Zero rentals

AUSTRALIA'S obsession with property hasn't escaped Mansfield, with many conversations devolving to commentary on the price of houses, interest rates and rent. Complaints about rental affordability have highlighted the housing crisis in the shire, with Victorian Government statistics identifying that Mansfield had zero affordable rentals as of September 2022. Mansfield is one of two regions in all of Victoria to have this statistic, with even inner–city Melbourne having a small proportion of affordable rentals on offer. This dramatic drop in the number of affordable rentals started in 2020, with fairly consistent numbers of affordable rentals on the market over previous years. This corresponds with a dramatic increase in the median rent in Mansfield, jumping from $360 to $470 between September 2020 and September 2022. The last time it jumped this much was between September 2012 ($250) and September 2020. The rental crisis is hitting the Hume region hard, with median rent ($400) of a three–bedroom house matching some city averages. The Alpine and Mansfield Shires sit at the top of this list, with median rents of $515 and $470 respectively. Mansfield's median rent matches the average median rent in the southern metro area of Melbourne, highlighting the lack of supply to match demand. The crisis has been recognised by politicians too, with federal member for Indi Helen Haines saying, "It is at crisis level. "Everywhere I go, whether it's a small town or a large regional centre, people talk to me about how hard it is to find a place to live that is affordable and appropriate." Farah Farouque, Director of Community Engagement at Tenants Victoria said the whole state is suffering as rental availability sinks to record lows. "The tightening of the private rental market in Victoria, which has seen vacancies hovering at record lows of one per cent in Melbourne and regional rental markets becoming intensely competitive, is hugely challenging for lower–income renters," she said. "We're also tracking a surge in rent increases, including in the regions, which really concerns us as the cost of living more broadly rises. "We know of people having to skip meals to pay the rent." There are a variety of factors that experts believe are at play in the current state of the rental market in Mansfield, including changing housing habits and increased tourism demand. One of the most common brought up is short–stay accommodation. Mansfield, with high tourism flow, has many properties on the short–stay market which, in turn, tighten housing in the community. "There is likely a strong case to examine regulation of the short–stay market as many workers can't find suitable lodgings," Ms Farouque said. "Planning rules also have a role to play, and perhaps as individuals we need to revisit our own attitudes when opposing new developments that will increase much needed housing stock." Another aspect is the rising costs of operating a rental in Victoria. Property Manager at Clark and Co Real Estate Jess Muddyman said that new rental reforms rolled out in March of 2021 meant that many real estate agents had to hire new staff to help make sure landlords were in compliance with tighter minimum standards. "There's enough work that the new reforms have created for a whole new job role," she said. Ms Muddyman also pointed out that the reforms combined with a Covid–induced migration away from Melbourne have meant that renters have had to pay more. "There have been so many more expenses to owners," she said. "They are not one off expenses; things like electrical and gas safety checks that now need to be done every 24 months." These expenses are often passed onto renters but some landlords are now not listing their places as well. There are also more renters on the market, with Ms Farouque noting higher interest rates are keeping people from buying. "People who might otherwise have bought are staying for longer in the rental market which is creating further pressure as there are more people competing for the available rental properties." Solutions are also being worked on, with MP Haines putting forward amendments in the Federal Government's housing package to protect those who live in regional Australia. Ms Muddyman wants the rental reforms revisited to make sure that compliance is affordable for landlords and renters. Ms Farouque said, "There is no silver bullet to solve the rental crisis, and the answers lie with local, state and federal governments – and also require ongoing long–term investments in social and affordable housing. "At the state level, Tenants Victoria is calling for the Victorian Government to conduct a public consultation, including renters and landlords, with the goal of legislating a 'fairness formula' to regulate future rent increases. "If we legislate a fairness formula it will ensure more certainty for renters in the private rental market where most tenants live."

Zero rentals

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