Housing industry leaders urge Coalition not to block 80,000 new homes

Housing industry leaders have urged the Opposition to reconsider its objection to policy reforms, arguing it would block an estimated 80,000 new homes from being built.

Shadow Minister for Housing Andrew Bragg announced on July 29 that the Coalition will table a motion to disallow changes to the Labor Government’s build-to-rent scheme.

The proposed changes would see tax cuts provided for foreign investors.

Mr Bragg said the Labor Government’s proposed tax reforms did not align with “The Australian Dream” and argued that it went against the national interest.

ASIC Parliament Pics

Shadow Minister for Housing Andrew Bragg has launched a motion to disallow Labor’s latest housing policy. Picture: NCA NewsWire/Martin Ollman.

“Labor’s foreign investor tax cut promotes the Australian nightmare of lifelong renting over the Australian dream of home ownership,” he said.

“Labor’s obsession with foreign landlords and big super taking over Australian housing once again prioritises vested interests over Australia’s national interest.

“The Australian Dream is about people – not corporations.”

Mr Bragg said the Coalition’s priority is for Australians of all ages to own their own home.

“While the Coalition strongly supports foreign investment, it needs to fit with Australian culture and expectations,” he said.

“Labor should … be working with the home building sector to turn around the slump in housing construction which has coincided with the largest population surge since the 1950s.”

Senator Bragg posted his statement to X and Instagram.

Property Council of Australia chief executive Mike Zorbas opposed the Shadow Minister’s motion, saying members of parliament had an obligation to prioritise the supply of new homes to rent and buy.

“This is wrecking ball policy,” he said. “The main game, the only game in Australia right now, should be the rapid supply of new housing … we need to make owning a home as easy as we can.

“Equally, people need different housing choices throughout the stages of their lives.”

NATIONAL PRESS CLUB

Property Council Chief Executive Mike Zorbas has spoken against The Coalition’s motion. Picture: NCA NewsWire/Martin Ollman.

Mr Zorbas said the supply gap for housing was “huge”, with the nation building homes half as quickly as it was in 1995.

“Australians expect the Parliament to pull every supply lever we can to make homes less expensive for people who need to buy or rent,” he said.

“Threatening to knock out 80,000 new rental homes will directly raise the cost of new homes for everyone in the market.”

Tom Forrest in front of Ryde Civic Centre

Urban Taskforce CEO Martin Forrest says The Coalition’s motion “should be ignored”. Picture: David Swift.

Urban Taskforce Australia CEO Tom Forrest said the Opposition’s disallowance motion was “a throwback to the failed housing policies of the Dutton leadership” and “should be ignored”.

“The Liberal Party is taking an ill-conceived, ideological stance, made worse by a none-too-subtle xenophobic attack on foreign investment,” he said.

“Australia needs all the investment it can get when it comes to housing supply.”

Mr Forrest said when it came to housing, people benefitted from the construction of both build-to-sell and build-to-rent dwellings.

Supplied Editorial Artist's impression of apt.Residential's planned build-to-rent project at Smail Street, Ultimo

Artist’s impression of apt.Residential’s planned build-to-rent project at Smail Street, Ultimo.

The Coalition’s announcement comes three days after developers apt.Residential confirmed that it had secured three prime development build-to-rent sites in Bondi Junction, set to provide a proposed 900 apartments.

The developer also purchased a lot for a build-to-rent site in Ultimo back in May.

Mr Bragg said the Coalition “invites a serious debate about the government’s housing record in the Senate and we seek the chamber’s support for our disallowance motion.”

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RBA deputy drops major hints on August rate cut chances

Cash rate decisions should be predictable and in line with market expectations, the Reserve Bank of Australia’s deputy governor has said.

Speaking in Sydney on Thursday, Andrew Hauser said the bank’s shock rate hold decision earlier this month should be viewed as an unusual occurrence.

The surprise, which stumped economists and markets, was largely spurred by geopolitical instability Mr Hauser said was a common cause for central bank unpredictability.

Reserve Bank of Australia deputy governor Andrew Hauser spoke at the Barrenjoey Economic Forum this week. Picture: RBA

“It’s rare, but when the RBA has surprised the market to that extent before, they almost all happened in the context of very large global events when everyone was scrambling to figure out which part of the probability distribution they are actually on,” he said.

Mr Hauser said “reactions were broadly in a sensible place” after the July meeting that had left so many mortgage holders shocked.  

“We should be trying to set policy right and trying to set policy in a way that is predictable,” he said. “On the whole, those things should overlap.”

However, Mr Hauser warned not to declare the surprise decision “some sort of catastrophe”, doubling down on comments made by governor Michele Bullock about the data available to the board. 

“There were several specific challenges dating back to May,” Mr Hauser explained. “There was a dramatic set of information about the changes to what we might call the ‘rules’ of the global economy.

“We, amongst others, put out a whole range of scenarios out and about how this might play out.”

Six of the nine board members voted for the cash rate to remain on hold in July, a split Mr Hauser said positively showed debate was alive and well at the bank.

