High-profile apartment defect cases have changed the way many NSW buyers approach purchasing, putting greater scrutiny on building quality, strata records and the parties behind a development before a contract is signed.

The industry buyers are assessing today, however, is also different from the one in which cases such as Opal Tower and Mascot Towers emerged.

NSW has introduced a series of regulatory measures aimed at strengthening oversight of apartment construction, including Building Commission NSW, the Residential Apartment Buildings Act 2020 and the Strata Building Bond and Inspections Scheme. Under the latter, developers are required to lodge a bond, with independent inspections forming part of the process for identifying defects in new strata developments.

Those changes provide another layer of protection, but they haven't removed the importance of buyer due diligence.

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For purchasers considering an apartment, that means looking beyond the residence itself. Building and strata history, strata reports, the track record of the builder and developer, the condition of common property and any known or planned expenditure by the owners corporation can all form part of assessing a building before purchase.

Whether the development is already complete can also materially change what can be assessed.

An off-the-plan purchaser is necessarily buying before the finished product exists. A completed apartment, by comparison, can be walked through before contracts are signed, allowing the purchaser to see the finishes, common areas and broader building as they have actually been delivered rather than relying solely on plans and renders.

It also removes exposure to some of the uncertainties that exist between an off-the-plan purchase and completion, including construction delays, cost pressures and builder insolvency during the delivery period.

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<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a> National Sales Director Ben Hamblett said that greater focus on tangible evidence is increasingly evident among apartment purchasers.

“The biggest shift we're seeing is buyers wanting proof, not promises,” Hamblett said.

“That's exactly why we deal in completed stock - you can inspect the building before you commit - and why we've backed every purchase with a cash bond against special levies.”

At <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> in Parramatta, that emphasis on a completed, inspectable product is already in place.

The 413-apartment, 46-level tower at 12 Phillip Street is being marketed by Projects by Equitifund, allowing prospective purchasers to inspect the residences, common areas and resident facilities before committing.

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The Lennox also introduces another layer to the due-diligence conversation through Strata Surety.

The vendor-funded arrangement provides purchasers with a cash-backed bond held in their own solicitor's trust account from settlement. According to Equitifund, the bond covers any special levy raised during the applicable cover period and is provided at no cost to the purchaser.

Special levies can create an unexpected cost for apartment owners where an owners corporation needs funding beyond its existing strata contributions. Under NSW strata law, a special levy requires approval by owners at a general meeting.

Equitifund Executive Chairman Greg Huxley said Strata Surety was designed to provide something more concrete than reassurance about that potential exposure.

“Buyers have every right to ask hard questions about strata risk - the industry has given them plenty of reasons to,” Huxley said.

“Our answer isn't a reassurance, it's a bond. Strata Surety puts real money behind that confidence, held by the buyer's own solicitor, not by us.”

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For The Lennox, its completed status also means purchasers can assess not only the apartment itself, but a building that has already been occupied and operating for several years.

Completed in 2021, the $300 million development, designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, comprises one, two, three and four-bedroom apartments, with open-plan living areas extending to private balconies. Interiors incorporate engineered timber flooring, stone benchtops and integrated appliances, while many upper-level residences have views across the river and surrounding district.

Its established amenity can similarly be inspected in operation. Resident facilities include the Watermark precinct with a 20-metre pool, outdoor terrace, barbecue areas, gym, fitness studio and conference room, while ground-floor retail addresses the river walk and surrounding public space.

The Lennox is also home to the Southern Hemisphere's first fully robotic residential car park, which has now operated for several years. Its nine-level basement combines three conventional parking levels with six automated levels, accommodating 327 vehicles using technology from German firm Lödige Industries.

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The riverfront address puts The Lennox close to much of central <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a>'s existing infrastructure, including Parramatta Station, Westfield Parramatta, Parramatta Park, and the Church Street dining precinct.

The remaining apartments form part of a limited release secured by Equitifund, following the sale of the majority of residences before and shortly after completion.

The regulatory environment around NSW apartment construction has changed considerably since the defect cases that reshaped public discussion around the sector. For purchasers, however, regulation is only one part of the equation. The ability to investigate a building's history, review its strata position and, where possible, inspect what has actually been delivered remains central to making an informed apartment purchase.

At The Lennox, its completed status provides that opportunity before contracts are signed, while Strata Surety adds a financial backstop against special levies beyond the protections already provided under NSW strata law.

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Joel Robinson

Buying with confidence: What NSW apartment buyers should check beyond the defect headlines

Too often, heritage buildings become the podium for a contemporary tower. At <a href="https://www.apartments.com.au/new-apartments/623-collins-607-623-collins-street-melbourne-vic-3000">623 Collins</a>, <a>Sterling Global</a> challenged its design team to reverse that process.

The brief to <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> was deliberately simple: "Don't design around the heritage. Design from it." It became the philosophy behind a project that draws inspiration not only from two landmark heritage buildings, but from Collins Street itself, a street layered with architectural history and civic significance.

That philosophy has shaped one of <a href="https://www.apartments.com.au/developments/melbourne-vic-3000">Melbourne</a> CBD's most considered residential projects, where the 1924 State Savings Bank and neighbouring Batman's Hill Hotel have become the architectural foundation for 623 Collins rather than remnants preserved beneath a new development.

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Rather than approaching the site as a blank canvas, <a href="https://www.apartments.com.au/developers/sterling-global">Sterling Global</a> saw the existing buildings as the beginning of the story.

"Sites like this rarely become available," the developer said.

"623 Collins wasn't simply an opportunity to develop a prominent CBD site. It was an opportunity to restore and reimagine one of Melbourne's important heritage landmarks while contributing to the continued evolution of Collins Street. For us, the existing buildings weren't constraints. They were the beginning of the story."

Instead of mimicking the ornate heritage architecture, Plus Studio studied the proportions, rhythm and craftsmanship of the original buildings before translating those characteristics into a contemporary 42-storey tower.

[smartcode_project:default project_id=145324 project_image_fid=372748]

"The brief challenged us to create a contemporary landmark that respected Melbourne's architectural history without becoming nostalgic," Plus Studio said.

"Rather than mimicking heritage, we sought to understand its proportions, rhythm and material language before translating those qualities into a distinctly contemporary architectural expression."

The practice says the State Savings Bank and Batman's Hill Hotel became the project's primary source of inspiration, allowing the heritage buildings and contemporary architecture to exist "in conversation rather than contrast." Generous planted terraces further soften the transition between old and new, creating elevated green spaces while reinforcing the dialogue between the restored podium and the contemporary tower.

