Rental Property

It&#39;s time for investors to start thinking differently about their rental properties and marketing them to fit the growing work-from-home trend.

This means adapting to demand and updating your property to match the needs of the young professionals and students who may need study and workspaces to accommodate their new lifestyles.

Urban takes a look at the top tips for creating the ideal study zone in your inner-city investment property. 
&nbsp;

<ul>
	<li>Tip 1: Find the space</li>
</ul>

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Whether it&rsquo;s within a bedroom, a hallway or in a dedicated study, finding the perfect space to modify into a work-from-home study zone is an important first step.

Urban recommends exploiting underutilised &lsquo;dead space&rsquo; &ndash; an alcove or a landing that may fit a small desk or collapsible shelving. 
&nbsp;

<ul>
	<li>Tip 2: It&rsquo;s all about lighting</li>
</ul>

Lighting can have a huge effect on the efficiency of study and work, as well as make your property look bigger and brighter.

It is generally agreed that natural light is best when it comes to general lighting for your home study space, as natural light has been claimed to increase productivity and performance.&nbsp;

If natural light is not possible in your investment property, warm lighting can deliver similar benefits.

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<ul>
	<li>Tip 3: Set up a brand-new desk</li>
</ul>

Standing out from the competition is important when seeking good tenants, so there&rsquo;s no denying that good marketing and some furnishings go a long way, especially in an apartment marketed towards students.

Setting up a brand-new desk lets prospective renters imagine desk space in the home and may even secure more competitive prices for your inner-city apartment. 
&nbsp;

<ul>
	<li>Tip 4: Add some greenery</li>
</ul>

Besides looking beautiful and creating a more welcoming&nbsp;home, research shows that there are numerous&nbsp;benefits to having plants in work zones.&nbsp;

Plants have been proven to boost your mood, improve memory, and increase productivity.

<img alt="" height="667" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/shutterstock_1575692173.jpg" width="1000" />

Apartments nearby universities, research hubs and numerous employment opportunities are the ideal location for investors to secure their next investment property.

Here are four investor-friendly apartments for sale now in Melbourne. 
&nbsp;

1. Melbourne Grand, Melbourne 
Address: 560 Lonsdale Street, Melbourne VIC 3000 
Two-bedroom apartments from $569,000

[smartcode_project:default project_id=3490 project_image_fid=92412]

Winner of the HIA &lsquo;Victorian apartment complex of the year 2020,&rsquo;&nbsp;Central Equity&rsquo;s Melbourne Grand provides an outstanding living experience.

Less than a kilometre away from Monash University&rsquo;s Parkville campus, investors can secure high-income researchers as well as postgraduate students who will enjoy the apartment&rsquo;s ideal location.

Designed by Guildford Bell and Graham Fisher Architects, Melbourne Grand features various amenities, including resort-style facilities, residents&rsquo; lounge, 17-seat theatre and coffee bar. 
&nbsp;

2. Port Lane, Port Melbourne 
Address: 201 Williamstown Road, Port Melbourne VIC 3207 
Three-bedroom townhomes from $1,025,000

[smartcode_project:default project_id=89720 project_image_fid=147505]

Boasting 122 three-bedroom residences, Port Lane offers a quality selection of townhomes in Port Melbourne.

Developed by ID_Land, the coastal community delivers an authentic and distinctive design to sit in harmony with the Port Melbourne community.

Architects&nbsp;Rothelowman&nbsp;and interior designers&nbsp;Hecker Guthrie have designed the home with contemporary palettes and materials.

Curated landscaping by Tract frame the townhomes, with a verdant entrance pergola marking each residents&rsquo; arrival. 
&nbsp;

3. Live City, Footscray 
Address: 124-188 Ballarat Road, Footscray VIC 3011 
Two-bedroom apartments from $460,000

[smartcode_project:default project_id=3565 project_image_fid=68184]

Backed by developer R&amp;F Property Australia, the new master-planned Live City project comprises 208 residences spread across 14 floors.

Set to deliver over 1,400 apartments across eight buildings, the project brings together a fully-integrated, mixed-use community that&rsquo;s thriving with character and history.