Looking ahead, Mr Hauser said the bank “wouldn’t expect this overlap between doing the right thing by the data and doing the predictable thing to be as weak as it perhaps was in July”.

The RBA has held off making a third cut to rates this year, citing a lack of comprehensive inflation data. Picture: Getty 

With only 12 days to go until the next cash rate decision, the bank has now received crucial inflation data it felt it was lacking earlier in the month to fully support the case for a rate cut.

Mr Hauser said the June quarter inflation data published this week was “very welcome” ahead of the board’s next meeting.

Trimmed mean inflation was 2.7% in the 12 months to June – the second consecutive quarter with the measure inside the bank’s 2-3% target range.

Talk of a ‘double sized’ rate cut is also back on the cards for the first time in several months, with markets pricing in a 52% likelihood of a 0.5% cut as of 30 July.

The RBA board will meet from 11-12 August.

This article first appeared on Mortgage Choice and has been republished with permission.

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Melbourne’s best views? The South Melbourne project buyers are jumping at

The next phase of a landmark precinct is offering buyers uninterrupted views and a rare opportunity for a premium South Melbourne residence.

R.Evolution is the second and final stage of R.Corporation’s already-thriving R.Iconic precinct, completed in June 2023.

“The first tower was hugely successful—all apartments are now sold and there’s an active and engaged community of residents in the building with over 70% owner-occupiers,” says Andrew Crichton, director of sales and marketing at R.Corporation.

The precinct sits in bustling South Melbourne, famed for its restaurant culture and charming community that’s well-connected to all the wider area has to offer.

“South Melbourne really has everything,” says Mr Crichton.

“A village-like feel with local cafes, the South Melbourne Market, bars, restaurants, parks, and bike trails all the way to the beach.”

R. Evolution is a 40-level tower in South Melbourne’s stand-out R.Iconic precinct.

An ‘iconic’ precinct’s next step

The statement-making R.Evolution tower comprises 40 levels of apartments and world-class amenities, including a five-level podium with one acre of gardens designed by Order of Australia-awarded landscape architect Paul Bangay.

The precinct is a cohesive community, with the retail planned to include a restaurant, day spa, florist, cafe and salon meaning that residents have everything they need at their doorstep.

“We have a Coles Supermarket and Liquorland on the ground floor, so residents don’t even need to leave the building to stock up on essentials—they just take the internal lift directly into Coles,” Mr Crichton explains.

Mr Crichton also says that the new R.Evolution tower, and the wider R.Iconic precinct, is perfectly placed for exceptional views and access.

“Being on the southern end and bordering the park, we’re never going to be built out,” he says, noting that R.Evolution is ten levels higher than the first tower for even more unobstructed views.

The five-level podium features an acre of expertly crafted green space and amenities.

Unmatched level of amenity: Gyms, pool, lounges and more

As the next phase of the R.Iconic precinct, R.Evolution adds to the already unparalleled amenity for residents.

“R.Evolution offers the most amenity of any project in the area, with 40 shared amenities across the two towers,” Mr Crichton says.

Across three carefully considered categories—wellbeing, entertainment, and convenience—residents have access to a wide range of hotel-style amenities.

With fitness options like Pilates and yoga studios, cardio and strength and conditioning gyms, an outdoor fitness station, infinity running track and an adventure playground, there is something for everyone.

“It’s great for our residents, because they save on gym memberships and the cost of various classes,” says Mr Crichton.

This supported by the wider wellbeing offering’s relaxation amenities like a rooftop pool and magnesium spa and a traditional and infrared sauna, to name a few.

“Beyond wellness, R.Evolution’s entertainment offerings ensure your downtime will never be dull,” says Mr Crichton, highlighting the Horizon Lounge on level 30 to 31.

Also on offer is a communal library, cinema, and karaoke room, plus rooftop dining pavilions and barbecues, private dining rooms, a golf simulator and putting green and so much more.

Finally, the convenience offering features dedicated co-working spaces, Go-Get Share Cars, parcel lockers, supported by an expansive 5-star hotel-like lobby with dedicated on-site concierge and security.

“Literally everything you could ever need is here within the project, which is quite unique and impossible to deliver in smaller projects,” says Mr Crichton.

From co-working spaces to a wide range of fitness options, R.Evolution offers unparalleled levels of resident amenity.

Larger, lifestyle-led apartments

R.Evolution offers something for everyone with the expertly designed apartments featuring much more floor space than the standard high-rise residence, explains Mr Crichton. 

“R.Evolution apartments are significantly larger than other projects—with one-bedroom apartments up to 70sqm, two-bedroom apartments up to almost 100sqm and three-bedroom apartments up to 121sqm. Those sizes are a real point of difference to other new projects, which often focus on smaller apartments which simply aren’t liveable ’ he says.

“Combine that with higher-than-standard ceiling heights, floor-to-ceiling windows and stunning views—and these residences are really designed with the owner-occupier in mind.”