That dialogue continues throughout the interiors, where Melbourne designer Fiona Lynch developed a material palette inspired by the idea of alchemy, balancing contrasting materials that reference both the Neo-Grec detailing of the original bank and contemporary urban living. The result is a series of spaces that feel timeless rather than trend-driven.

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The project will deliver 316 residences across four collections, Heirloom, Signature, Reserve and the Penthouse Collection, with each responding differently to its position within the building, from the restored heritage podium through to the upper levels of the tower. The Heirloom Residences retain defining heritage elements including original heritage windows, generous proportions and high ceilings, while the tower introduces contemporary homes with expansive layouts and elevated views.

Amenities have likewise been designed to support long-term city living rather than short-stay convenience. Residents will have access to concierge services, wellness facilities including a pool, cold plunge, sauna, steam room and gym, alongside private lounges, entertaining spaces and dedicated resident clubs.

Sterling Global says that approach is resonating with buyers seeking permanence rather than novelty.

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According to the sales team, purchasers are looking for enduring architecture, generous floorplans, heritage character and long-term value, with many commenting that 623 Collins "doesn't feel like another apartment development" because of the way the architecture has been curated around the site's history.

Situated on the prominent corner of Collins and Spencer streets, the project occupies one of Melbourne's most recognisable gateway sites, marking the western entrance to the city's best-known street. For Sterling Global, it also reflects a broader shift in city-making.

"Rather than maximising development yield, the project embraces adaptive reuse as a design philosophy, allowing heritage to inform architecture, interiors and the overall resident experience," the developer said.

"The result is a building that feels uniquely connected to Melbourne."

[smartcode_project_cta:default project_id=145324]

How Sterling Global designed 623 Collins from Melbourne's history

Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

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Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

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Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

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Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

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<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

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A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

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The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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New home buyers, and even those who want to leapfrog into an upgrade, are regularly told they need to save more. While it's achievable, securing yourself $30,000 or more is a tricky task, particularly if you've never been a big saver in the past.
However, short of "buying a cup of coffee less a week" (which is real 'advice' doled out to first timers on a regular basis), what are the actual savings tips that will let you get ahead?
Assuming you have an average lifestyle, and you aren't already buying takeout or going out for dinner every night or buying lunch at work daily - there has been advice to cut this to "just once a week" as well in the past - what more can you do?
First of all, let's get honest with ourselves. There are two ways to increase your deposit short of badgering relatives and friends. Spend less and earn more. Sadly, not everyone can cram in a second job (if you can, and you're willing to, then this might just be the option for you). However, there are certainly ways you can still earn a bit more money without taking on an extra 16 hours a week.
1) Earn
Sell unwanted goods
If you're an average person in your 20s or 30s you will likely have accumulated a lot of unwanted "stuff". That is, clothes that you don't wear (often with tags attached for the shopaholics), outdated mobile phones, laptops and other electronics, and gifts you never wanted or never used. A bit of time and effort online can quickly turn these into extra space in your current home and cash in your pocket. Websites such as eBay and Gumtree require you doing very little other than uploading a description and some decent photographs. Also try Twitter and Facebook shout-outs.
Use your skills wisely
While you may not be able to take on that second job, you can still use your skills for some cash. Whether it's writing a freelance article, or creating art to sell online, there are some ways to have sideline projects. Property Observer journalist Nicola Trotman has <a target="_blank" href="https://luluscandles.com/">Lulu's Candles</a> - an online vegan soy candle shop - and a number of staff write freelance articles.
You may also be able to fix computer problems, or even teach people (many Community Colleges are looking for people to teach short courses, and the demand for private tutors rarely eases off) or perhaps you can bake cakes to sell them to friends or at stalls. Online sites such as etsy.com can be really helpful, as can different markets that often allow you to set up a stall for a small fee. Remember to use flyers in your local area to advertise your services.
Do odd jobs
While it can be tedious to go from person to person to find out if there's anyone who might be willing to part with a bit of money in return for someone to do the run to the shops, there's now an online solution. The website <a target="_blank" href="https://oneshift.com.au/">One Shift</a> is getting even more popular as a way to get quick short-term employment for a little bit of extra cash.
Rent out your space
If you have a spare room (or garage space), or you could bring another tenant into your rental to share costs, then either of these can be a practical temporary option.
Turn over page for tips on spending less
 
 
<hr class="system-pagebreak">
Spend less 
 
Homebrand/basic brand everything
From medicine to baked beans, and from iPods to clothes, there's a generic brand available. If you're in savings mode then you should take full advantage of these cheaper alternatives. While they may not be quite as nice, it's rare that the extra cost actually translates into the product truly being that much better. Make sure you weigh the pros and cons up first. 
Keep a coin jar  
Take out your cash from the ATM (and avoid those pesky $2+ charges at 'other' ATMs) for the week and spend no more than you have. Try to leave the credit and EFTPOS cards at home when possible and limit online buying by having a separate card and separate account where you can limit the money that you put in. Keep access to funds at a distance and provide obstacles, and see yourself spend less.
Cancel your unnecessary costs 
Do you really use that gym subscription? Be honest with yourself about what services you are using and what you can cancel. If having a gym membership is important to you, then keep it, but if you're going once a fortnight then question the cost. Also consider your memberships to organisations, costly subscriptions to titles you may not read and other money drainers. See if there's a way you can minimise these costs as well - are you on any plans that you can bring down a level (or increase, if you're going over every month)?  
Get gifts you need 
If your birthday is coming up, ask for things you'll actually use. Maybe get them to pay for your gym subscription or thr sunglasses that you've needed instead.
Shop around 
You likely hear this one all the time, but if you can give your shipping trip a bit of extra time it'll be worth it. Most shopping centres have a Woolworths and a Coles, so pick up both brochures and look for deals. Keep an eye out for reduced food, and when it gets reduced through the day. Remember to consider secondhand goods and books as well - just as we mentioned selling your secondhand items above, you can also pick up the things you need far more cheaply on these sites.
Rent or borrow, don't buy 
Your library, DVD rental (or iTunes rental) and your acquaintences can be used to good effect when saving money. Instead of buying that DVD you'll watch once for $25, go and pick up a $5 rental. Sign up to your library for books, CDs and DVDs (they also have magazine sections and regularly host free events). And ask friends when you need a bigger item. Perhaps you need a steam cleaner or you find yourself needing an unusual kitchen appliance - ask around and see if anyone can lend you one for the task. Consider sharing items such as books and magazines among friends as well - circulating these luxury items can save you a significant amount in the long term.
Use less or use what you buy completely 
It sounds hard, but it's often just a case of looking a little closer at how you go about your day. If you have food leftovers, see what you can feed to your animals (check for allergens and unhealthy items first - such as avocado, dairy, raisins and more being dangerous for dogs). You might be able to turn some of the food into "other dishes", such as turning a curry one night running into a pie the second night, or turning spaghetti bolognaise sauce into a lasagna. However, these tips do not just apply to food - have a look at your other costs too. Consider using a two-in-one shampoo/conditioner, or toothpaste/mouthwash (a new product we've seen) that can often cost substantially less than buying and using both.
More tips over page
 
