane-real-estate-agency-advises-landlords-to-increase-rents-by-over-20-amid-housing-crisis" target="_blank" rel="noopener">The Guardian</a>. “As we are planning December lease renewals, the average lease renewal recommendation is above 20%. This can be as much as $10,000 per year in additional rental income.” The agency said that “many landlords are not being provided with the information to make an informed decision” about rent increases, claiming that landlords were being advised to sign long-term leases with increases of $5 to $20 a week. The email also said that most tenants “are agreeable” to the increases and would understand that it is “fair and reasonable” based on what is available on the market. “On average, apartments in West End/Highgate Hill/South Brisbane/Brisbane CBD are renting for one bedroom $480 to $520+ [a week and for] two bedrooms $675 to $850+ [a week],” the email said. “If you are not achieving these rents (at a minimum), you should be asking why?” It comes as the Queenlsand government prepares to hold a housing summit to address rising homlessness and rental stress across the state. Penny Carr, the chief executive at advocacy organisation Tenants Queensland, said the email was an example of “opportunistic price-gouging” that is happening across Australia at the moment. “Rents are unaffordable for people at the moment and tenants are having to absorb increases because of fear of not finding another property or becoming homeless,” she said. “We should only allow rent increases above CPI if they’re justifiable and there’s been major work to the property or something’s had to be replaced.” Ms Carr said rent increases have been due to vacancy rates and supply and demand, and that the email dispels the myth that a land tax proposed by the government last year for interstate investors is to blame. Meanwhile, Ray White East End principal realtor Luke O’Kelly said rental affordability relies on investors. “Over the past 12 months, Brisbane has had some of the strongest population growth in the country and this has most clearly shown up in rental growth,” Mr O’Kelly said. “Right now, Brisbane doesn’t have enough homes for those that want to live here … with rents rising so quickly, Brisbane needs more property investors.” Fiona Caniglia, executive director of not-for-profit housing and homelessness organisation Q Shelter, said the timing of the email couldn’t be worse. “It is disappointing to hear this the week of the emergency housing summit to be honest,” she told <a href="https://www.news.com.au/finance/real-estate/renting/dont-have-enough-homes-rental-agency-ray-white-tries-to-increase-rent-by-20-per-cent/news-story/e4ff2ab4807fffe3b50b90fe81069156" target="_blank" rel="noopener">news.com.au</a>. “We already know that many vulnerable Queenslanders are struggling to secure a rental property in the first place.” “There are record numbers of people showing up for the small number of properties listed right across Queensland. Such an increase will only benefit those on higher incomes and will of course again negatively affect vulnerable Queenslanders, forcing more people into homelessness.” Ray White’s chief economist Nerida Conisbee defended the email in a statement shared with the outlet, saying that the market is currently ideal for investors. “Right now, Brisbane doesn’t have enough homes for those that want to live here,” she said. “This is making it tough for renters but does make it a good place to invest. While red hot house price growth is unlikely to start up again in the near future, yields are increasing as rents rise.” With Australians paying an extra $7.1 billion in rent over the past year and the average renter spending $62 more a week than this time last year, Greens housing and homelessness spokesperson Max Chandler-Mather said the email showed that urgent action is needed. “It’s this sort of flagrant price-gouging that demonstrates exactly why we need a national two-year freeze on rent increases,” he said. Image: Getty Images