Designed by&nbsp;Elenberg Fraser, each apartment features floor-to-ceiling windows, contemporary interiors and an abundance of natural light. 
&nbsp;

4. The Docklands Residences 
Address: 3-43 Waterfront Way, Docklands VIC 3008 
Two-bedroom apartments from $1,050,000

[smartcode_project:default project_id=3205 project_image_fid=45291]

Located atop the five-star Marriott Hotel,&nbsp;Docklands&nbsp;Residences provide timeless luxury living in Melbourne&rsquo;s inner-suburbs.

Set atop the five-star Melbourne Marriott Hotel, homeowners of the oversized one, two and three-bedroom&nbsp;Docklands&nbsp;residences will enjoy exclusive hotel membership, access to services and amenities and true luxury living.

Designed by award-winning architects&nbsp;DKO, the unique mixed-use project boasts floor-to-ceilings windows, terraces and a private enclosed glass winter garden.

&nbsp;

It's time for investors to start thinking differently about their rental properties and marketing them to fit the growing work-from-home trend

max.kwok_55688

Investor tips for creating the ideal study zone in your inner-city apartment

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When looking for a new house to lease, most renters will spend several weeks, if not months, searching for properties online and inspecting them in person.
This time spent researching makes renters very discerning as to what makes a desirable property and there are certain features they will actively seek out.
In addition to these sought-after features, Shane Goldfarb, who recent helped establish the new McGrath agency after years at Hodges St Kilda, says there are some simple tips landlords should be aware of in order to increase the desirability of their rental property, not to mention the quality of tenants and potentially the rent price. His ten tips landlords should know in order to make your rental property more appealing.
 1.      TENANT FRIENDLY, NOT INVESTOR FRIENDLY
It’s important as a landlord to remember that your target audience is renters. While an investor might be interested in certain features, your aim is to appeal to tenants, who typically want somewhere that is comfortable, low-maintenance and good value for money.
 2.      PROFESSIONAL PHOTOGRAPHY
Investing in professional photography rather than taking your own photos of your property will instantly increase its desirability. When renters are researching dozens of properties online, properties with clear, professional photos will always catch the eye first and give renters the impression that the property, like the photos, is of a high quality. Also, these photos can be reused, creating greater return on the small investment required.
 3.      PRESENTATION
It may seem like stating the obvious, but presentation matters. Simple measures come inspection time, such as ensuring the house has been freshly cleaned, including carpets steam cleaned if necessary, will help to ensure your property is leased quickly. 
 4.      QUALITY FITTINGS AND FIXTURES 
A discerning renter, the type you should most want to attract, will be more likely to apply for property that has high quality fittings and fixtures such as stainless steel in the kitchen and bathrooms.
 5.      FRESHLY PAINTED
It should never be underestimated what a fresh coat of pain can do for a property, particularly one that is maybe on the old and tired side. Stick to neutral, timeless colours like whites and creams to ensure they will be compatible to all tenants tastes and not require regular repainting over the years.
 6.      AIR CONDITIONING
For many tenants central air conditioning is considered a crucial feature and can be the deciding factor between two very similar properties. 
Whilst installing air conditioning might seem like a significant investment at the time, a quality unit should last many years, making the initial outlay worthwhile when compared with years of consistent rental income.
 7.      DISHWASHER
Similar to central air conditioning, a dishwasher is increasingly considered a must-have amenity. Likewise with central air conditioning, the initial investment will be offset by the premium prices that can be charged for having this feature.
 8.      OUTDOOR AREA
Simple improvements to the outdoor area, whether it be a backyard or courtyard, can make a world of difference. A functional outdoor area acts as an additional room and entertaining space.  If previous tenants have consistently failed to maintain the garden or lawn, it could be worth neatly paving the space to ensure it stays presentable and functional.
 9.      QUALITY COMMUNAL AREAS
When leasing a property that has shared facilities, ensure that the owners corporation are on top of cleaning, gardening and maintenance of communal areas. These areas are extensions of your property and a tenant may choose an alternate property or choose to move if the owners corporation do not keep the areas clean and well maintained.
 10.  ENGAGING A GOOD AGENT
The advice and professionalism of a quality property manager can be invaluable. If you are time poor or unsure what to look for in a tenant or how the leasing process works, do your research and engage in a reputable property manager. They will ensure you have reliable tenants that maintain your property and increase your chances of consistent rental income. 
 