 
<hr class="system-pagebreak">
Extra suggestions
 
Make the most of rewards points
Keep an eye on rewards cards and free store cards that can get you access to deals and offers. Ensure there aren't any excess costs to sign up and be a 'member' that may outweigh the benefits, and ensure you only use coupons when you were already intending to buy the item (or when it turns out to be the more economical alternative), however there are a number of decent loyalty cards that can provide some significant benefits. 
Track your spending using an app 
Keeping an eye on what you're spending and where can be half the struggle. Luckily, if you're a smart phone user, then you can just download an app that will help you keep an eye on it. Consider MoneySmart if you're unsure where to start. For non-smartphone users, a simple written diary of costs and every time you purchase an item will do just as well - as will an Excel spreadsheet that you can update. 
Check if you're using the best savings account 
You may be on an interest rate that's low, or an account that charges excess fees when you take money out. Ensure you know the fine print for your accounts, and always check with your banking institution to see if there's a product that may better fit your personal situation. Many have multiple savings-style accounts. 
Look towards DIY first when you need to fix something
You'd be surprised how many Youtube videos and online tutorials there are explaining how to fix some of the most niche items. We've heard of people using online tutorials to build fireplaces, fix car windows and more. While you want to make sure it's not another example of a "false economy" and that you will actually save money (and won't put yourself in danger), it's always worth seeing if you can reduce labour charges by doing it yourself. 
Check your tax
Are you claiming all the expemtions you are entitled to? Sometimes not using an accountant is truly a false economy, and you really want to make sure you maximise your tax return. See the <a target="_blank" href="https://www.ato.gov.au/Individuals/Income-and-deductions/Deductions-you-can-claim/">claimable deductions by profession</a> to ensure you have put everything on the list. Keep your receipts in order or recorded as you go.
Don't miss out on special offers
If you are looking to buy something online, the first thing to do is type the name of the shop or item into Google and search for 'coupons', 'promo codes' and 'offers' to see if anything comes up. Once or twice out of ten you might net yourself a 10% decrease, an added bonus or even a free ticket. You might also want to sign up for free online newsletters (get yourself a 'dummy' email to send these to) for comedy clubs and different events and you'll often see significant reductions being offered to online members last minute. Just be wary that you don't buy anything you weren't initially intending to due to seeing the advertisement.
Don't forget to argue
If you have an unfair fine - put in a call (and take photos for evidence). They can only say no. And if you have done the wrong thing, pay it on time before it gets out of hand.
 
Do you have any tips? How do you save? Share them with:<a target="_blank" href="mailto:jduke@propertyobserver.com.au"> jduke@propertyobserver.com.au</a>
 
Twitter tips:
<blockquote class="twitter-tweet" lang="en">
<a target="_blank" href="https://twitter.com/JennieDuke">@JennieDuke</a> great article. I'd add petition the RBA to raise cash rate. Our savings'd earn more, &amp; prop prices might come down a bit too.
— Jordan Eliseo (@JordanEliseo) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/JordanEliseo/statuses/421500199207329793">January 10, 2014</a>
</blockquote>
 