Real Estate

5 things to do before renting to family or friends

Home owner Lisa wishes she had never agreed to rent out her Sydney investment property to a friend. The decision to offer her two-bedroom flat to a friend who was looking for a pet-friendly place to stay after splitting from her husband has taken its toll on their relationship and left the pair barely speaking. “I always said I wouldn’t rent to friends and I wish I hadn’t,” the Sydneysider told Domain. “It makes everything a lot more complex and harder to do the normal things you need to do to keep an investment property sustainable financially.” “When things go wrong, it’s very hard to tell them that they can’t do that or they need to change what they are doing,” she said. Lisa self-manages the flat which she has been renting to her friend at market rate for one year and tried to address her concerns about renting to a friend with extra detailed points on the tenancy agreement. “She still complains about every little thing that is no problem at all,” Lisa said. “The cons (of renting to a friend) is that they think they are special and will get special treatment; also they may contact you often regarding things that are not of your concern (as a landlord), seeking help as a friend. “Simply don’t do it,” was her advice to others considering renting to family or friends. L.J. Hooker’s head of property investment management Amy Sanderson said the key to renting to family or friends was setting clear guidelines before they moved in. She said that apart from signing a formal tenancy agreement, the parties should have an upfront discussion about boundaries and the level of contact they will have and their responsibilities for the property’s bills and maintenance. “When it works out, it absolutely does have benefits … a home is a really big financial commitment, so to have a complete stranger in there can be quite nerve-racking; to have someone you know in there, can be a big relief and really nice,” she said. “Also to be able to give a family member a roof over their head and some sort of stability is lovely – while everything is good, it’s great; but when it’s bad, it goes really bad.” Ms Sanderson said it could be challenging to avoid getting emotionally involved and doing yourself a financial disservice by making concessions for your tenant, such as letting them pay you back for rent. “If it gets awkward or to a point that someone is not abiding by the lease agreement, you need to be comfortable to stand up and have those conversations. If you’re not, you should give it to an agent.” McGrath leasing team leader James Lovell agreed and noted disagreements could be hard to resolve without a property manager. <img src="../media/36304/image__498x245.jpg" alt="Image_ (256)" width="498" height="245" /> “There is the chance that either the landlord or tenant will not hold up their responsibility, whether the landlord is not getting the repairs done or the tenant is not paying rent … when you have a relationship with them, the conflict can be more difficult to handle; you’re probably not looking at it just through the eyes of the law. “If you are going to self manage, keep yourself covered and reference everything you do, quite often; especially between family and friends, things can be said and not documented.” Lovell said that if landlords did their due diligence there was no reason the arrangement couldn’t work out well for both. Luke, from Shoalhaven, who has been renting out an investment property to his parents at slightly below market rate for about six years, said it was nice to be able to have a tenant you knew would respect your property. “My parents know this property will become something used to support us when we retire, so they are always making sure they take care of it. Some tenants just don’t think about having grease on their shoes and walking it over the carpet, or moving thier furniture over the lino or floor boards and ripping or scratching it up – they just think it’s wear and tear the landlord can deal with.” He said he and his partner would always be willing to rent to selected family members. “We have refused to rent to some family who drink heavily or have previously been evicted from places for damaging it or not paying rent … we were very close when I was a kid, but at the end of the day, these are investment properties, not charity, and you have to be willing to turn off the heart and work only from the brain. “If it’s the right fit though it works for both sides. I think they see the positives we offer them – slightly cheaper rent if we can afford it and we regularly maintain the property and make sure it’s comfortable for them, and they offer us the security of having a long-term tenant and a respectful tenant and it means that we don’t have to pay an agent to manage our property.” Five things you should do if renting to family or friends: <ol> <li>Do a detailed property inspection and take them through it – don’t skip this step just because you know them.</li> <li>Complete a tenancy agreement.</li> <li>Set contact boundaries – can they call you whenever they like, can you drop in for a cuppa whenever you like or will you have more of a traditional landlord-tenant relationship?</li> <li>Determine what bills you will pay and what bills the tenant will pay.</li> <li>Discuss each person’s responsibility for the maintenance of the property to ensure no one is under the wrong impression.</li> </ol> Have you ever rented to family or friends? Written by Kate Burke. First appeared on <a href="http://www.domain.com.au" target="_blank" rel="noopener">Domain.com.au</a>. Image: Getty

