Friday, 8 December 2023

An update (and an old submission) on tiny homes

From the news this week: 

“Councils are opening the door to tiny houses as a quick, affordable and green solution”   https://theconversation.com/councils-are-opening-the-door-to-tiny-houses-as-a-quick-affordable-and-green-solution-217267   

This is something I have been pushing for for years, now.  Some other links: 

I also realised I don't appear to have published a copy of a submission I made to a political party on tiny homes in 2018. Following is a lightly edited copy of most of that submission. The wording is technical, I have omitted some of the Appendices, and the formatting has not properly survived the copying.

 

2018 Submission on Tiny Homes 

Brief Summary

In the discussions on affordability of housing, an aspect that appears to be omitted is that of size of housing - despite the larger houses that Australians typically now live in. Given the growing “tiny house” movement, this proposal is to review the effect of local planning and Building Code of Australia requirements on the affordability of housing –which one (RBA) discussion paper [Note 01] suggests adds up to 73 per cent to the marginal costs of dwellings.

In addition, the proposed review may also enable consideration of the obstacles (such as the skills/training of building inspectors/approvers, and their potential legal liability issues) to using “alternative” materials (such as compacted and/or reinforced earth, or geostabilisation) to provide more (low cost) energy efficient and lower environmental impact housing.

 

Need / Justification

Considerable effort has been expended on developing ways of promoting more affordable housing, given Australia’s currently “severely unaffordable”[1] [Note 3] status [2] [Note 4], but none of those appear to have considered size or materials, and there have been some questions [Note 5] about a supply-side only focus [3] .

There probably is numeric data confirming the increase in size of Australian houses [4], but all I have been able to find are the following two sources.

Firstly, this article [Note 6] , which includes the following comments:

“Back in 1984, the average full time employee brought home around $19,000 a year, and the average house cost under $150,000. Today, our earnings average over $73,000 annually, while median house prices have skyrocketed to over $520,000 in most capital cities”

“In 1947, home ownership rates stood at roughly 40%, but this jumped to over 70% by the time the Swinging Sixties arrived.”

“In the 1950s, houses were small, with the toilet and laundry often separate from the main structure. A fireplace, a veranda or a second story were often luxuries that were only available to more affluent Australians.” [5]

“while the average mid-90s home had 2.5 more rooms than a house built in the year 1900, the basic materials used for construction really hadn’t changed all that much over the course of the 20th Century”

Secondly, this ABS page [Note 7] contains the following:

“While Australian households are becoming smaller on average, dwelling size (as indicated by the number of bedrooms) is increasing. The average number of persons per household has declined from 3.1 in 1976 to 2.6 in 2009–10. In the same period, the proportion of dwellings with four or more bedrooms has risen from 17% to 31% and the average number of bedrooms per dwelling has increased from 2.8 to 3.1.”

Further to that, my day job requires me to assess number of persons per dwelling from time to time, and I am aware of a decrease from around 6 persons per dwelling in the 1930s, to around 3.1 in the 1980s and, if counting all dwellings rather than only occupied dwellings, around 2.1 persons per dwelling now.

In addition, large size [Note 8] and poor design [Note 9] are contributing to increased energy costs, which is likely to be more of a concern as climate change increases [Note 10] the severity and length of heatwaves [6] . (Health impacts [Note 11] will also become more severe as heatwaves worsen.)

In addition, there currently appears to be a block for families in social housing because increasingly older [Note 12] Australians cannot find smaller homes. [7] [Note 13]

 

Administrative

Relevant government departments:

State:

Department of Environment, Land, Water and Planning (website here)


Commonwealth:

Shadow Minister for Housing and Homelessness


Applicable principles and key points

The following principles are considered relevant:

·         There is an internationally accepted view that adequate housing is a right – see, for instance, Article 25 (1) of the 1948 Universal Declaration of Human Rights [Note 14] , which states:
“Everyone has the right to a standard of living adequate for the health and well-being of himself and of his family, including food, clothing, housing and medical care and necessary social services, and the right to security in the event of unemployment, sickness, disability, widowhood, old age or other lack of livelihood in circumstances beyond his control.” (emphasis added)
and Fact Sheet No. 21 (Rev. 1) “The Right to Adequate Housing”, published by Office of the High Commissioner for Human Rights [8] [Note 15] ;