 
</body></html>

jduke-EHk3XBmHkn

Savings tips for 2014: Get your new home faster

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The Sydney Opera House celebrates its 40th anniversary this year. This Australian icon was, of course, designed by Danish architect <a href="https://www.sydneyoperahouse.com/about/the_architect.aspx">Jørn Utzon</a>, as a result of an international design competition held at a time when many Australians still looked to the northern hemisphere for stylistic guidance and direction; a time when we imported European or American culture.
<img src="/images/stories/2013/11/01/sydney-nov-1-one.jpg" alt="sydney-nov-1-one" style="font-size: 0.8em; display: block; margin-left: auto; margin-right: auto;" height="230" width="400">
Photo: stock image
Some 40 years on, we are now exporting culture and Australian architects are designing iconic buildings in other parts of the world, such as the <a href="https://populous.com/profile/rsheard/">2012 London Olympic Park and Stadium</a>, and the <a href="https://www.ptw.com.au/ptw_project/watercube-national-swimming-centre/">Beijing National Aquatics Centre (the Water Cube)</a>.
So is there a unique Australian “style” and, if so, where did it come from?
A backwards glance
In 1788, when British settlers first started arriving in Australia, <a href="https://www.vernaculararchitecture.com/">vernacular</a> Australian architecture (based on localised needs and construction materials) consisted of nomadic shelters, designed and built by indigenous Australians.<img src="https://c479107.ssl.cf2.rackcdn.com/files/33655/width668/7s324jhv-1382581252.jpg" style="font-size: 0.8em; display: block; margin-left: auto; margin-right: auto;" width="400">
Photo: Wikimedia Commons
Due to the significant numbers of architects who subsequently moved from England to Australia to join the British colonies, 19th-century Australian architecture quickly changed to be largely Eurocentric in focus.<img src="/images/stories/2013/11/01/450px-Royal_Exhibition_Building_inside1.jpg" alt="450px-Royal_Exhibition_Building_inside1" style="font-size: 0.8em; display: block; margin-left: auto; margin-right: auto;" height="534" width="400">
Melbourne’s Royal Exhibition building, built between 1878 and 1880. Wikimedia Commons
During the 20th century, however, buildings started to adapt to respond to Australia’s unique climatic conditions, which offer year-round access to the outdoors. The influence of America saw families seeking to own freestanding houses with backyards, to satisfy their increasing desire to fulfil the “<a href="https://en.wikipedia.org/wiki/Australian_Dream">Australian Dream</a>”.
In the late 20th century, as Australia started to become more multicultural, derivative designs began to be replaced with imported exotic styles, especially those of South-East Asian influence. Freestanding houses started to be replaced with semi-detached and <a href="https://architectureau.com/articles/residential-architecture-multiple/">high density housing</a>, as urban precincts started to develop.
Challenge accepted
Australian architects are now responding to the unprecedented 21st-century challenges of population growth, preservation of the environment and the threats of climate change.
As architects continue to shape urban precincts and their supporting infrastructure, the design of public space has now importantly changed focus to preserving the quality of both the built and natural environments. The sensitive relationship between buildings and the Australian landscape that hosts them is of critical importance, and something for which we are becoming internationally recognised.
While much of the industrialised world has been in recession for the past few years, Australia’s economy has grown, as have neighbouring Asian economies.
<img src="/images/stories/2013/11/01/Chinas_National_Aquatics_Centre.jpg" alt="Chinas_National_Aquatics_Centre" style="font-size: 0.8em; display: block; margin-left: auto; margin-right: auto;" height="231" width="400">
China’s National Aquatics Centre, also known as the ‘Water Cube’, was designed by Australian architects. Wikimedia Commons
Currently, Australia has seven of the <a href="https://www.archdaily.com/330759/">largest 100 architecture practices</a> in the world: <a href="https://www.woodsbagot.com/">Woods Bagot</a>, <a href="https://www.hassellstudio.com/">Hassell</a>, <a href="https://www.coxarchitecture.com.au/">Cox Architecture</a>, <a href="https://www.hboemtb.com/">HBO + EMTB</a>, <a href="https://www.ghd.com/australia/">GHD</a>, <a href="https://www.hamessharley.com.au/">Hames Sharley</a>, and <a href="https://thomsonadsett.com/">Thomson Adsett Architects</a>.
For most of these large practices, income from international projects is actually more than the income generated by domestic projects. Across the whole architectural sector the figure for international income is nearer to 10%, but it is clear that we are now exporting much of our talent, skill and cultural expertise rather than importing it.
The architectural Oscars
So how does Australia compare, architecturally, with the rest of the world? How have we fared in international awards, prizes and festivals such as the prestigious <a href="https://goo.gl/lUrd9f">Pritzker Architecture Prize</a>, the <a href="https://goo.gl/usu9Kk">World Architecture Festival</a>, and the <a href="https://goo.gl/fgP3Fh">Venice Architecture Biennale</a>?
There is just one Pritzker Architecture Prize <a href="https://www.pritzkerprize.com/about/purpose">awarded annually</a> to: honour a living architect/s whose built work demonstrates a combination of those qualities of talent, vision and commitment, which has produced consistent and significant contributions to humanity and the built environment through the art of architecture.
<blockquote>
<img src="/images/stories/2013/11/01/jamberoo_0000_11.jpg-one.jpg" alt="jamberoo_0000_11.jpg-one" style="font-size: 0.8em; display: block; margin-left: auto; margin-right: auto;" height="194" width="400">
The long Glenn Murcutt-designed Fredericks/<a href="https://www.propertyobserver.com.au/news/the-long-glenn-murcutt-designed-fredericks/white-house-in-jamberoo-listed/2013091264996" target="_blank">White House</a> in Jamberoo
</blockquote>
There has been one Australian recipient of the Pritzker prize in its 35-year existence: <a href="https://www.ozetecture.org/2012/glenn-murcutt/">Glenn Murcutt AO</a> in 2002. His award was based on a career that focused largely on designing houses that responded directly to unique Australian conditions.
Indeed, the period of Murcutt’s foundational work in the latter part of last century coincided with growing international recognition of Australian architecture.
Glenn Murcutt grew up in Papua New Guinea, where he developed an appreciation for simple vernacular architecture and a relationship with nature. He practised sustainability long before it became an architectural buzzword. His design philosophy, <a href="https://www.be.unsw.edu.au/profile/glenn_murcutt-ao">“touch the earth lightly”</a>, motivates him to design in response to environmental factors, using locally-sourced materials and to sensitively fit into the Australian landscape.
<figure class="align-centre"><img style="display: block; margin-left: auto; margin-right: auto;" src="/images/stories/2013/11/01/walshhouse_0000_1.jpg-one.jpg" alt="walshhouse_0000_1.jpg-one" height="243" width="400"><figcaption>A Glenn Murcutt-designed home in Kangaroo Valley – <a href="https://www.propertyobserver.com.au/new-south-wales/glenn-murcutt-designed-trophy-home-in-kangaroo-valley-listed-trophyhome/2013061362046" target="_blank">The Walsh House</a> </figcaption></figure>This sensitive attitude to the environment and our tin and timber tradition – a history of functional sheds and beach houses – gained Australia international attention.
Now Australian architects are bringing that same sensitive attitude to larger projects in many parts of the world.
International attention
The <a href="https://www.worldarchitecturefestival.com/">World Architecture Festival</a> is an annual program of awards, jury critiques, and international speakers, all celebrating the best architecture of the past year. It was first held in 2008 in Barcelona but for the past two years has been in <a href="https://goo.gl/Yu1gLY">Singapore</a>.
This annual get-together brings more than 2,000 architects from all over the globe, and exhibits short-listed projects from more than 40 nations to compete for awards in 16 built project categories and 11 future project categories.
In 2013, Australian architects achieved unprecedented levels of success in the World Architecture Festival <a href="https://goo.gl/sN7fJ1">awards program</a>, winning the categories of Culture, House, Transport, Future Infrastructure and Competition Entries.
<figure class="align-centre"><img style="display: block; margin-left: auto; margin-right: auto;" src="/images/stories/2013/11/01/800px-Auckland_Art_Gallery_-_Extension.jpg" alt="800px-Auckland_Art_Gallery_-_Extension" height="225" width="400"><figcaption>Toi o Tamaki in Auckland, New Zealand won the 2012 RIBA International Award for architectural excellence and the 2013 World Architecture Festival Building of the Year Award. </figcaption></figure>Australian architects also won three of the highest awards. It is also worth noting that two of the three winning projects are outside of Australia:
<ul>
<li>
World building of the year: Auckland Art Gallery, Toi o Tamaki, New Zealand by Francis-Jones Morehen Thorpe with New Zealand architects Archimedia.
</li>
<li>
Future project of the year: the <a href="https://www.archichannel.com/project/national-maritime-museum-of-china/#link">National Maritime Museum of China</a>, by Cox Architecture
</li>
<li>
Landscape category: The Australian Garden, Australia, by Taylor Cullity Lethlean and Paul Thompson.
</li>
</ul>
<figure class="align-right"><img style="display: block; margin-left: auto; margin-right: auto;" src="/images/stories/2013/11/01/800px-RedSandGarden-Pano-RBG-CranbourneVIC.jpg" alt="800px-RedSandGarden-Pano-RBG-CranbourneVIC" height="128" width="400"><figcaption>The Australian Garden, Australia, by Taylor Cullity Lethlean and Paul Thompson.</figcaption></figure>Of the <a href="https://www.tcl.net.au/projects/cultural-interpretative/australian-garden">Landscape category winner</a>, the judges noted that the project “stood out with its originality and strong evocation of Australian identity”.
Of the <a href="https://www.archdaily.com/439260/the-left-over-space-house-cox-rayner-architects/">House</a> category winner, a delightful little timber home in Brisbane, they noted “a realness and authenticity to the spirit of the house”.
It seems, then, that there is definitely an identifiable Australian design identity, something for which we can be recognised and rewarded.
Australian architecture has also been recognised at the <a href="https://goo.gl/aeBVHP">Venice Architecture Biennale</a>. The Biennale is a showcase of cutting-edge contemporary architecture and architectural thinking, through the exhibitions by invited architects, and through the self-curated <a href="https://goo.gl/L8dYjL">national pavilions</a>.
<figure class="align-centre zoomable"><a href="https://c479107.ssl.cf2.rackcdn.com/files/33476/area14mp/22tbqmqp-1382441475.jpg"><img style="display: block; margin-left: auto; margin-right: auto;" src="https://c479107.ssl.cf2.rackcdn.com/files/33476/width668/22tbqmqp-1382441475.jpg" width="400"></a> <figcaption>Entrance to the Australian Pavilion at the Venice Architecture Biennale. Dr. Philip Crowther</figcaption></figure>Australia is one of only 30 nations to exhibit in its own pavilion at the Venice Architecture Biennale. We have done so in a temporary pavilion since 1988, but a new permanent pavilion has been designed by Australian firm <a href="https://www.dentoncorkermarshall.com/">Denton Corker Marshall</a> and will be built soon. The pavilion typically attracts around 90,000 visitors during the Venice Architecture Biennale.
<figure class="align-centre zoomable"><a href="https://c479107.ssl.cf2.rackcdn.com/files/33478/area14mp/m6nq3qqp-1382441721.jpg"><img style="display: block; margin-left: auto; margin-right: auto;" src="https://c479107.ssl.cf2.rackcdn.com/files/33478/width668/m6nq3qqp-1382441721.jpg" width="400"></a> <figcaption>Interior of the Australian Pavilion at the 2012 Venice Architecture Biennale. Dr. Philip Crowther
 <a style="font-size: 0.8em;" href="https://c479107.ssl.cf2.rackcdn.com/files/33480/area14mp/vsjjhqzq-1382441779.jpg"><img style="display: block; margin-left: auto; margin-right: auto;" src="https://c479107.ssl.cf2.rackcdn.com/files/33480/width668/vsjjhqzq-1382441779.jpg" width="400"></a>
</figcaption></figure><figure class="align-centre zoomable"><figcaption>Facade of the Australian Pavilion at the 2012 Venice Architecture Biennale. Dr. Philip Crowther</figcaption></figure>Global shifts
Perhaps our rough-and-tumble early colonial heritage has served us well in developing a resilient approach to the rapidly changing global environment.
Free of the European notion of heritage and the constraints of ancient cities filled with historic buildings, we have engaged with a greater diversity of perspectives, from Australia’s 40,000 year indigenous history, through a sensitivity to the environment, to the realisation that we are part of a 21st-century Asia.
We are no longer operating on the distant fringes of Europe or America, but now firmly at the centre of a global shift in both economic and cultural perspectives.
 