For more from Shane Goldfarb, <a href="https://www.mcgrath.com.au/agent/4490-shane-goldfarb" target="_blank">click</a><a href="https://www.mcgrath.com.au/agent/4490-shane-goldfarb" target="_blank"> here</a>.
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jchancellor-FAypfDUnLy

Property 101: 10 tips to make your rental property more appealing

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GUEST OBSERVER
An increasing number of landlords are requesting agents take over the management of their rental properties after experiences with tenants who default on rent or who damage their property.
Our member agents are reporting many instances where they are inheriting properties with requests from the owners to evict tenants or to chase up unpaid rent.
Privately managed properties are targeted by bad tenants because they know the landlord does not have access to the checks and balances available to a professional property manager.
Good agents pay for access to the national defaulting tenant databases whereby they can check to see if there is any negative activity recorded against an applicant’s name anywhere in Australia.
It is not unusual for an immaculately presented applicant who looks to be a perfect tenant to owe thousands of dollars in rent or to have damaged a property in another state.
Many of these people are serial defaulters and once they are in a property it is difficult to move them without loss and aggravation.
Another advantage of professional management is that it provides a firm, friendly barrier between owner and tenant. 
It must be said that the grater majority of tenants are wonderful people who look after their rental property and pay their rent on time every time however there do exist a percentage of bad tenants and landlords are well advised to seek professional management to minimise the risks.
 
Geoff Baldwin is chairman of the  Certified Practicing Real Estate Agents and can be contacted <a href="https://www.cprea.com.au/" target="_blank">here</a>. 
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Bad tenants target self-managed rentals: Geoff Baldwin

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SPONSORED POST
Australia is fast becoming a nation of renters which means home cleaning is one of the top three issues keeping many people awake at night.
The fear of not getting their bond back – or worse, being blacklisted as poor tenants – means many are turning to professional cleaners for peace of mind. The demand for end of lease cleans has never been stronger according to James’ Home Services, one of Australia’s leading residential cleaning companies.
CEO Mike Dowling said more than 30 percent of Australian households now live in rented digs and they often have thousands of dollars tied up in a security deposit.
"They need that money to move to a new home but, more importantly, they are frightened of getting a poor reputation and not being able to rent in the future," he said.
“Generally, the standards both tenants and landlords expect are getting higher and people are avoiding disputes by calling in professional cleaners who have the skill and equipment to do the job required immediately.
“It can be an even bigger issue when you have pets and the bonds involved are often bigger too. Some tenants want to reassure their landlords or property managers by showing them that professionals have done the work. For others, it’s just a huge job they can offload while they are busy dealing with the rest of the move.
“Most professional cleaning services will back their work. Our Gold Medal Service Guarantee is one of the best because we ensure you can speak to a real person in Australia who can identify your needs and the service you require, organise a free quote at a time that best suits you and we turn up when we say we will every time. We also offer a 7 Day workmanship guaranteed so if you’re not satisfied, we will come and fix for free at no extra cost.”
Dowling said end of lease cleaning was much more extensive that a regular clean because it tackles all those heavy duty jobs like carpet shampooing and wall cleaning, or cleaning the oven and inside the light fittings – things you simply don’t do every week. 
“I’ve been in the cleaning industry for almost a quarter of a century and know that I have some of the most skilled people in the industry,” said Mr Dowling, who purchased James’ Home Services in October 2015. 
"They have the skill and equipment to do the work to a better standard and in a fraction of the time. We make it our business to work out exactly what the customer wants and tailor our services to meet the customer’s needs.”
Visit <a href="https://www.jameshomeservices.com.au" target="_blank">www.jameshomeservices.com.au</a> to learn more about the services offered and to book either a one-off or regular visit from one of the James’ Home Services franchisees 
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A good clean means a good night’s sleep 

