2021-12-13 GC Agenda - Item 8 -Attachment 1 - Housing Needs Assessment

 Total               4,163     4,135     4,163      4,145     4,248     4,311     4,221     4,213      4,137



In the 12 months ending 30 June 2021 the Residential Tenancies Authority, Rental Bonds data
suggests there were 176 bond lodgements for one bedroom flats or units in Noosa Shire; 328 for
two bedroom flats or units; 388 for three bedroom houses; and 410 for four bedroom houses. Noosa
Hinterland and Tewantin had the highest numbers of lodgements for 3 and 4 bedroom houses.
Noosaville had the highest number for 1 or 2 bedroom units, followed by Sunshine Beach.
10.6         Competitive rental market
Local property managers suggest it is a full mix of housing types that tenants are looking for:
    •    Houses or apartments big enough for families (3 – 4 bedrooms);
    •    Single level living for older people;
    •    Small affordable flats; or
    •    Anything at all in the case of new arrivals from interstate.
Since mid-2020 there has been unprecedented demand for rental properties. Rental prices have
increased to levels that are not sustainable on local incomes, particularly single person wages.
Property managers suggest the Residential Tenancy Authority favours tenant rights over investor
rights, making owning an investment property for permanent rental an unattractive proposition for an
investor. Recently, many investors are taking advantage of a strong sales market and selling
investment properties. In the current market, evidence shows purchasers are more likely to be owner
occupiers.
Where investors are purchasing, they want to recoup the high purchase price by maximising rental
return. This has resulted in long term tenants being displaced as properties are short term let and
when rental prices increase significantly with limited, if any, options available locally to relocate to.
Properties under $600 per week are particularly lacking, with the exception of very basic properties.
Makeshift flats built under or attached to a house are rarely managed through a property manager
and tenants will generally put up with non-compliant safety elements in return for a home.
In a competitive rental market landlords can be more particular in which tenants they choose. Well-
funded couples or small families, without pets44, in professional or digital employment are more likely
to obtain a lease agreement over large families, hospitality workers, groups of single people. In
general, tenants who cannot show a good rental history will particularly struggle.
AHURI has recently published findings on discrimination effects in private rental housing45. It states
there is a nebulous distinction between discrimination and discretion, and discrimination occurs in
both subtle and overt ways across the rental process. It identifies a profound power imbalance
between landlords and tenants and suggests that a growing number of tenants are in share housing
or informal tenancies without protection of formal rental agreements. Discrimination by socio-
economic status is most common but discrimination occurs by other social characteristics such as
age, gender, family status, race, disability, education, employment, sexuality and a myriad of other
factors.




44 The keeping of animals is a matter specifically addressed in proposed Qld rental housing reform and it will

become harder for landlords to prohibit pets.
45 Maalsen, S., Wolifson, P., Rogers, D., Nelson, J. and Buckle, C. (Sept 2021) Understanding discrimination

effects in private rental housing, AHURI Final Report No. 363, Australian Housing and Urban Research
Institute Limited, Melbourne.


Noosa Housing Needs Assessment 2021                                                                  Page 91