·         There is a balance between public and private expenditure on housing;

·         Regulations are applied to housing to ensure it is structurally safe, healthy, and will not adversely impact on other people’s homes – other than those, people should generally be free to have the “quiet enjoyment” of their homes (whether rented, under mortgage or owned), or, to put that another way, to live as they wish within the law;

·         Although many Australians see ownership of housing as a way to build wealth, first and foremost a house is a place to make a home;

·         Rental is, and has always been, a way to have a home, albeit with fewer rights [Note 16] [9] than ownership;

·         As well as an initial construction cost, houses will have ongoing costs for maintenance and operation – the latter will, in particular, include costs associated with heating and cooling;

·         The environmental impact of houses includes any power generated from sources that are not environmentally sustainable, as well as embedded emissions as a result of construction  the impact of the latter will be lesser if the house has a longer life; and

·         Members of Parliament are expected to declare any conflict of interest, such as a pecuniary interest.

One of the key aspects of this proposal is allowing smaller homes. Before addressing that, the following points should be made about the “tiny home” movement that was a key inspiration to this proposal:

·         In Australia, legal requirements [Note 17] restrict the ability to live in tiny homes, but lobbying [Note 18] is underway in an attempt to obtain appropriate flexibility on that.
An additional comment I would make on that, given the concerns around sullage, is that, just as many yachts are required to have holding tanks and a number of caravans (and similar) also have holding tanks which are pumped out at suitable facilities, so too is it possible to fit tiny homes with suitable holding tanks or, if it is located in a suitable venue, to connect it to appropriate sewerage facilities (as is done at some caravan parks);

·         Tiny homes can be designed to look quite attractive, as shown by this [Note 19] architect designed home [10] , can be quite comfortable [Note 20] (they should always, in my opinion, include a kitchen and shower), and can be quite low [Note 21] in environmental impact – aided in no small measure by the fact that they are smaller, which reduces both ongoing and embedded emissions;

·         Tiny homes are low cost –generally not as low as this example [Note 22] , but even professionally built tiny homes [11] are typically no more than around $100,000;

·         The concept of tiny homes is sometimes interpreted to include houseboats [12] [Note 23] (to which my previous comments about holding tanks should, in my opinion, also be applied).

I have found useful sources of information on tiny and alternative homes (although I do NOT endorse everything on these) are the YouTube channels “Living Big in a Tiny House” [Note 24] , and “Kirsten Dickson” [Note 25] .

It is, perhaps, worthy of note that at least one peer reviewed paper on this topic has been published (refer to Appendix C; the paper contains interesting analysis).

Another important principle associated with the tiny home movement is that of choice. Living in a small space is great for some people (some of whom are committed to minimal living [Note 26] for environmental or ethical reasons, or personal preference), but not for others.

Furthermore, preference for living style can change over time. As an example of that, when I was living in Mackay, in central Queensland, I was quite active in the local sailing club, and we befriended many yachties who called in as they were cruising (many of round the world trips). A couple of those yachts had families with children onboard, families who decided to move ashore in Mackay while their children went through their teenage years, as the confines of the yacht lacked appropriate privacy.

Of greater relevance to this proposal, are the “empty nesters” and other older people who want to move to a smaller, more manageable home, one that will help them to avoid moving into an aged care facility [13] , but cannot as a result of limited choices, as already mentioned.

A number of the most vehement reactions I have observed to the prospect of allowing smaller houses seems to be related to fear of being compelled to live in such spaces when one prefers a larger space. This proposal is not seeking to compel such: it is seeking to allow those who can satisfactorily live in smaller spaces to have the ability to be able to choose to do so.

The other significant fear I have encountered is of loss of wealth as a result of having smaller houses adjacent to a property. However, aesthetic considerations can be maintained, which would possibly result in the example shown in the rough (not to scale) sketches below.


Another example of a small house in a suburban setting can be viewed on YouTube at URL https://www.youtube.com/watch?v=jPBDPcqfCwA.