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<img src="https://counter.theconversation.edu.au/content/63880/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Despite a relatively healthy supply-side picture for the general housing market, the expected trickle down of housing opportunities to low-income households in Australia has failed to materialise.
The UK Department for Communities and Local Government boasted this year of a seven-year high in construction starting on new houses; in the 12 months to December 2015, there were a little over 143,500 housing starts. With a population of 54.3 million, the English housing sector is adding one new dwelling for every 380 persons. 
Over the same period there were 231,411 housing approvals in Australia. With a population of 23.5 million in 2014, the Australian housing sector is adding one new dwelling for every 102 persons.
The supply of new housing has matched Australian population growth in recent times. The figure below profiles growth of the housing stock between 2006 and 2014, and compares it to population growth over the same period Australia-wide, as well as across the state capitals, Canberra and Darwin. 
Growth in the national housing stock has kept pace with population growth for almost a decade.
However, the picture differs across state and territory capitals. In Perth and Sydney, increases in the housing stock are insufficient to match the increase in these state capitals’ populations. But there are different patterns underlying this common outcome.
In Perth, population growth was exceptionally strong. It was faster than any other city: its population soared (by 2014) to more than 28% above 2006 levels. Such rapid growth would stretch the capacity of most housing construction sectors, even in the absence of any supply-side impediments. 
Sydney’s population growth (at 14%) is below the average across all cities (17%). Despite this relatively low increase in its population, housing supply failed to produce a matching increase in the housing stock. 
<h2>A housing system under pressure</h2>
The balance between growth in population and expansion in housing stock through new housing supply is thought to be relevant to an understanding of housing affordability pressures. New housing construction that matches population growth should ease price and rent pressures, where all else is equal. 
Although most new housing is built and sold in the higher price ranges and therefore purchased by higher-income groups, the housing they vacate will fall in price. It therefore becomes accessible to middle-income groups. And, as they shift upmarket, the housing they move out of falls in price and becomes accessible to lower-income households. 
Eventually, this filtering process opens up new opportunities for the homeless.
Housing affordability is generally thought to be worsening, especially for low-income households. Homelessness numbers remain stubbornly high. And official figures for June 2015 reveal there were 154,000 households on state housing authority waiting lists for public housing.
It is likely that the length of these waiting lists underestimates the need for public housing. We have modelled the income rules determining eligibility for public housing, and estimate that there are nearly 900,000 households satisfying these income eligibility criteria. 
More than two-thirds of these households (650,000) contain one or more persons who:
<ul>
<li>
are aged 65 and over; 
</li>
<li>
have a long-term health condition or disability; or
</li>
<li>
have children aged under 15.
</li>
</ul>
These are people who value the security of tenure that has typically been offered by public housing, but who are unlikely to be able to buy their own homes. There are nearly 1 million individuals in these households – a group that is currently ill-served by Australia’s housing system. 
<h2>Housing solutions through private-public partnerships</h2>
The need for new housing solutions for these low-income groups is clearly a pressing requirement. However, raising the capital funding to expand public or social housing to meet their housing needs seems improbable. 
Secure leasing is a private-public partnership option that offers a rent premium to those private landlords willing to offer long-term leases to those satisfying the income tests for public housing. They would also be either of pension age, disabled or caring for children. 
In the unregulated Australian rental housing market, leases are almost always short term. This gives landlords the option to realise investments in the near term. Hence, a long-term lease proposal requires Australian governments to offer landlords a rent premium to compensate them for the money sacrificed when they enter into a long-term arrangement.
Consider a reform scenario in which landlords are given an incentive to offer five-year secure leases to households eligible for public housing who are now living in the private rental sector, with rent increases capped at increases in the consumer price index over the secure lease period.
We estimate that, over five years, the budgetary cost to the government to house these 650,000 households in secure lease arrangements is A$13.4 billion.
The uneven distribution of these households across states and territories means the program’s cost varies across the five most-populous states. Our estimates are $4.7 billion in New South Wales, $3 billion in Victoria, $2.5 billion in Queensland, $1 billion in South Australia, and $1.8 billion in Western Australia – with the remainder borne by Tasmania and the territories. 
This cost is much more affordable than the capital funding required to expand the social housing stock through the construction of new social housing dwellings.
The Australian tax system currently provides indirect support for the supply of private rental housing through tax concessions such as negative gearing and capital gains tax discounts. Is it now time to harness some of the private investment stimulated by these concessions to help improve the supply of affordable and secure housing opportunities for low-income households.
Gavin Wood is professor of housing, RMIT University and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/gavin-wood-113723" target="_blank">here</a>.
Rachel Ong is deputy director, Bankwest Curtin Economics Centre, Curtin University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/rachel-ong-113482" target="_blank">here</a>.
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Can the private rental sector provide a secure, affordable housing solution?

