We need an overarching bill of rights for housing. One that starts with a philosophy for homes, not property. Those principles are housing as a verb: maximum home ownership, fair rental, and social housing. In response, the projects are housing as a noun: design / construction / development. To achieve this, the macro/micro planning processes must radically change, as well as changes in governance and finance – housing as verbs.

These are those 10 points:

1. Everyone owns a home – ownership

The crux. Every Australian should be able to own a home. A home provides for the triple bottom line: social security (identity and belonging); environmental strength (an owned home is better maintained); and financial security (superannuation). The principle is: ‘Everyone should own one home before anyone has more than two.' Both major federal political parties have had home ownership as a core policy at various times. The policies to achieve full ownership, or at least 90%, are deeply interwoven and are explored in the following points, particularly in government and finance (9 and 10).

2. Fair go for all – rental

There must be fair and equitable home rental for those who cannot, or choose not to, own. We need a renters’ charter. Shelter should not be our primary source of private profit, making rental unaffordable. We need to regulate the market for affordable housing, with sensible controls on privately owned properties, whether for short or long-term rental. Standards should be established and maintained through Community Housing Providers (CHPs), co-ops, or build-to-rent organisations.

3. A home for all – social housing

There are always households that cannot afford to buy or rent at market rates. To be housed equitably requires subsidies by the state – called public or state housing in the past, now social housing. Currently 7% of the population require a rental rate of no more than 30% of weekly income, but this will rise to 10% by the end of the decade. We need a new charter for government-backed housing and a wider and better range of housing types.

4. Designing a diversity of homes

Households vary greatly, but current designs don’t. If we are to have a home for everyone, then everyone should have a home to suit them. We need a greater diversity and mix of dwelling types to suit the diversity of our population, as well as reflecting the place and climate. 70% of suburbia supports fewer than 50% of households for families. No more suburbia in the big five cities; concentrate on middle-scale buildings in the missing middle, especially the great Australian tradition of modest three-storey apartments.

5. Constructing better homes

Building homes of better quality and value requires an overhaul of the construction industry. We need improved labour, materials and technology. Skilled trades need to expand in three ways: local TAFE improvements; better rewarded apprenticeships; and targeted immigration. Suburban houses and low-rise housing should adopt technologically advanced prefab through ‘kit-of-parts assembly’ (KOPA). Mid- and high-rise should adopt MMC (modern methods of construction). Tendering should be replaced by collaborative documentation with selected ECI (early contractor involvement).

6. Equitable home development

Equitable housing requires the development industry to orient away from property towards homes. The traditional three-part rule (sale prices derived from one third land / one third construction / one third profit) has to be challenged. Government intervention could discourage private windfall land value increases by becoming traders in their own land and land subject to transport-oriented development (TOD). CHPs (community housing providers), philanthropies and churches (through Faith Housing Australia) should get tax incentives, as build-to-rent eliminates sales profits.

7. Strategic urban plans Australia-wide

All three levels of government should establish strategic plans for housing. At the federal level there need to be demographic plans for density (as well as a tax plan – see 9). States need urban plans for whole cities. End peripheral greenfield suburban developments in the big five; revive the idea of decentralisation by identifying regional towns as growth areas where desired suburbia can build populations in a sustainable way. Councils should develop detailed, clear and decisive local plans (not the interpretive-heavy current ones).

8. AI regulates housing

Move into the 21st century. Statewide planning controls (SEPPs) for building types should establish optimum (not minimum) controls. Detailed LEPs should use AI (artificial intelligence) 3D mapping to establish detailed volumetric controls for every site. Then use AI to assess a DA against those SEPP and LEP controls. If compliant – immediate approval. If not – merit assessment by professionals. Either way, no NIMBYs. Use ‘Building tools’ and AI to assess all construction documentation against the Codes (NCC + AS).

9. Restructure government tax policies

To incentivise home ownership, taxes must be reversed. Deductions should be offered to first home buyers, and tax breaks should apply to homes that are improved in sustainability or where additional dwellings are created. Taxes that are a drag on ownership, such as stamp duty, must be replaced with yearly rates that can be adjusted to owners’ situations. Taxes that promote property development must be abolished – end negative gearing and capital gains discounts. And all states invest in social housing.

10. Restructure financial policies

To incentivise home ownership, mortgage interest rates should be restructured. First home buyers should be given substantial reductions against ruling rates. Owners refinancing for a new home should pay the ruling rate. Private property investment (non-CHP) should be discouraged by increased rates for finance, with investment being redirected to manufacturing or services. This can be dictated by the federal government that underscores Australia’s five most world-profitable banks and the Reserve Bank (RBA) that evolved from the government-owned Commonwealth Bank.

More on each on Wednesday over the next 10 weeks.

‘Housing Australia – Noun + Verb' is a forthcoming book by Tone Wheeler, collecting fifty years of work on philosophy, policies, projects, planning, processes and the practice of housing.

Tone Wheeler

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