SWOT Analysis

In favour (strengths)

·         better matches smaller household sizes, particularly for older people;

·         maintains access to a personal garden;

·         reduced size reduces cost;

·         reduced size reduces environmental impact;

·         more manageable for older people, and thus defers moving into aged care homes;

·         reduced size reduces costs of heating / cooling.

Against (weaknesses)

·         likely to be community concern over possible impact on established housing value;

·         demand likely to be a relatively small portion of the housing market, so ensuring interest in builders providing suitable homes may be difficult.

Opportunities

·         enables (slightly) increased density without substantially changing the nature of established suburbs;

·         maintain housing market during economic downturn;

·         increase community awareness of the downsides of larger houses.

Risks (threats)

·         relevant regulations are set by local Councils.

 

Discussion

The major obstacle to the allowing of smaller homes is the concern that existing home owners may have on the impact on the value of their homes. This can most directly be addressed by:

·         maintaining aesthetic requirements; and

·         ensuring bins are stored at each small home.

By implementing this proposal through an enquiry into the effect of allowing smaller homes, such concerns can be discussed and alleviated (including through education and research into impacts of affordable homes on existing home prices).

Such public discussions would also enable engagement with the local Councils who would need to change their regulations to permit the construction of smaller homes.

Another key issue is that this will be a relatively small proportion of the overall housing market: most people will continue to want larger houses (whether they can afford them or not), and finding a way to encourage builders to provide a mix of housing sizes that matches market demand will be difficult.

One set of circumstances that may encourage construction of smaller houses is economic downturn, when the increased affordability of smaller houses may result in more of those being built.

 

Implementation

Next steps

Should this proposal be of further interest, it is anticipated that the next step would be:

·         referral to the appropriate policy committee for due consideration, including any necessary investigations.

 

Medium Term

Should this matter be supported beyond the policy committee stage, it is anticipated that the (medium term) step would be:

·         an election commitment to arrange an appropriate investigation, which would include ample opportunity for public and expert comments and responses.

 

Long Term

The long term steps are anticipated to be:

·         implementation of an appropriate investigation, which would include ample opportunity for public and expert comments and responses;

·         following the investigation, discussion with other levels of Australian government (particularly local Councils) to determine a way to provide greater flexibility on minimum size requirements for houses.

 

References / Resources

Notes

(These are copies of in-line URLs, given here for convenience and in case printing etc deactivates those links.)

1.       http://apo.org.au/node/135806;

2.       http://apo.org.au/node/173856;

3.       http://www.abc.net.au/news/2018-01-22/australian-housing-unaffordability-experts-disagree-on-extent/9349796;

4.       https://theconversation.com/affordable-housing-shortfall-leaves-1-3m-households-in-need-and-rising-study-80965?utm;

5.       http://johnmenadue.com/oliver-frankel-focusing-on-supply-only-will-not-solve-the-affordable-housing-crisis/;

6.       https://www.budgetdirect.com.au/blog/how-australian-housing-has-changed-over-the-years.html;

7.       http://www.abs.gov.au/ausstats/abs@.nsf/Lookup/by%20Subject/1301.0~2012~Main%20Features~Housing%20Utilisation~128;

8.       http://www.abc.net.au/news/2017-04-19/housing-affordability-energy-efficiency-needs-addresses/8452850;

9.       http://www.abc.net.au/news/2017-01-03/why-bad-housing-design-pumps-up-prices-for-everyone/8158168;

10.   http://www.abc.net.au/news/2017-02-08/heatwaves-to-be-hotter-longer-and-more-often-report-says/8248304;

11.   https://theconversation.com/how-can-we-avoid-future-epidemics-of-heat-deaths-22519;

12.   http://www.abs.gov.au/Ausstats/abs@.nsf/94713ad445ff1425ca25682000192af2/0b82c2f2654c3694ca2569de002139d9!OpenDocument;

13.   http://www.abc.net.au/news/2017-07-21/social-housing-has-an-under-occupation-problem/8730790;

14.   http://www.un.org/en/universal-declaration-human-rights/index.html;

15.   http://www.ohchr.org/Documents/Publications/FS21_rev_1_Housing_en.pdf;

16.   http://www.abc.net.au/news/2017-04-20/for-renters-making-housing-more-affordable-is-just-the-start/8457218;

17.   https://www.slatergordon.com.au/blog/going-small-%E2%80%93-what-you-need-consider-building-tiny-house;