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GUEST OBSERVER
The property market has finally received some clarity in relation to the Government’s plan to reduce depreciation deductions for residential properties. It’s good news too, if you ask me. 
On Friday 14th July, the Treasury Office released a <a href="https://treasury.gov.au/ConsultationsandReviews/Consultations/2017/Housing-Tax-Integrity" target="_blank">draft bill</a> regarding how depreciation deductions on second-hand property can be claimed moving forward. They also invited interested parties to make submissions.
It's complicated to say the least, so I’ve tried to simplify this Bill and the key points. Here are my 9 Key Takeaways from the draft Legislation;
1. If you acquire a second-hand residential property after May 10, 2017, which contains “previously used” depreciating assets, you will no longer be able to claim depreciation on those assets.
2. Acquirers of brand new property will carry on claiming depreciation exactly the way they have done so to date. This is great news for the property industry and the way it should be.
We suspected this would be the case and I believe the property industry can collectively breathe a sigh of relief. 
3. The proposed changes only relate to residential property. Commercial, industrial, retail and other non-residential properties are not affected in the slightest. 
4.  The building allowance or claims on the structure of the building has not changed at all. You will still need a Depreciation Schedule to calculate these deductions. This component typically represents approximately between 80 to 85 percent of the construction cost of a property.
5. The proposed changes do not apply if you buy the property in a corporate tax entity, super fund (note Self-Managed Super Funds do not apply here) or a large unit trust.
This is interesting and I suspect a lot more people will start buying properties in company tax structures.
6. If you engage a builder to build a house and it remains an investment property, you will still be able to claim depreciation on both the structure and the Plant and Equipment items. 
7. If you renovate a property that is being used as an investment, you will still be able to claim depreciation on it when you have finished the renovations.
8. If you renovate a house, whilst living it in, then sell the property to an investor, the asset will be deemed to have been previously used and the new owner cannot claim depreciation.
9. Perhaps the most interesting point: Whilst investors purchasing second-hand property can now no longer claim depreciation on the existing plant and equipment, they will have the benefit of paying less capital gains tax when they sell the property. 
How? Well, in summary, what you would’ve been able to claim in depreciation under the previous legislation, now simply gets taken off the sale price in the event you sell the property in the future.
Here is an example of how this will work: 
Peter buys a property in September 2017 for $600k, included within the property was $25k worth of previously used depreciating assets.
As they were previously used, Peter can’t claim depreciation on those items.
Peter sells the property in 2022 for $800k, which included $15k worth of those depreciation assets.
Peter can now claim a capital loss of $10k ($25k-$15k) for the portion that Peter has not claimed in depreciation.
SUMMARY OF THE PROPOSED CHANGES
In my view the Draft Bill could've been a lot worse for both the property industry and the Quantity Surveying professions.
It will certainly address the integrity measure concern of stopping “refreshed” valuations of plant and equipment by property investors.
It may, however, create a two-tier property market in relation to new and second hand property.
You can see the ads now “Buy Brand New - We’ve Got The Depreciation Allowances”. 
It will still be just as critical for all property investors to get a breakdown of the building allowance &amp; plant and equipment values so you can:
A. Claim the building allowance (where applicable) and
B. Reduce the CGT payable when selling the property by deducting the unclaimed Plant and Equipment allowances.
The Quantity Surveying industry, just like the property development industry just breathed a huge sigh of relief.
I believe this integrity measure could've been better addressed and will be making a submission accordingly. 
But it wasn’t a bad ‘first run’ by the Government!
Tyron Hyde is a director of Washington Brown and can be contacted <a href="https://www.washingtonbrown.com.au/staff/tyron-hyde/" target="_blank">here</a>.
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What depreciation property investors can now claim: Nine key insights from the draft legislation: Tyron Hyde