<hr>
Philip Crowther is head of discipline of architecture at <a target="_blank" href="https://www.qut.edu.au/?">Queensland Universtiy of Technology</a>.
Lindy Osborne is senior lecturer in architecture at <a target="_blank" href="https://www.qut.edu.au/?">Queensland University of Technology</a>.
This article was originally published at <a href="https://theconversation.com">The Conversation</a>. <img alt="The Conversation" src="https://counter.theconversation.edu.au/content/19308/count.gif" style="font-size: 0.8em;" height="1" width="1">
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jake-cSmGT7VXVf

Building a nation: the state of play in Australian architecture

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It's summer time, so longingly looking into estate agent window displays for shacks for sale up and down the coast has been principal property pursuit of many.
But buying? 
Before dashing off to Paris for Christmas, Pitcher Partners partner David Staples, compiled an analysis, counselling would-be buyers to do their sums.
Rathering than offering sanctuary and status, the reality could be a financial black hole.
“It’s generally a lifestyle choice rather than an investment,” he suggests. 
Our commentators Jonathan Chancellor and Margie Blok look at the pros and cons of owning a holiday home and find it's actually quite generational.
 
HE SAID
<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/stories/2013/09/06/jc-silhouette-5.jpg" alt="jc-silhouette-5" width="150" height="225" style="float: right;">
For starters, I look at holiday homes as an indulgent compulsory savings endeavour, building wealth through property for retirement.
Maybe rather than working from home, middle aged senior executives actually take their laptop workload to their coastal retreat - and their staff  aren't the wiser.
And even an essential escape from the city for the weekend - especially when there is adjacent demolition and construction every Saturday morning for years on end in the neighbourhood.
Yes it's rented out to others at the peak holiday times, but having use of it through the decades means having all those memories of fun family holidays. Yes there will be a period when the kids find it daggy, but they will be back. The pets will always come with you though.
For many it's most likely a home-from-home with the eventual savvy sea change shift less stressful than for everyone else.
So what is the main downside of this seemingly good personal investment?
Some coastal property owners complain that they spend all their time fixing up and maintaining their holiday homes. Yes maintenance on the coast tends to be higher due to the proximity of the sea, but just think supply and demand ensures that sea view coastal properties fair better than most when it comes to holding, losing or improving their value. So find the great local help.
Of course, coastal properties with easy access to schools, hospitals and shopping centres have quicker sale times if you do need to exit.
Rental returns in many coastal spots can cover most costs - maybe all up around eight weeks a year with demand then plummeting during winter which is when the owner can enjoy those blustery southerlies.
Typically you'd expect it to provide a net annual yield of no more than 2 per cent, even if commanding weekly rents of $2000 or more in peak periods. Ofcourse there's always the chance of using the income for a quick ski at Whistler while the tenants are swatting away the beachside blowies.
But beware the expectations of holiday guests has risen in recent times so household items once considered extras such as air-conditioning, a dishwasher and a modern gas barbeque are now viewed as essential. Not sure that the Nepresso machine and adequate supply of capsules is yet mandatory for the vacation crowd.
Margie may consider it a con, but being in one location for vacation year after year can be a delight. It's a safe place, boring and routine - but with a good book selection, a pack of cards, scrabble game and spare clothes with a musty odour - providing just the necessary break from the hustle and bustle of the city.
Ideally, its driving distance from the city should not be much further than two hours or so.
 