18.   https://fredstinyhouses.com.au/;

19.   https://www.youtube.com/watch?v=UkFbkHupjQ0&t=631s&list=PLGpDPh01NoRnmHt-CR9Z_vpoNLCYIrpVF&index=12;

20.   https://www.youtube.com/watch?v=IqtOoyRVQ1A&t=52s&list=PLGpDPh01NoRnmHt-CR9Z_vpoNLCYIrpVF&index=3;

21.   https://www.youtube.com/watch?v=8iJicC_69q8&list=PLGpDPh01NoRnmHt-CR9Z_vpoNLCYIrpVF&index=11;

22.   https://www.youtube.com/watch?v=cTjoePKbRwo&list=PLGpDPh01NoRnmHt-CR9Z_vpoNLCYIrpVF&index=1;

23.   http://www.abc.net.au/news/2018-05-30/micro-living-downsizing-houseboat-style/9811248;

24.   https://www.youtube.com/channel/UCoNTMWgGuXtGPLv9UeJZwBw;

25.   https://www.youtube.com/channel/UCDsElQQt_gCZ9LgnW-7v-cQ;

26.   https://www.youtube.com/channel/UCt75PVN9VnXUwLiKtTr-E7g.

 

References and Resources

Note 01:

Kendall, R., Tulip, P., (2018) “The Effect of Zoning on Housing Prices”, Research Discussion paper 2018-03, Economic Research Department, Reserve Bank of Australia, ISSN 1448-5109

Note 02:

Gurran, N. et al, (2018) “Inquiry into increasing affordable housing supply: evidence-based principles and strategies for Australian policy and practice”, Australian Housing and Urban Research Institute, Report No. 300, ISBN 978-1-925334-64-7

Note 07:

Australian Bureau of Statistics, (2012), 1301.0 - Year Book Australia: Housing - Housing Utilisation

Note 12:

Hugo, G., “A Century of Population Change in Australia”, Australian Bureau of Statistics, (2001), 1301.0 - Year Book Australia

Note 14:

United Nations (1948), “Universal Declaration of Human Rights”

Note 15:

Office of the High Commissioner for Human Rights, “The Right to Adequate Housing”, Fact Sheet No. 21 (Rev. 1), ISSN 1014-5567

Note 24:

YouTube channel “Living Big in a Tiny House”

Note 25:

YouTube channel “Kirsten Dickson”

Note 26:

YouTube channel “Minimaliste”

 

Other

The following links may also be of use in considering this topic and its related aspects:

·         https://theconversation.com/au/topics/housing-affordability-7820 (multiple articles);

·         https://www.churchilltrust.com.au/media/fellows/Breen_Kate_2014_Facilitating_affordable_housing_outcomes.pdf;

·         https://theconversation.com/affordable-housing-policy-failure-still-being-fuelled-by-flawed-analysis-92993.

·         http://www.abc.net.au/news/2018-03-31/is-land-sharing-answer-for-aspiring-homeowners/9587842;

·         https://theconversation.com/supersized-cities-residents-band-together-to-push-back-against-speculative-development-pressures-77553?utm_medium;

·         http://www.abc.net.au/news/2018-04-04/courting-co-owners-to-buy-a-house-online-may-be-riskier-than-it/9616652;

·         “Four outdated assumptions prevent progress on affordable housing – to everyone’s cost”;

·         http://www.abc.net.au/news/2018-06-14/treasure-trove-small-homes-helped-deliver-great-australian-dream/9861204?section=arts-culture;

·         http://www.abc.net.au/news/2017-01-03/why-bad-housing-design-pumps-up-prices-for-everyone/8158168;

·         https://www.theguardian.com/business/grogonomics/2018/jun/14/the-housing-market-is-cooling-but-the-affordability-crisis-isnt-over.