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<img src="https://counter.theconversation.edu.au/content/65146/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
A Victorian Supreme Court decision has held that landlords should ensure that residential premises are maintained in good repair, even if the property is dilapidated when the tenant goes into occupation. That this is being hailed as a “landmark” decision underscores the sometimes Dickensian approaches that still influence tenancy law.
With two states, New South Wales and Victoria, reviewing tenancy legislation, the decision is a persuasive case study on the desirability of imposing minimum standards on the condition of rental premises. There is, however, a sting in the tail, with the judge acknowledging that the conclusion could reduce the supply of very low-cost residential housing.
"… there is no law against letting a tumble-down house. – Robbins v. Jones(1863) 15 CB (NS) 221, 240"
What did the court decide?
In the Victorian case, Ms Shields, a disability pensioner, rented a house from Mr Deliopoulos for over five years. She was unable to afford any other property. The premises were in poor condition at the start of the tenancy and deteriorated further over time.
The catalogue of “repair issues” included holes in the floor, walls and ceilings; dampness and resultant rot; and rat infestation. The property was sinking in one corner. The condition of the property was described as “filthy” and “unusable".
Ms Shields sought compensation for a breach of the landlord’s obligation to “ensure that the rented premises are maintained in good repair”.
"… having regard to the age, character and locality of the house, would make it reasonably fit for the occupation of a reasonably minded tenant of the class who would be likely to take it. – Proudfoot v. Hart (1890) 25 QBD 42,55"
Under the common law, the obligation to repair leased premises fell on the tenant rather than the landlord. The tenant had to keep the premises in good repair (defined above). To comply with this obligation, a tenant could be required to repair premises that were dilapidated at the start of the lease.
The 1975 Poverty in Australia inquiry highlighted the inadequacy of the common law rules to modern tenancy arrangements. This led to the introduction of residential tenancy legislation throughout Australia.
"A landlord must ensure that the rented premises are maintained in good repair. – Section 68, Victorian Residential Tenancies Act 1997"
The initial decision in the Victorian Civil and Administrative Tribunal (VCAT) confined the scope of the landlord’s duty to the condition at the start of the tenancy, irrespective of the state of repair. The VCAT decision referenced factors such as the rent payable and the tenant’s decision to stay in the property for five years (despite the fact she could not afford anything else).
On appeal to the Victorian Supreme Court, Justice Day noted that proper construction of section 68 was a matter of some public importance because Ms Shield’s matter was the latest of several cases where landlords’ repair obligations were interpreted narrowly. Holding that the obligation was “strict and absolute”, the court concluded that landlords were required to identify and rectify any defects of which they were aware or ought to have been aware.
The court also held that relating the obligations of landlords to maintain premises in good repair to the level of rent payable was inconsistent with the consumer protection focus of the legislation and with equivalent legislation in other Australian jurisdictions.
What are the implications of this decision?
While few would argue with the outcome, the decision does raise some points to ponder.
1. What measures can be taken to ensure rental properties meet an appropriate standard of repair?
All tenants should expect premises conform to minimum community standards for health, safety and energy efficiency. Yet only Tasmania and South Australia have introduced legislation that provides for minimum standards and that certain amenities – which most people take for granted, such as cooking areas, a bathroom and hot and cold water – are provided in rental properties.
In South Australia, if a tenant believes a property has serious structural damage, he or she can seek an inspection by the Housing Improvement Branch and have the property declared substandard. It is suggested such provisions should be adopted in all states and territories. The reviews of residential tenancy laws in Victoria and NSW provide an opportunity to incorporate minimum standards.
2. Will the decision, or the imposition of minimum standards, reduce supply of low-cost rental housing?
Justice Day recognised the decision could prevent owners of properties in poor repair from renting out their properties at low rent, thus further decreasing stock availability. Although a few landlords may decide to do so, in most cases the landlords' financial realities will prevail and properties will be brought into repair.
The introduction of minimum standards in Tasmania and South Australia has been phased in to give landlords time to budget and improve properties.
3. How can we be sure that tenants receive appropriate legal advice and representation?
Could Ms Shields have succeeded in navigating VCAT, and the Supreme Court, without the assistance of Legal Aid Victoria? A self-represented tenant with few housing options, limited funds and no familiarity with the legal system would find it an onerous task to proceed against a landlord.
Less formal, low-cost processes should be examined. These should include a Housing Ombudsman, as recently suggested by the Victorian Council of Social Service (VCOSS).
Ms Shield’s experience is a timely reminder that the law , in form and in application, must ensure all tenants are provided with the basic necessities in rental properties. And, when landlords do not comply, there needs to be adequate access to justice.
Eileen Webb is associate professor, Curtin Law School, Curtin University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/eileen-webb-95332" target="_blank">here</a>.
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Dickensian approach to residential tenants lingers in Australian law