Legal

Rent crisis? Average rents are increasing less than you might think

You wouldn’t know it from the pages of our daily newspapers, but the rate of growth in rents has been pretty modest. Not everywhere, not for everyone, but for most Australians who rent. According to the most recent count used by the Bureau of Statistics to compile the consumer price index, rents increased by only <a href="https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/consumer-price-index-australia/latest-release#overview" target="_blank" rel="noopener">1.6%</a> in the year to June. By comparison, wages climbed <a href="https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/wage-price-index-australia/latest-release" target="_blank" rel="noopener">2.6%</a>. Higher increases in other prices pushed the overall consumer price index up <a href="https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/consumer-price-index-australia/latest-release" target="_blank" rel="noopener">6.1%</a>. Rent decreases during COVID mean that over the past five years the total increase has been just 1.5%. Average rents are barely any higher than they were at the start of COVID. <hr /> <iframe id="GnFV0" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/GnFV0/2/" width="100%" height="400px" frameborder="0"></iframe> <hr /> The Bureau gets its data direct from the computers of real estate agents, state housing authorities and the Department of Defence (for Darwin). It covers rent actually paid, for a “<a href="https://www.abs.gov.au/statistics/detailed-methodology-information/concepts-sources-methods/consumer-price-index-concepts-sources-and-methods/2018/price-collection" target="_blank" rel="noopener">matched sample</a>” of dwellings, meaning it refers to the same dwellings each quarter so as to record genuine price changes. Actual versus advertised rents In contrast, the media (and some <a href="https://everybodyshome.com.au/resources/housing-criticalthe-role-of-housing-in-solving-critical-skill-shortages-across-the-regions/" target="_blank" rel="noopener">interest groups</a>) prefer to focus on the data for “advertised” or asking rents. These have been growing more strongly than the overall mass of rents paid. Nationwide, advertised rents climbed <a href="https://www.corelogic.com.au/news-research/news/2022/residential-rents-hit-record-highs-as-national-vacancy-rates-plummet" target="_blank" rel="noopener">8.2%</a> in the year to June, and by almost 18% over the five years to June on CoreLogic’s data. But advertised rents are only a tiny fraction of the rents actually paid. Not all properties get advertised. Advertised rents don’t always match up with the agreed rent. Most renters remain on existing contracts. Although advertised rents might be expected to relate to overall rents over time, they are not necessarily representative of the entire market. Our main concern ought to be what has happened to low-income renters. Low increases for low-income renters Australia’s lowest-income renters receive rent assistance, which is pretty frugal. Single renters get no more than <a href="https://www.servicesaustralia.gov.au/how-much-rent-assistance-you-can-get?context=22206" target="_blank" rel="noopener">$73 a week</a>, and very large families up to $97. But the typical rent paid by Australians on rent assistance hasn’t increased much. Over the year to June, the median rent for rent assistance recipients climbed by 1% – roughly $5 per week. Over the past five years it has increased 9% – somewhat less than the increase in the consumer price index of 10.7%. Over the longer term, low-income rents have increased more sharply. Households in the bottom 40% of income distribution used to spend around 22% of their after-tax income on rent, and now spend about 30%, down from a peak of 32%. <hr /> <iframe id="pRiMR" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/pRiMR/2/" width="100%" height="400px" frameborder="0"></iframe> <hr /> If there is a crisis in rents, the figures suggest it is not widespread. Rents in locations including Perth and Darwin are climbing much more strongly than others as they come off long periods of negative rent growth. The growth in asking rents is most pronounced away from the cities, in particular in holiday and tree-change destinations such as Richmond-Tweed (including Byron Bay), Gold Coast, Sunshine Coast and Wide Bay. Some were experiencing strong growth in asking rents before COVID, which accelerated through COVID. <hr /> <iframe id="JMbb7" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/JMbb7/2/" width="100%" height="400px" frameborder="0"></iframe> <hr /> Other regions, including parts of Sydney and Melbourne, have experienced subdued or <a href="https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/consumer-price-index-australia/latest-release#overview" target="_blank" rel="noopener">negative</a> growth. Across all renting households we are yet to see any serious growth. To date, the “rent crisis” has been felt mainly in a few specific locations and among people looking for new rental properties.<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/189154/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/ben-phillips-98866" target="_blank" rel="noopener">Ben Phillips</a>, Associate Professor, Centre for Social Research and Methods, Director, Centre for Economic Policy Research (CEPR), <a href="https://theconversation.com/institutions/australian-national-university-877" target="_blank" rel="noopener">Australian National University</a> This article is republished from <a href="https://theconversation.com" target="_blank" rel="noopener">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/rent-crisis-average-rents-are-increasing-less-than-you-might-think-189154" target="_blank" rel="noopener">original article</a>. Image: Getty Images

