Greens launch "Rights on High" campaign for apartment dwellers

Greens MP and Upper House candidate Lee Rhiannon and Sydney Greens candidate Chris Harris today launched the Greens 'Rights on High' campaign for apartment dwellers.

"The Greens 'Rights on High' campaign is working to change the law to give apartment owners and long term residents protection from unfair treatment by developers, building managers and strata managers," Ms Rhiannon said.

"Apartment dwellers have very few rights at present and Labor and the Coalition show no interest in their problems. Most of the big city apartment blocks are built by developers that are bankrolling Labor and the Coalition with huge donations.

"Big developers like Meriton and Multiplex are making millions of dollars in profits out of city apartment complexes. The current strata law favours the developers and building managers so it is very difficult for owners and residents to have building defects rectified."

Mr Harris said: "Under the existing laws, an owners' corporation can be dominated by a developer and levies can be increased by 100 or 200 percent from one year to the next and owners can't do a thing about it. Owners' corporations should work in the interests of owners and residents not developers.

"Under the Greens' proposal, manager contracts will only last for one year, not a ten year arrangement with a developer mate, after which time building managers would have to apply to the owners corporation to renew their contract. This will make sure that building managers and strata managers look after residents' interests.

"The Greens 'Rights on High' campaign is informing apartment dwellers of how much developers are donating to Labor and the Coalition. This helps people understand why the major parties are not doing anything to change the law that allows developers to dodge their responsibilities.

"The Greens are asking apartment dwellers to support our 'Charter for change' which includes the creation of a Strata Ombudsman, more power for owner-occupiers, and effective dispute resolution processes.

"There are a lot of angry apartment dwellers in Sydney. I am confident that when they hear about how the law can be changed to give them more rights, we will win support for the Greens campaign.

"The Greens plan to move the Strata Schemes Management (Rights for Owner-Occupiers and Long Term Residents) Bill in the next parliament."

The Greens are calling for:

· The creation of a Strata Ombudsman who will examine all aspects of strata life, ensuring fair dealing and exposing those who are exploiting loopholes in the law to the detriment of the strata community.

· More power for owner-occupiers. The Greens propose that owner occupiers get two votes in the Owners Corporation because, unlike some absentee landlords who only consider profits, they also care about the quality of life in their block.

· A vote for long-term tenants. After a tenant has lived in a unit for two years, they should be eligible for a vote as well as the owner but only on non-financial matters.

· Forcing owners corporation members to declare any connections they may have with the developer, building manager or contractor.

· Independent assessors appointed by the government to make judgements on building defects. If the developer disagrees with the assessment they can appeal through the courts but they would be opposing the government, not owner/residents. This would mean that the legal costs of the dispute would not be borne by an individual Owners Corporation.

· All sales or transfers of management contracts to be approved at the time of transfer by Owners Corporations. (At present there is a loophole in the law whereby contracts give prior permission to such sales and the owners have no say)

· Giving Owners Corporations real power to stop units being rented out as unofficial backpacker hostels.

· The power for Owners Corporations to give permission to the council to allow council rangers to fine people who park illegally within private parking areas.

· Ensuring that residents cannot remove carpet or other insulating material from floors unless they take other measures to maintain soundproofing.

Housing affordability crisis

Calls for greater land releases to address Sydney’s housing affordability crisis are unsustainable and won’t solve the problem according to NSW Greens MP and housing spokesperson, Sylvia Hale.

The Greens are proposing instead that all new housing developments across Sydney include affordable housing units for low and moderate income workers, subsidised by a combination of developer levies and government investment.

“The Greens proposal is based on similar schemes in other global cities like London, Paris and New Jersey. What we are suggesting is not radical or unusual - it has been implemented successfully in many other cities,” said Ms Hale.

“Sydney is one of the least affordable cities in the world. Housing is more affordable in New York. Housing affordability indicators are deteriorating and home ownership is rapidly retreating into the distance for first homebuyers,” said Ms Hale.

“While one generation of Sydney-siders is enjoying the benefit of increased housing prices, the next generation is suffering the consequences by being forced out of Sydney to find somewhere they can afford to live. Where will Sydney be when key workers like teachers, nurses, police and aged and child care workers can’t afford to live here?” asked Ms Hale.

“Endlessly releasing more land is not the answer. There’s not much point releasing $450,000 house and land packages on Sydney’s fringe if the median income earner can’t afford the deposit or repayments. Even for those who can afford to buy in, the commuting costs are prohibitive.”

“New greenfield housing releases are already chewing up the fertile agricultural land that surrounds Sydney- land that we are going to need more than ever to grow food as the effects of climate change make the inland less productive.”