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<div>Within the Consumer Price Index figures, the ABS produces some very useful quality-adjusted figures on rental price inflation. </div>
<div> </div>
<div>The data series shows how rents can rise very fast when investors are spooked out of the market, such as between 1985 and 1987 (changes to tax legislation) and 2008 (global financial crisis).</div>
<div> </div>
<div>When investor activity is high, on the other hand, the growth in rents is likely to be weaker, and this is also the case when low interest rates make buying a home comparatively more attractive than renting. </div>
<div> </div>
<div>In this context, nationally annual rental price growth is at its lowest level in more than 22 years, at 0.6 per cent.</div>
<a href="https://4.bp.blogspot.com/-TapbS0WJLJA/WIiHzukMDfI/AAAAAAAAhak/ndXk6_mJwuYkNIMYlgamcTe_ZXRg6mH3QCLcB/s1600/A5.jpg" target="_blank"><img src="https://4.bp.blogspot.com/-TapbS0WJLJA/WIiHzukMDfI/AAAAAAAAhak/ndXk6_mJwuYkNIMYlgamcTe_ZXRg6mH3QCLcB/s640/A5.jpg" width="640" height="340"></a> In Perth, annual rental growth has turned negative to the tune of -7.2 per cent. 
<div><a href="https://2.bp.blogspot.com/-uEibKl7v3wA/WIiHzuEUPiI/AAAAAAAAhag/SXTXMTsRc6glPmclKzhWpDZgTpWppJaLgCLcB/s1600/A3.jpg" target="_blank"><img src="https://2.bp.blogspot.com/-uEibKl7v3wA/WIiHzuEUPiI/AAAAAAAAhag/SXTXMTsRc6glPmclKzhWpDZgTpWppJaLgCLcB/s640/A3.jpg" width="640" height="352"></a></div>
 
<div>Darwin is by some margin the weakest rental market, with rents declining by -8.2 per cent in 2016.</div>
<div> </div>
<div>On the other side of the ledger, Hobart is the tightest capital city rental market, with quality-adjusted rents increasing by 3.5 per cent in 2016. </div>
 
<div><a href="https://1.bp.blogspot.com/-UxoHSu6V94w/WIiHzDbkYtI/AAAAAAAAhac/dxkvE9U8dU8nCp-g_SVnqVl0DqN1_KvIgCLcB/s1600/A4.jpg" target="_blank"><img src="https://1.bp.blogspot.com/-UxoHSu6V94w/WIiHzDbkYtI/AAAAAAAAhac/dxkvE9U8dU8nCp-g_SVnqVl0DqN1_KvIgCLcB/s640/A4.jpg" width="640" height="358"></a></div>
 
<div>A look at the long-run figures shows that despite the supply response real rents in both Sydney and Melbourne continued to rise to all-time highs. </div>
 
