I’m sorry to tell you, but it’s becoming increasingly likely that next year’s federal election campaign will feature a fight over which side has the better policies to end the housing crisis. Why is that bad news? Because neither of the major parties’ proffered solutions would do much good.
The Albanese government wants to introduce two schemes – Help to Buy and Build to Rent – but these are being blocked in the Senate by the opposition and the Greens. If they’re not passed, Labor will go to the election claiming it has the policies that could fix the high cost of housing, but is being stopped by its evil, anti-housing opponents.
The Liberals claim Labor’s schemes are no good, but that their own proposal, Super for Housing, would do the trick. As for the Greens, they’re blocking Labor’s schemes because, they say, they’re too small to make any difference, and Labor needs to agree to their proposals to make that difference. What proposals? To end negative gearing, spend a lot more on building social housing, and limit how much rents can be increased in any year.
The Greens are selling themselves as the party for renters. This is no bad thing. The two big parties have never worried much about renters, even though they make up about a third of households.
The real problem is that the big parties’ schemes don’t stand up to close examination. They’re designed to look bigger and more helpful than they really are.
The term housing “crisis” is misleading. Both sides of politics have sat back for decades, happily watching house prices rise faster than household incomes.
When you go back to basics, the cause of rising house prices is that the demand for properties is growing faster than the supply of them. The only policies that slow the rise in prices are those that either add to the supply of homes or reduce the demand for them.
So when governments pretend to help first-home buyers with grants or reduced stamp duty, they’re neither adding to supply nor reducing demand. They’re just making it easier for some people to pay the high price. Get it? They’re actually helping keep the price high. And if they help enough buyers, they’re probably pushing prices a bit higher.
This is what’s wrong with both Labor’s Help to Buy scheme and the Libs’ Super for Housing scheme. Labor’s scheme would involve the government giving eligible homebuyers up to 40 per cent of the home’s purchase price, but retaining ownership of the same proportion of the home’s value.
Whenever you sold the house, you’d have to buy out the government’s share, which by then would be a much higher amount than you were originally given. This is a condition that hasn’t appealed to many people when some of the states have offered similar schemes. There haven’t been many takers.
Labor’s scheme would be offered to a maximum of 10,000 buyers a year. This may sound a lot, but in an economy of 27 million people, it ain’t.
The deeper problem, however, is that, as with previous straight-out grants to first-home buyers, it doesn’t reduce the price of homes but, rather, makes them a bit easier for a few lucky people to afford. By doing so, it actually adds to the demand for homes, so putting upward pressure on prices.
The Libs’ objection, however, is that Labor’s scheme smacks of socialism. Their rival plan, Super for Homes, would allow eligible buyers to add to their home deposit (and thus to the amount they could borrow), by withdrawing up to $50,000 from their superannuation savings, provided it was no more than 40 per cent of their super balance.
One objection to this is that it wouldn’t do much to help younger homebuyers, since they wouldn’t have accrued much super. But, again, the more serious criticism is that the scheme would actually add to the demand for homes and so help push prices higher.
By contrast, Labor’s other scheme, Build to Rent, would offer special tax concessions to those big concerns that built new blocks of apartments and rented them out. So it would – in principle, at least – help by adding a bit to the supply of homes.
And, to be fair to the government, its already-implemented deal with the state governments, where it’s giving them big bucks to facilitate the building of 1.2 million new homes over five years, would – in principle – add to the supply of homes, particularly higher-density housing in the parts of capital cities where people most want to live.
Why will we be increasing the supply of homes only “in principle”? Because, right now, the nation’s home building industry can’t expand without more tradespeople. It’s short of workers because a lot of them have gone off to work on the states’ big infrastructure projects, but also because for years the industry has been saving money by not training enough apprentices.
When you’ve allowed homes to become ever-harder to afford over many decades, a few showy schemes won’t suddenly fix the problem.