The Times Australia
The Times World News

.

Rent freezes and rent caps will only worsen, not solve Australia's rental crisis

  • Written by Ameeta Jain, Senior Lecturer in Finance, Deakin University
Rent freezes and rent caps will only worsen, not solve Australia's rental crisis

Average housing rents across Australia have increased by about 10% per year[1] to February 2023 for new rentals, and just a bit lower than that for existing rentals.

Combined with rapidly increasing interest rates and wage rises not keeping pace with inflation, this is placing huge strain on the average household purse, prompting calls for improved rental market conditions.

Read more: To deliver enough affordable housing and end homelessness, what must a national strategy do?[2]

The Greens[3] are refusing to pass the $10 billion Housing Australia Future Fund bill to provide more community housing unless the federal government supports the introduction of rent controls. But is a rent freeze a simple panacea?

Australia used rent controls effectively during the two world wars. However, they have been used in other countries without much success. Using basic economic principles, there is evidence freezes worsen inequality and actually reduce availability.

Making the market worse, not better

Rentals, in economic terms, are a product. To make a quality product for the market, the producer – the landlord – invests substantial sums of money in construction and maintenance to meet legislated minimum standards[4] for rental properties. They also have to cover land and income tax, insurance and mortgage costs.

The rent from a property is expected to cover these expenses with an average return[5] on investment between 3% and 7%. As soon as there is a rent freeze and the return on investment starts falling – in some cases into the negative – landlords will cut back on what they consider discretionary spending.

Read more: Building in the same old ways won't end the housing crisis. We need innovation to boost productivity[6]

This can affect spending on maintenance because all other outlays are fixed. Houses are then allowed to fall into disrepair, leading to landlords selling up or withdrawing properties from the long-term rental market.

Experience in the United States shows how landlords allow some houses to become uninhabitable so they can fraudulently obtain insurance payouts for damage to the property.

Unscrupulous landlords will also try to bypass the minimum rental property standards by offering their properties at above-market rents, capitalising on the high demand and low stock.

Cashing in on the black market

Promoting rent-bidding[7] above the fixed price will only worsen if there are government-imposed rent freezes. While rent bidding has been banned in some states including New South Wales and Victoria, anecdotally it remains widespread.

Man holding cash
Some renters are prepared to pay extra in cash just to secure a property. Shutterstock[8]

Then there is a grey area where real estate agents and landlords appear to adhere to the law by not asking for bids, but willingly accept offers above the advertised price[9] from renters desperate to secure a property.

Given the difficulty in evicting renters, and rent freezes not covering costs, landlords might think a premium payment is justified. On paper, it would appear the rent being paid is reasonable and in accord with a government-imposed freeze.

But it also provides the landlord with untaxed cash. This flows on to the building sector where tradies will happily provide their services for cash, thereby expanding the black market.

Read more: The National Housing Strategy won't end homelessness without supportive housing[10]

The reasons for the property supply shortage are longstanding, and many of the causes were worsened by the COVID pandemic. These included material supply delays, increased costs and changes in preferred housing types. Government policies relating to the release of land and drawn-out approval processes for new builds have added to the supply problem.

Other unintended consequences

Battling families are further disadvantaged in the rental market because landlords would prefer to have their properties occupied by professionals with no children. Often, it is easier for owners to charge under-the-table premiums to this cashed-up group prepared to pay to get a particular property.

This increase in social segregation[11] has been reported in Britain, where landlords choose renters from their preferred social and economic cohort. This increases the waiting times for “rent frozen” properties, forcing desperate individuals - usually those already most disadvantaged - to rent illegally through the black market.

This worsens the divide between the wealthy market-insiders and unemployed, migrant, young and other disadvantaged renters. The resulting lack of available rentals worsens worker shortages in some areas and can create pockets of increased violence and crime spawned by uncontrolled hidden black markets.

Read more: Government's housing fund legislation delayed by Greens-Coalition alliance[12]

While freezing rents would appear to be a simple method to increase rental housing affordability, the unintended consequences of any such move will have a long-term negative impact on the total availability of rental housing stock, reducing the quality of housing and increasing a black market in rental housing.

Global experience suggests that improving supply, by easing building restrictions and scrapping red tape for new developments, is likely to be a more effective policy tool in Australia. Local councils and state governments need to simplify and expedite the process for approving new developments at the same time as reducing taxes on rental properties, both during construction and later.

Read more https://theconversation.com/rent-freezes-and-rent-caps-will-only-worsen-not-solve-australias-rental-crisis-208099

Times Magazine

DIY Is In: How Aussie Parents Are Redefining Birthday Parties

When planning his daughter’s birthday, Rich opted for a DIY approach, inspired by her love for drawing maps and giving clues. Their weekend tradition of hiding treats at home sparked the idea, and with a pirate ship playground already chosen as t...

When Touchscreens Turn Temperamental: What to Do Before You Panic

When your touchscreen starts acting up, ignoring taps, registering phantom touches, or freezing entirely, it can feel like your entire setup is falling apart. Before you rush to replace the device, it’s worth taking a deep breath and exploring what c...

Why Social Media Marketing Matters for Businesses in Australia

Today social media is a big part of daily life. All over Australia people use Facebook, Instagram, TikTok , LinkedIn and Twitter to stay connected, share updates and find new ideas. For businesses this means a great chance to reach new customers and...

Building an AI-First Culture in Your Company

AI isn't just something to think about anymore - it's becoming part of how we live and work, whether we like it or not. At the office, it definitely helps us move faster. But here's the thing: just using tools like ChatGPT or plugging AI into your wo...

Data Management Isn't Just About Tech—Here’s Why It’s a Human Problem Too

Photo by Kevin Kuby Manuel O. Diaz Jr.We live in a world drowning in data. Every click, swipe, medical scan, and financial transaction generates information, so much that managing it all has become one of the biggest challenges of our digital age. Bu...

Headless CMS in Digital Twins and 3D Product Experiences

Image by freepik As the metaverse becomes more advanced and accessible, it's clear that multiple sectors will use digital twins and 3D product experiences to visualize, connect, and streamline efforts better. A digital twin is a virtual replica of ...

The Times Features

How artificial intelligence is reshaping the Australian business loan journey

The 2025 backdrop: money is moving differently If you run a small or medium-sized business in Australia, 2025 feels noticeably different. After two years of stubbornly high bo...

Top Features of Energy‑Efficient Air Conditioners for Australian Homes

In recent years, energy efficiency has become more than just a buzzword for Australian households—it’s a necessity. With energy prices rising and climate change driving hotter su...

Long COVID is more than fatigue. Our new study suggests its impact is similar to a stroke or Parkinson’s

When most people think of COVID now, they picture a short illness like a cold – a few days of fever, sore throat or cough before getting better. But for many, the story does...

What Makes Certain Rings or Earrings Timeless Versus Trendy?

Timeless rings and earrings are defined by designs that withstand the test of time, quality craftsmanship, and versatility. Trendy pieces, on the other hand, often stand testimony ...

Italian Street Kitchen: A Nation’s Favourite with Expansion News on Horizon

Successful chef brothers, Enrico and Giulio Marchese, weigh in on their day-to-day at Australian foodie favourite, Italian Street Kitchen - with plans for ‘ambitious expansion’ to ...

What to Expect During a Professional Termite Inspection

Keeping a home safe from termites isn't just about peace of mind—it’s a vital investment in the structure of your property. A professional termite inspection is your first line o...