<div><a href="https://4.bp.blogspot.com/-4bBihfkI2e8/WIiH0l1XAdI/AAAAAAAAhao/x9GcxFT-oyogKdHKJnWFu4ENGUXxTHbPQCLcB/s1600/A6.jpg" target="_blank"><img src="https://4.bp.blogspot.com/-4bBihfkI2e8/WIiH0l1XAdI/AAAAAAAAhao/x9GcxFT-oyogKdHKJnWFu4ENGUXxTHbPQCLcB/s640/A6.jpg" width="640" height="340"></a></div>
 In real terms, at the city level Brisbane rents are certain to move lower in 2017 due to the inner city apartments overbuild. 
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
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pwargent-M4siyDbqQY

Where capital city rents are falling further in 2017: Pete Wargent

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As expected SQM Research's figures showed vacancy rates declining in August in every capital city, and rents jumping in the big cities. 
Hobart's vacancy rate fell to just 0.5 percent, while both Sydney (1.7 percent) and Melbourne tightened (1.9 percent) despite talk of an oversupply.
Asking rents for units were up by +4.5 percent in Melbourne and +4.0 percent over the year to August, suggesting that "landlords are in control of the market" according to SQM. 
Vacancy rates also declined in August in Brisbane, Adelaide, Perth, Darwin, and Canberra. 
<a href="/images/2016/09/23/SQM1.jpg" target="_blank">Click to enlarge</a>
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<div class="x_separator"><img src="/images/2016/09/23/SQM1.jpg" alt=""></div>
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<div>Smoothing the data on a 4mMA basis shows that Canberra's market has also tightened substantially, with asking rents soaring by +12 percent. </div>
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<div>The smoothed figures show that Darwin is on the mend, but Perth still has a 5 percent vacancy rate to chew through before rents can rise again. </div>
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<div><a href="/images/2016/09/23/SQM2.jpg" target="_blank">Click to enlarge</a></div>
<div> <img src="/images/2016/09/23/SQM2.jpg" alt="">
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 According to Louis Christopher of SQM Research: <div>"Sydney is likely to remain a landlords' market, as the city's growing population creates demand for new stock".</div>
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<div>Only in one sub-region of Sydney has SQM recorded an increase in advertised vacancies. </div>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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Vacancy rates drop everywhere, big city rents jump

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My housing supply dashboard showed how dwelling completions have been tracking well ahead of population growth in Western Australia. 
And now SQM Research has reported that vacancy rates in Perth rose again to 5 per cent in June, in turn suggesting that Perth's property downturn still has a way to run.
Indeed, vacancy rates edged higher in most cities in June, Adelaide and Darwin excepted.
<div id="post-body-1509958214451859734" class="post-body entry-content">
<div> <a href="https://www.propertyobserver.com.au/images/2017/07/20/B1.jpg" target="_blank">Click to enlarge</a>
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<div class="separator"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/20/B1.jpg" alt=""></div>
 <div>The below chart smooths vacancy rates on a 6mMA basis. </div>
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<div>While not a true reflection of 'trend', since it doesn't account for the higher vacancy rates typically experienced over the Christmas period, it does show that Perth and Darwin have experienced consistently elevated vacancies since the peak of the resources construction boom. </div>
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<div><a href="https://www.propertyobserver.com.au/images/2017/07/20/b2.jpg" target="_blank">Click to enlarge</a></div>
 <div class="separator"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/20/b2.jpg" alt=""></div>
 <div>Asking rents for houses in Perth have declined by 6 per cent over the past year, while in Darwin the equivalent figure is as high as 11 per cent. </div>
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<div>Record apartment completions have taken some heat out of asking rents in Sydney and Melbourne -with Melbourne vacancy rates bouncing off 7-year lows - though apartment rents remain higher year-on-year in both of the most populous capital cities by 3 per cent and 6 per cent respectively.</div>
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<div>The average asking rent for a 3-bedroom house in Sydney is now $725/week, and for units the figure is $522/week.</div>
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<div>Vacancy rates remain tight in Canberra at 1.2 per cent, and extremely tight in Hobart at 0.7 per cent, leading to soaring rents for houses in the Tasmanian capital.</div>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank">Four Green Houses and a Red Hotel</a>.
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