SHE SAID
<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/stories/2013/09/06/mb-silhouette-4.jpg" alt="mb-silhouette-4" width="150" height="225" style="font-size: 19.09090805053711px; float: left;">Owning a holiday house can be more a curse than a blessing given the ongoing costs and obligation to use the place.
Who wants to constantly return to the same holiday spot when inexpensive travel deals offer a wide range of local and overseas destinations with hotels and resorts providing interesting and relaxing holiday options and staff to take care of everything?
Heading off to a holiday house with family or friends is a nice idea, but in reality it involves a daily grind of cooking, cleaning and laundry, as well as provisioning with food, booze and other supplies from a local shopping centre.
During the peak summer season, these shopping experiences can be truly hideous at popular holiday spots (especially those on the coast) crowded with hoardes of holidaymakers, often with screaming children in tow.
According to David Staples from the accounting firm Pitcher Partners, the money spent on an average holiday house could pay for more than one week a month – or about 90 days a year – in a quality hotel.
The AFR Weekend noted Staples' sums of owning a holiday house with $500,000 mortgage repayments at 4.9 per cent – the lowest in a generation – would actually total about $24,000 annually, the equivalent to about 70 nights a year at a holiday resort costing $350.
Staples' colleague Jordan Kennedy says that means the buyer would need to spend their 20 days of annual holidays, 10 public holidays and 19 weekends at the holiday home to justify the cost. And when you add in another $30,000 for rates, maintenance and other costs, it pushes close to 90 nights a year.
Also, land tax on a holiday house can be a massive burden, particularly in pricey areas on the Mornington Peninsula and on Sydney’s northern beaches. In these areas, annual land tax on a holiday home can amount to tens of thousands of dollars.
During the 1960s when air travel from Australia, on Qantas and BOAC’s Boeing 707s, was expensive, owning a holiday house was more appealing than it is today. For our parents’ generation, holiday houses were more affordable – but now, when you take costs into account, I think there are better holiday options.
One trap to be aware of with a holiday home is any ownership in a self-managed superannuation fund. Anthony Keane, editor of Your Money, reported recently in the News Ltd papers, that strict rules around self-managed super prevent property owners from gaining any personal benefit from their fund assets until retirement, and there are nasty tax penalties for breaking the rules.
<div><a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a></div>
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jchancellor-FAypfDUnLy

Holiday homes: finances aside, the pros and cons come down to a generational outlook

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This year, 2014, is set to be a busy one with many annoucements and changes coming in that any property investor should be aware of. We've compiled this calendar, which we will be adding to as events come onto our radar - email anything you've found to news@propertyobserver.com.au - and keeping track of. 
Here are the property dates you should be keeping on your radar.
FEBRUARY
4th: The first rate announcement of 2014. The experts last year almost unanimously agreed that we're seeing the bottom of the rate cycle and <a href="/news">fixing soon is a good idea</a>.
<a href="/news">The Block begins</a>, the first of two times it will run this year.
When Parliament resumes, we will see Queensland's controversial <a href="https://www.fairtrading.qld.gov.au/splitting-of-PAMDA.htm" target="_blank">splitting of the Property Agents and Motor Dealers Act 2000</a> where it is to become the Property Occupations Bill and the Agents Financial Administration Bill 2013. Here are the<a href="https://www.propertyobserver.com.au/queensland/property-occupations-act-s-impacts-on-qld-agents-michael-davoren/2013121666971" target="_blank"> impacts it may have on real estate agents</a>.
In New South Wales, <a href="https://www.planning.nsw.gov.au/exemptandcomplying" target="_blank">changes to the State Environmental Planning Policy will commence</a> from 22nd February. The government notes that this will "Give more home owners and businesses access to streamlined approvals for low impact development, like building or renovating a home, or a new commercial or industrial premises". It <a href="https://www.propertyobserver.com.au/new-south-wales/changes-to-nsw-planning-being-drafted/2013091965159" target="_blank">saw mixed responses a few months back</a>.
MARCH
Emporium Melbourne <a href="https://www.propertyobserver.com.au/retail/emporium-melbourne-s-opening-delayed-until-2014/2013063062837" target="_blank">will have likely been opened by the end of this month</a>.
Sydney's light rail will <a href="https://www.sydneylightrail.transport.nsw.gov.au/projects/sydney-light-rail" target="_blank">see construction beginning around this time</a>.
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Perth property enthusiasts.
APRIL
By now, the New South Wales strata law changes should have been confirmed. They are expected to have a significant impact on the market in 2014, <a href="https://www.propertyobserver.com.au/trends/strata-law-changes-will-have-a-big-impact-on-the-residential-market-in-2014/2013121666961" target="_blank">here is what you need to know</a>.
And by this point, <a href="https://www.sa.gov.au/subject/Housing,+property+and+land/Renting+and+letting/Reforms+to+residential+tenancies+legislation" target="_blank">changes in "early 2014" to the Residential Tenancies Legislation in South Australia should have been brought in</a>. These include improved regulation of entry and inspection times, regulation of residential tenancy databases (tenant blacklists), making it easier to deal with abandoned goods, improving regulation of rooming house agreements, improving administration of Tribunal and protection for lifestyle village residents.
<ul></ul>
MAY
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Brisbane property enthusiasts.
JUNE
In Tasmania, while the full $30,000 First Home Builders Boost is available until the end of 2014, the <a href="https://www.propertyobserver.com.au/finance/housing-finance-data-a-mixed-bag/2014011367175" target="_blank">$7000 First Home Owner’s Grant for existing homes expires at the end of June 2014</a>.
In South Australia, off-the-plan stamp duty concessions of up to $21,330, capped at $500,000, are <a href="https://www.revenuesa.sa.gov.au/grants-and-concessions/first-home-owners" target="_blank">available up until 30 June 2014</a>. The established first home owners grant also finishes at this time.
Get your <a href="https://www.ato.gov.au/Tax-professionals/Prepare-and-lodge/Due-dates/June-2014/" target="_blank">tax returns sorted out</a>!
JULY
All <a target="_blank" href="https://www.dpcd.vic.gov.au/planning/theplanningsystem/improving-the-system/new-zones-for-victoria/new-and-reformed-residential-zones">V</a><a href="https://www.dpcd.vic.gov.au/planning/theplanningsystem/improving-the-system/new-zones-for-victoria/new-and-reformed-residential-zones" target="_blank">ictoria's Reformed Residential Zones will have been introduced</a> by Councils by this point.
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Sydney property enthusiasts.
For August to December, see over page
 