 

Appendix A – Victorian State Government Initiatives

Victorian government actions on this include (in just the last year alone):

·         https://www.premier.vic.gov.au/better-public-housing-for-bendigo/, https://www.premier.vic.gov.au/10-million-upgrade-for-delacombe-estate/, and https://www.premier.vic.gov.au/more-social-housing-for-dandenong-and-newport/;

·         https://www.premier.vic.gov.au/planning-reforms-to-boost-affordable-housing/;

·         https://www.premier.vic.gov.au/more-public-housing-better-local-communities/;

·         https://www.premier.vic.gov.au/more-homes-for-family-violence-victims/;

·         https://www.premier.vic.gov.au/a-year-on-homes-for-victorians-is-making-things-fair/;

·         https://www.premier.vic.gov.au/new-grants-to-boost-social-housing-stock/;

·         https://www.premier.vic.gov.au/homesvic-applications-set-to-open/;

·         https://www.premier.vic.gov.au/making-renting-fair-and-housing-more-affordable/;

·         https://www.premier.vic.gov.au/warning-on-empty-investment-houses-rent-sell-or-pay-more/;

·         https://www.premier.vic.gov.au/making-housing-more-affordable-for-victorians/;

·         https://www.premier.vic.gov.au/creating-better-apartments-and-public-space-in-victoria/; and

·         https://www.premier.vic.gov.au/helping-renters-make-a-house-into-a-home/.

 

[1] The linked article includes a comment that “virtually all” such markets “have restrictive land use regulation, usually urban-containment policy”.

[2] The linked article includes a statement that “one in seven Australian households is in a state of housing need”.

[3] There have also been concerns about the “financialisation” of housing – see https://theconversation.com/explainer-the-financialisation-of-housing-and-what-can-be-done-about-it-73767

[4] Surprisingly, I have come across one (alarmist) article which suggests houses in the United Kingdom are now becoming smaller. I do not know what effect that has had, if any, on affordability there. See http://www.dailymail.co.uk/news/article-2398714/The-incredible-shrinking-houses-British-homes-built-just-HALF-size-1920s.html

[5] Comments on the poor quality and smaller sizes of houses and larger family size in the early 1900s can be found at http://www.skwirk.com/p-c_s-14_u-127_t-348_c-1204/life-for-the-working-class/nsw/life-for-the-working-class/australia-to-1914/life-in-australia-at-the-turn-of-the-century

[7] However, there are considerable risks for older people who are downsizing –see https://theconversation.com/downsizing-cost-trap-awaits-retirees-five-reasons-to-be-wary-80895?utm_medium

[8] ISSN 1014-5567

[9] The recent reforms giving greater rights of renters to have pets are an example of much needed reform. This is of particular relevance to me, as I have relatives who needed a pet for the sake of their mental health. The behaviour of some real estate agents, and the intrusiveness of rental inspections (especially the taking of photographs) are examples of the work that remains to be done.

[11] Examples of companies building tiny homes can be found at http://www.tinyhousecompany.com.au/, and http://www.nelsontinyhouses.com/.

[12] There are also, as a separate concept, floating houses – see, for instance, http://news.domain.com.au/domain/real-estate-news/new-floating-house-design-defies-flood-plains--and-the-design-is-free-20150216-13fmth.html. I also understand Sydney Harbour has some floating houses which are somewhat controversial. Floating houses are typically connected to water and sewerage as are, in the UK, houseboats and boats being used as permanent homes. Another option used in the UK is living on “narrow boats” – see, for instance, https://www.youtube.com/channel/UC6SNxiLzSlh8e0yjndE9o_A.

[13] This is briefly mentioned at the start of this article: https://theconversation.com/moving-in-the-right-direction-for-better-aged-care-6582

 

 

 

Assumptions / basis 

In writing this, I have assumed / started from the following: 

  • this blog states quite clearly that it is about political and human rights matters, including lived experience of problems, and thus I will assume readers are reasonable people who have noted the content warning in the post header;

Possible flaws 

Where I can, I will try to highlight possible flaws / issues you should consider:

  • there may be flawed logical arguments in the above: to find out more about such flaws and thinking generally, I recommend Brendan  Myers’ free online course “Clear and Present Thinking”; 
  • I could be wrong - so keep your thinking caps on, and make up your own minds for yourself.

 

If they are of any use of interest, the activism information links from my former news posts are available in this post. 

 

If you appreciated this post, please consider promoting it - there are some links below.

Remember: we need to be more human being rather than human doing, and all misgendering is an act of active transphobia/transmisia that puts trans+ lives at risk.



 

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