Money & Banking

Tiny “furnished” flat asks for eye-watering rent

While many might consider sacrificing some extra space in their home for a cheaper price, the landlords renting out this studio flat in London have gone the opposite direction and raised eyebrows for the interesting interior design choices. The one-bedroom, one-bathroom flat in Streatham, London, has been <a href="https://www.openrent.co.uk/property-to-rent/london/studio-flat-knollys-road-sw16/1460779" target="_blank" rel="noopener">listed</a> on UK site OpenRent for a hefty £1147 ($1959) a month. Though it appears quite ordinary from the outside and the listing details, things become stranger as you look through the interior photos provided. The furnished flat comes with a double bed, which has been shoved against the window and just a few footsteps away from the kitchen, including an oven, sink, bar fridge, and cabinets. The bathroom is just as bizarre, with the toilet located beneath a cut-out section of the wall and thin, rectangular mirrors above it and the single sink in the adjoining room. Despite being advertised as furnished, potential renters will need to source everything else to go with the bed and wooden cabinet provided. The interiors also feature grey walls, timber floorboards, and a slanted roof in the bedroom and kitchen area. The property has been available to rent since early August, with a minimum tenancy of one year and a maximum of two tenants. Images: OpenRent

Real Estate

If your landlord wants to increase your rent, here are your rights

Inflation is pushing up interest rates. Interest rates are pushing up mortgage costs. There’s talk of a rental supply crisis. This means there’s a good chance your landlord wants to increase your rent. So what are your rights as a renter? That depends on where you live, because residential tenancy laws are determined by state and territory governments. There are, however, many commonalities. Here’s a rundown. When can your landlord raise the rent? In every state and territory there are limits on when and how often your landlord can raise the rent. If you are on a fixed-term lease your rent cannot be increased during the lease period, unless the lease itself specifically provides for such an increase. This makes it worthwhile to negotiate a longer fixed-term lease if you can. If you are on a periodic (month-to-month) lease, state and territory laws set limits on the frequency with which the rent can be increased. For the Northern Territory, Queensland and Western Australia, rent can be raised every six months. Elsewhere, it is every 12 months. <hr /> <iframe id="jPQW9" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/jPQW9/3/" width="100%" height="400px" frameborder="0"></iframe> <hr /> What must the landlord inform me of? Landlords do not need to provide a reason for increasing the rent. They are, however, required to strictly follow notification procedures – informing you in writing, using forms that are specified in relevant regulations, and giving you advance notice of the increase. Minimum notice periods are about 60 days in most states and territories (see the table above) and 30 days in the Northern Territory. If your landlord does not comply with these requirements, you are not obliged to pay the higher rent. Is there any limit on how much my rent can increase? The Australian Capital Territory is the only jurisdiction that puts a cap on rent increases. They are limited to no more than 10% above the Consumer Price Index for Canberra. Any larger increase must be approved by the <a href="https://www.acat.act.gov.au/case-types/rental-disputes/rent-increases">ACT Civil and Administrative Tribunal</a>. In all jurisdictions, however, you can appeal to the tribunal or court that oversees residential tenancy laws if you believe a rent increase is excessive. These bodies have the power to reduce or refuse the increase. They can also order landlords to reduce the rent in some circumstances (such as if disrepair or damage makes the property less fit for living). No state and territory residential tenancy legislation defines what makes rent “excessive”. But they do include similar lists of things a tribunal or court may consider to determine whether rent is excessive. These include the rent of comparable premises, and the property’s value and condition. You will need to provide this evidence, because the burden of proving your rent is excessive is on you. Can I be evicted so the landlord can charge more rent? A landlord can terminate a fixed-term lease at its expiry for any reason (as long as they follow the notice provisions). They cannot terminate a fixed-term lease earlier than its expiry just so they can raise the rent for new tenants. They must have a legitimate reason, for instance if you are continually breaching the terms of the lease, or making the property uninhabitable. They must provide the reason in writing. With the exception of Victoria, a landlord can terminate a periodic lease for any reason. The only requirement is a minimum notice period. In Victoria, your landlord must give and substantiate a valid reason. Wanting to lease out the property at a higher rent is not a valid reason. In short, what to check? 1) Check your lease. If it’s a fixed-term lease, look to see if the terms allow for a rent increase. 2) Check your landlord has used the correct form for the notice and given you at least the minimum notice period. 3) Seek advice from your local tenants’ advisory service or relevant government tribunal or agency if you are in doubt. The organisations in the following table are a good place to start. <hr /> <iframe id="mCf23" class="tc-infographic-datawrapper" style="border: none;" src="https://datawrapper.dwcdn.net/mCf23/3/" width="100%" height="400px" frameborder="0"></iframe> Correction: This article has been amended to correct the minimum notice period in NSW. It is 60 days, not 90 days as originally stated.<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/190126/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" /> <a href="https://theconversation.com/profiles/brendan-grigg-1377368" target="_blank" rel="noopener">Brendan Grigg</a>, Senior Lecturer in Law, <a href="https://theconversation.com/institutions/flinders-university-972" target="_blank" rel="noopener">Flinders University</a> and <a href="https://theconversation.com/profiles/hossein-esmaeili-426640" target="_blank" rel="noopener">Hossein Esmaeili</a>, Associate professor, <a href="https://theconversation.com/institutions/flinders-university-972" target="_blank" rel="noopener">Flinders University</a> This article is republished from <a href="https://theconversation.com" target="_blank" rel="noopener">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/if-your-landlord-wants-to-increase-your-rent-here-are-your-rights-190126" target="_blank" rel="noopener">original article</a>. Image: Getty Images