“We can’t rely on concreting Sydney’s hinterland and the coast, or twiddling around with stamp duty formulas. We need a mechanism to provide genuinely affordable housing within all suburbs,” said Ms Hale.

Pre-election forum

Hunter Council of Social Services Pre-election Forum: "A wish list for the Hunter" - Local People, Local Issues

Today I attended the HCOSS sponsored forum at Newcastle City Hall. All candidates for the seat of Newcastle were invited to attend. I was the only one who bothered to turn up.

The Forum heard presentations by Professor Bill Mitchell, Gary Kennedy, Greg Heys, Ellen Kavanagh, Len Regan, Pam Tierney, Simon Pabek and Andrew Waters. Then there were small group discussions and all the feedback was compiled.

It is estimated that two million Australian live in poverty today – one in ten Australians. According to the Australian Bureau of Statistics (2002), 58% of indigenous people, 28% of jobless people, 28% of people renting, 22% of single parents and 7% of older people are at risk of poverty. Recent research about the poorest 20% of families in Australia indicates most of these families are jobless.

All spheres of government have a role to play in addressing poverty.

Housing Plan Fails Poor

NSW Government Housing Plan Fails Working Poor

The NSW government has no plan to provide affordable housing for low and moderate income workers, according to Greens MP and housing spokesperson, Sylvia Hale.

Commenting on the announcement by the Premier of the redevelopment of inner western suburbs public housing estates and the leasing of high value public-housing to the private sector Ms Hale said:

“The announcement contains only a small number of additional houses which are to be targetted to the elderly, people with a mental illness, people with a disability and the young homeless.”

“The additional houses for those in need is welcome, although the number of additional houses is so small it will do little to ease the extensive waiting lists for public housing.”

“What the plan announced today does not address is how those on low to moderate incomes are to be able to afford to live near the city.”

“It appears that none of the additional houses will be available to anyone who holds down a job.”

“Low income earners have been abandoned to the private housing market by the government and soaring interest rates and rents are forcing them to Sydney’s fringes or out of the city altogether,” said Ms Hale.

“The government should have adopted the Greens policy of allowing Councils to require a minimum of 10% affordable housing in all new multi-unit housing developments. This would provide subsidised housing to low and moderate income workers.”

“It’s a model that works very effectively overseas.”

“The government is instead funding its housing program by leasing out public housing in sought after areas to private tenants. The historic houses in Millers Point will be practically sold via a series of 99-year leases.”

“Inner west housing estates are to be ‘redeveloped’ which under this government usually includes a part-privatisation of government-owned land, as is occurring at Bonnyrigg. This was also the plan for the failed attempt to redevelop the Erskineville estate announced before the last state election, which tenants managed to stop.”

“Department of Housing tenants in the sites to be redeveloped can look forward to a period of disruption and uncertainty, if the Department’s track record is any guide.”

“They must be given guarantees by the government that they will be rehoused in the inner west if they wish to remain in the area.”

UN report condemns housing

A United Nations report on housing in Australia has heavily criticised state and federal governments for failing to provide adequate housing for significant parts of the population.

The UN Special Rapporteur on adequate housing, Miloon Kothari, said he was “particularly troubled by the inadequate housing and living conditions he witnessed in some parts of the country given that Australia is one of the wealthiest developed countries with a comparatively small population.”

He accused the state and federal governments of failing to address long-standing problems in the provision of housing.

“The report by the UN Special Rapporteur raises very serious issues for the state government,” said Sylvia Hale, NSW Greens MP and spokesperson on housing.

“He visited a number of locations in NSW including Lightning Ridge and Sydney and his criticisms clearly are directed at housing standards in NSW as well as the national picture.”

The interim report, which has been presented to the Commonwealth government for comment before it is finalised, identifies widespread problems such as homelessness, a lack of affordable housing, dwindling public housing stock, waiting periods of up to 10 years for access to public housing and inadequate government provision for long-term safe housing, particularly in rural areas.

It says these problems are affecting a wide range of people, particularly vulnerable groups such as indigenous Australians, refugees, people with disabilities or health problems and those living in rural and remote communities.

During a recent Budget Estimates hearing Ms Hale asked the Director General of Housing, Mike Allen, about the NSW government’s response to the report. Mr Allen declined to comment on the report’s findings and did not commit to making any formal response to the report.

“The Labor government’s refusal to respond to this report shows how little it cares about providing access to adequate housing for the most vulnerable in our community. Despite international criticism of our inadequate housing standards the government continues to ignore the issue,” said Ms Hale.

The Greens will be moving a series of housing bills in parliament, the first one before the end of this parliamentary session. Ms Hale will introduce a private members bill aimed at ensuring all large housing developments include an expanded pool of affordable housing set aside for low to moderate income earners.