 
 
<hr class="system-pagebreak">
 
 
AUGUST
<a target="_blank" href="https://www.homebuyershow.com.au/">Home Buyer and Property Investor</a> show for Melbourne property enthusiasts.
SEPTEMBER
Victoria's First Home Owners will have their <a href="https://www.sro.vic.gov.au/sro/sronav.nsf/childdocs/-434C7502A60F23E4CA2575A100442158-E11C62FEDA1CD76ACA2575D60028321F-46A756D8A7B22DE2CA257B5C00058BEB?open" target="_blank">payable duty reduced by a further 10% from 1st September</a>, bringing the total savings for those eligible up to 50%.
OCTOBER
Grand Designs Live visits <a target="_blank" href="https://www.granddesignslive.com.au/">Melbourne and Sydney</a>. 
NOVEMBER
DECEMBER
Investors will be <a href="https://www.commerce.wa.gov.au/consumerprotection/PDF/Misc/MinimumSecurityRTA.pdf" target="_blank">preparing for changes being brought in to WA law next year</a>, requiring properties to have certain added safety levels, such as security locks on windows by mid-2015. 
Any Australian owners of UK property will also want to ensure they are aware of the <a href="https://www.propertyobserver.com.au/overseas/new-capital-gains-tax-introduced-in-the-uk-for-overseas-investors/2013121967041" target="_blank">extra tax they will be levied with come 2015 if they make profits</a>. Think of it as a version of the capital gains tax.
 
 
Keep an eye on this calendar through the year as we add to it the dates you need to keep an eye out for.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
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The property changes you need to be noting on your 2014 calendar

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New research from Veda has revealed that 80% of Australians have never checked their credit history, while 93% of Australians don't know how to do so, according to RateCity.
When signing up for a home loan, or other financial commitment, a credit history can often be the make or break factor and new changes mean that it's now crucial for you to keep this record clean.
Alex Parsons, RateCity's CEO, said that the updated credit reporting scheme has access to the date credit accounts have been opened and closed, the current limit on each account and the repayment history. It also allows consumers to take steps to remove flaws.
“In the past, a late payment on a phone bill or loan could put a ‘black mark’ on a consumer’s record for years to come,” said Parsons.
“But with the new ‘positive’ changes to credit reporting, consumers will have a chance to redeem themselves and effectively add ‘green ticks’ to their file as they do so."
New changes to credit reporting, coming into effect on March 12 this year, will have additional data backdated to December 2012.
“That means staying on top of all your bills and paying on time, which is the only way to ensure a problem-free credit history,” he said.
If you have a black mark on your credit from the past, and you're now working to rectify this, you stand to benefit most from the new reporting, he noted.
“That’s because banks will have more insight into their credit file. But this consumer will need to be diligent in making an effort to improve, because the banks will be watching.”
Those with good credit and who pay the bills on time, there shouldn't be an impact, and they may even see rates offered by the bank.
If you haven't got a black mark but you haven't always paid bills on time, you'll want to be aware that these issues do not show up in the future as late payments each month will now show up on file.
Credit tips: ·    Set up automatic direct debits from your transaction accounts to pay bills on or before the due date ·    Use electronic banking to your advantage ·    Reduce any unnecessarily large credit limits you may have ·    Get organised! Set reminders – It doesn’t matter whether you use an app on your phone or the traditional post-it on the calendar, whichever system works best for you will help keep you on top of your bills. It may even help to set the reminder a few days before, so, if you do forget, you still have time to make the payment. Source: RateCity
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a> 
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Understanding your credit history: RateCity

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Demand for fixed rate home loans were strong in December - soaring to 33.06% - a similar level achieved back in March 2008, according to Mortgage Choice.
Fixed rate loans were significantly higher last month than the 30.56% recorded in November.
"Despite the fact that we saw several lenders raise the interest on their fixed rate products over the past few months, this type of product remains very popular with borrowers," says Jessica Darnbrough of Mortgage Choice.
"Borrowers are increasingly flocking to the safety of fixed rate home loans as they seek to provide themselves with certainty around their mortgage repayments.
"In the current economic environment and with the Reserve Bank keeping its cards close to its chest, it is not surprising to see so many borrowers opting for the safety and security of a fixed rate home loan,” says Darnbrough.
Fixed rate loans increased in every state except New South Wales, which recorded a 0.58% drop.
Queensland recorded the biggest increase, with fixed rate loans accounting for more than 44% of all home loans in December.
However, variable rate home loans are still the most popular amongst borrowers, accounting for 66.94% of all loans in December.
<a target="_blank" href="https://mce_host/news@propertyobserver.com.au">news@propertyobserver.com.au </a>
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ntrotman-Et3xWpamVh

