Here’s my first post on housing unaffordability, as promised.
Supply of land, and the council charges are only very minor causes of housing unaffordability.
We have had 15-20 years of good economic conditions to put NZ on a productive industrialised footing and we’ve blown it. Part of the problem is the housing affordability issue and the major driver of that is the early 90s decision to make rental property investment a “favoured industry” by allowing special tax incentives, and excessively relaxing foreign ownership and loan laws.
Lets make an analogy. We have renewable resources and non-renewable resources in New Zealand. Milk and butter are renewable resources and their prices are going up because internationally demand outstrips supply. But I have yet to hear one commentator, of any shade, suggest that NZ could reduce world milk prices by increasing production! The suggestion is preposterous and would almost make you certifiable. Since our non-renewable resource, land and houses, which we are exporting is also an international commodity it is even more preposterous to think we could reduce land prices by increasing supply!
I would contend that the real cause of housing unaffordability is, as with so many other things, big government. The government needs to buy votes and the parties buy them in different ways. One has been in policies promoting house price inflation.
The real answer to housing unaffordability is:
1. The special status of investing in rental businesses over investing in other business. Brought in during the 1991 downturn when the baby boomers panicked that they would have no retirement investments because the reforms of the 80s had indicated that retirement would increasingly become the onus of the person rather than government. The law of unintended consequences is responsible for the current shambles and I’m sure many baby boomers now regret it bitterly as they see their children being unable to afford houses unless they are no/low income and get government help.
2. The fact that we have never had a balance of payments surplus since 1973 (Anderton, Orewa speech). This is because of the abject failure of successive governments to create the climate where our best people could transition us to a clean lean green productive industrial economy. We sold public assets to pay for it but once that ran out/became politically difficult to sell the government switched over to increasingly encouraging people to sell their own assets – mainly land and businesses – to cover the shortfall. They also cottoned onto the fact that if banking is deregulated they can buy votes temporarily by letting people borrow against inflating house prices, so there was no political will to do anything about it. If you consider that the “deregulated market” for our land is now billions of people you will realise that supply will never ever keep up with demand.
The solution, as I see it is, as always, a simple free market solution: (smaller government!)
Make land and rental accommodation come under EXACTLY the same tax laws as any other business. Except for your own house any money you make on housing, including sales, should be subject to business tax minus reasonable expenses.
The shine will go off housing as an investment and our kids will be able to afford them again. many more of our finest people will stay here and help build a real economy based on hard productive work… etc
Additional arguments against the “freeing up land” approach (other than it just won’t work!) are:
1. People want to live in Auckland city. Freeing up land 30 km away is not living in Auckland city.
2. People complain about the high council charges but urban sprawl puts great pressure on very expensive infrastructure – roads, poser, water sewerage etc. Why should the existing residents suffer massive rates rises to pay for that?
3. Traditionally our cities have sprung up in our best farming areas – so urban sprawl gobbles up our best farm land, which is strategically and economically unsound practice long term.
Until we, as a nation, can be honest with ourselves housing affordability and our other economic ills will never be cured.