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

Women forced to do shocking act for $100 rent reduction

The debate: Should kids over 18 pay rent if they’re still living at home?

Homeowners often feel better about life than renters, but not always – whether you are mortgaged matters

Princess Diana's childhood home up for rent

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

What are your rights as an Airbnb renter in Australia? A law expert answers 6 common questions

Grandparents to the rescue in the face of soaring rents

House with "free" rent listed with major catch

What made rents soar? It might have been COVID, and pairing off

"It’s just about their greed”: Pauline Hanson slams Pay The Rent initiative

Landlord rents out balcony for $300 a week

How much it costs to rent Hugh Jackman’s bucket list home

Illegal renting practice to be hauled over the coals

Aussie man faces sky-high rent for “rotten” home

Leaked email advises landlords to increase rent amid housing crisis

5 things to do before renting to family or friends

Rent crisis? Average rents are increasing less than you might think

Tiny “furnished” flat asks for eye-watering rent

If your landlord wants to increase your rent, here are your rights

Our Partners

News

Shop

Catalogues

Newspaper

Contests

Entertainment

Travel

Health

Lifestyle

Finance

Property

Compare

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Information

Keep up to date

Search

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

Women forced to do shocking act for $100 rent reduction

The debate: Should kids over 18 pay rent if they’re still living at home?

Homeowners often feel better about life than renters, but not always – whether you are mortgaged matters

Princess Diana's childhood home up for rent

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

What are your rights as an Airbnb renter in Australia? A law expert answers 6 common questions

Grandparents to the rescue in the face of soaring rents

House with "free" rent listed with major catch

What made rents soar? It might have been COVID, and pairing off

"It’s just about their greed”: Pauline Hanson slams Pay The Rent initiative

Landlord rents out balcony for $300 a week

How much it costs to rent Hugh Jackman’s bucket list home

Illegal renting practice to be hauled over the coals

Aussie man faces sky-high rent for “rotten” home

Leaked email advises landlords to increase rent amid housing crisis

5 things to do before renting to family or friends

Rent crisis? Average rents are increasing less than you might think

Tiny “furnished” flat asks for eye-watering rent

If your landlord wants to increase your rent, here are your rights

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