Fixed rate loans increase as more buyers seek certainty: Mortage Choice

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Australia is the world capital for property speculation. Australians play property like Monopoly: buying, selling, demolishing, rebuilding, extending, renovating, always with the promise of appreciation on resale. The contribution to GDP of real estate transactions alone is the highest in the world, and three times higher than that in the US.
Around one in seven Australian taxpayers owns one or more investment properties, aided by generous tax concessions. Australia has one of the highest levels of household debt in the OECD due to borrowings for property purchases.
This amounts to what is effectively an infinite demand for property in Australia, exacerbated by a growing global investor market. The resulting competition at sale is the main reason for Australia’s rapidly declining housing affordability. While some (but by no means all) of this activity is creating new dwellings for rent, the rents are increasing too.
Renters last
Renters are the losers in the property game. Not only do they struggle with high rents but tenant protection in Australia is among the weakest in the developed world. This is not coincidental: Australia’s 1.8 million and counting property investors support and are supported by tenancy legislation heavily weighted in favour of landlords. This produces a fundamental lack of security in rental housing.
Australia stands in stark contrast to North American and European countries, which have a range of much stronger tenant protections including rent control and security. As these are nuanced and vary from state to state in all these countries, as well as in Australia, broad comparisons are difficult to make. But a few key points can draw the picture.
In Victoria, rents can be increased every six months with no limit on the amount (though a tenant can appeal to the Victorian Civil and Administrative Tribunal if the amount exceeds similar properties in the same area). In Germany, which is around average for tenant protection in Europe, rent increases are capped at 20% every three years. Landlords who overcharge can be fined.
In Victoria, 60 days is the standard amount of notice required for a tenant to vacate. In Germany the notice requirements vary according to how long the tenant has lived there: three months is the minimum for someone who has lived in the property for less than five years. Six months notice is required for a tenancy between five and eight years; nine months for longer than eight years.
Elderly long term tenants are protected: a landlord has to make a very strong case for their eviction, and is required to pay compensation and/or assist with their relocation.
In Victoria, tenants can be evicted so a property can be sold with vacant possession, which may or may not bring a bit more on the sale price. If the place is bought by another investor the property returns to the rental market some months after the original tenants had to find a new home. In Germany this is illegal: tenanted properties are sold with their tenant in place.
This strong legislation is possible partly because of the role of large landholding institutions in Germany that treat their housing assets as long-term secure investments that provide a steady return. The resulting long leases mean tenants can consider their rented property their home and fit it out accordingly. The tenancy protections supporting this arrangement act as a disincentive to speculators, which in turn reduces demand for investment properties and therefore competition at sale.
When people prefer to rent
The historical and cultural contexts in Australia and Europe are profoundly different of course, but it is useful to reflect on the institutional and legal practices that enable renting one’s home to be the norm.
In contrast to Australia, where land and housing are treated as commodities, the combination of large landholders and strong tenant protections in Europe creates a self-reinforcing cycle that maintains house prices and rents at relatively stable and affordable levels. The resulting security means Europe doesn’t have anything like the stigma against renters that can be found in Australia.
Australia is changing, however. The prohibitive cost of housing for purchase, desire to delay or avoid the burden of housing debt, and simultaneous growth of a footloose, casualised workforce – whether by circumstance or choice – is creating generations of people who prefer to rent.
As cultural attitudes change, the institutions should follow. The potential role of Australian superannuation funds in investing in housing has been avoided for too long: for decades trillions of dollars of workers’ hard-earned have been distributed over a range of investments without alleviating Australia’s crisis of housing affordability.
The super funds are finally reconsidering this position, and so too should Australia’s legal practices adapt. Legislative changes should be made to facilitate significant super fund investment in secure and affordable rental housing, followed by strengthened tenancy protections.
If these changes were coupled with reduction of the tax incentives to small property investors, the market would shift dramatically. But this would require Australian voters to curb their enthusiasm for the property game. What are the chances of that?
 
<hr>
 Kate Shaw is an Australian Research Council (ARC) Future Fellow in Urban Geography and Planning. Her current research focuses on urban renewal in the 21st Century.
 
This article first appeared on <a href="https://theconversation.com/renting-for-life-housing-shift-requires-rethink-of-renters-rights-20538" target="_blank">The Conversation</a>.
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po-LsXgBTHBmX

Renters are the losers in the property game: Time to rid the stigma: Academic

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There will be a Senate inquiry into affordable housing this year.
Just a fortnight before Christmas, Queensland Senator Jan McLucas, Labor's Shadow Minister for Housing and Homelessness, secured the inquiry that will investigate private and public accommodation, both ownership and rental.
<a href="https://www.aph.gov.au/Parliamentary_Business/Committees/Senate/Economics/Affordable_housing_2013/Submissions" target="_blank">The economics references committee, currently taking submissions, will report by 26 June.</a>
Of course it was only 2008 when a Senate select committee on housing affordability in Australia last reported.
So just how much this latest effort involves dusting off the prior submissions and the final report will be interesting to note. It might be optimistic to expect many new understandings emerge.
This inquiry will look at the biggest bugbear - the role of all levels of government in facilitating affordable home ownership and affordable private rental, especially the taxes and levies imposed by the Commonwealth, state, territory and local governments.
It will provide a timely look at the operation, effect and future of the National Rental Affordability Scheme.
The regulatory structures governing the roles of financial institutions and superannuation funds in the home lending and property sectors will be reviewed. 
Issues including appropriate, affordable and adaptable accommodation that  ensures emergency and essential service workers have access to affordable housing close to where they work will no doubt be addressed.
Also the important role of innovation in building materials and construction, including prefabricated and sustainable materials.
Alreeady three submissions have been lodged .. no none from our Monday morning columnist Catherine Cashmore. She's of the view that it could be just a repeat version of the 2008 report entitled “A good house is hard to find: Housing affordability in Australia” which was detailed in its content.
"It’s five years later and we seem to be no further forward," Catherine suggests.
I argue we are actually probably the poorer. And the Abbott Government's inexplicable axing of the National Housing Supply Council does create a void that can, inpart, be filled by the senate inquiry.
But not with any great hope for significant change. I am inclined to agree with economist Saul Eslake that politics – more than any other single factor – means that Australians are likely to have to live with a dysfunctional housing system for a long time yet to come.
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2014: Dusting off the Senate's 2008 housing affordability report or real progress?

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A new year is a great opportunity to knock your bad property habits down and start gaining some better ones.
Here are our picks for what we will be putting on our lists:
1) No longer assume that your strategy is the only strategy that works
Other asset classes can work too, and ignoring other investments could mean ignoring diversification. Also, remember that within property that are a number of different techniques to invest, from subdividing and renovating to capital growth 'buy and hold' to buying overseas. While they don't all suit everyone, don't allow your suitability to close other people off to something that might suit them better.
2) Due diligence
Whatever this means to you, have a look at your process. If you think you're doing enough, see if there's one more thing you can check. Don't scrimp!
3) Review your finances and go over that portfolio at least one more time
Get some advice from your broker, accountant and financial planner, and sit down and review your progress and your own plans. Property investors rarely give themselves time to review their goals - if you do this then you're one of a minority - and it's worth regularly doing a "check up" on your progress.
4) If a tenant has a maintenance or repair issue, hop to it quickly
Remember that it's your tenant's home as much as it is your investment property. Make sure that you get to their requests in a timely fashion (or that you ensure your property manager does), and that you pay anything necessary promptly. Keep good tenants happy, and they'll keep you happy - it's a two way street.
5) Plan for the worst case scenario
Don't put your head in the clouds and hope for the best. Ensure you know what the outcome might be if the unthinkable happens and there's death, divorce or something else.
See my <a target="_blank" href="https://www.propertyobserver.com.au/news/letter-from-the-editor-a-festive-season-and-a-sobering-experience/2014010567059?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=editor%27spicksextra">Letter from the editor here</a> for more.
6) Ask for advice from multiple people, and always question what you hear
We're always told that you don't know what you don't know, which is a fair analysis, however you always don't know what other people don't know. Make sure you ask around and check credentials.
<a target="_blank" href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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