Those looking for more outdoor space can also choose one of the twelve podium-level Paul Bangay Garden apartments that seamlessly blend indoor living with private courtyards, some with outdoor areas over 100sqm.

“These garden apartments bring a level of serenity to the project that’s quite unique,” says Mr Crichton.

The limited-edition Paul Bangay Garden Apartments are just one of R.Evolution’s stunning residential offerings.

From sky-high to parkland views

The new tower also offers further options for those looking for even more luxury and space.

The Premium Collection is a limited selection of sub penthouses that enjoy never-to-be-built-out water views residents are calling the best in the city.

“On a clear day you can see all the way to Portsea—plus the city views to the north—it’s quite spectacular,” says Mr Crichton.

“We have residents in Tower One who have moved here from St. Moritz in St.Kilda and other high-end projects and they all say the same thing—the views are simply the best they have seen.”

The Premium Collection also includes an exclusive range of two-level, three-bedroom townhouses that have individual street addresses, direct private entry and large outdoor terraces with parkland views.

With R.Iconic sold out, R.Evolution is a rare opportunity to secure an address in the vibrant precinct and in one of the few build-to-sell projects launching in South Melbourne this year.

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New loan opportunities uncovered: ICE’s innovative approach to integrated borrower engagement

ICE is rewriting the playbook on how lenders engage with customers across the homeownership journey. Matt Dowd, VP of Product Management at ICE, shares the company’s strategy to unify its origination and servicing solutions, allowing lenders to more easily identify, engage and convert opportunities within their existing portfolios to drive business growth. This integrated approach creates a consistent borrower experience and allows lenders to maximize every interaction, from initial acquisition to long-term retention.

HousingWire: Matt, we’ve spoken a few times recently about the work you’re doing in the customer acquisition space, and how ICE is helping lenders uncover new loan opportunities in today’s competitive market. Now that you’re leading servicing product management, can you share more about your new role and your initial focus — particularly how you’re helping lenders identify, engage and convert opportunities within their servicing portfolios?

Matt Dowd: It’s a privilege to be working with such an experienced team on the servicing side of ICE’s business. Over the years, the team has built a best-in-class platform for mortgage servicers. I feel fortunate to be surrounded by so many talented professionals – all of whom are committed to maintaining and continuing to innovate the technology that’s been foundational to mortgage servicing for decades. 

In this role, I am focused on not only expanding the capabilities of our current servicing platform, but also tightly unifying our servicing solutions with our origination and loan acquisition capabilities so our clients — regardless of the channel — can maximize every opportunity across the customer life cycle. 

When we last connected, I talked about our approach to retention and acquisition. We have expanded our capabilities to provide a multi-channel toolset that loan officers can use to help identify, attract and convert new loan opportunities into closed loans. We’ve been laser-focused in this area for quite some time now — helping clients leverage both property and market data with technology to acquire NEW customers. Now we’re expanding our efforts to help lenders RETAIN customers and nurture those relationships using their servicing portfolio data. 

When considering the approach we took for origination, the same tenets hold for servicing. Lenders often view borrowers differently depending on where they are in the loan journey. At the end of the day, a borrower is still a person — and we shouldn’t lose sight of that. The goal is to create a meaningful experience that not only supports them but also builds lasting trust and encourages referrals. That starts with delivering relevant, timely and engaging information — demonstrating that you’re on their side, you understand their needs and you’re committed to acting in their best interest.

HW: I saw ICE’s press release about the integration of Servicing Digital with your Encompass point-of-sale platform, allowing borrowers to apply for a home equity loan directly from their mobile device using pre-populated loan data. That seems like an example of how you’re supporting lenders with their recapture efforts. Can you tell us more about that?

MD: That’s a great example of the integration that we’re talking about. As I mentioned earlier, it’s well known that home equity lending continues to be a growth opportunity for lenders, specifically for those who retain servicing.    

Homeowners today are sitting on record levels of equity, presenting a significant opportunity for lenders to expand their home equity portfolios. According to ICE’s borrower insight survey conducted earlier this year, nearly 25% of respondents are considering a home equity loan or HELOC within the next 12 months. Capitalizing on this trend requires strong borrower engagement — driven by timely, relevant and personalized communication that builds trust and drives action.

ICE’s research also shows that borrowers are significantly more likely to work with lenders who proactively engage and maintain ongoing communication. In fact, two-thirds of borrowers say they’re highly likely to return to their most recent lender for their next mortgage. If you’re not staying connected, you risk losing those opportunities to competitors who are actively targeting your customers. To retain and grow these relationships, lenders must leverage servicing portfolio data to build targeted campaigns that feel authentic, thoughtful, personalized and aligned with their current needs. 

Here’s why the integration between our point of sale and our servicing digital capabilities is so important. We want to meet the borrower where they are. Over 18 million borrowers today use the ICE Servicing Digital app to manage their loan payments. So, it’s logical that when they are looking to conduct another transaction, they do so from the place they already are today. Why send them to another site or have them download another mobile app to apply?  

Not only do we provide the ability for the borrower to complete the application within Servicing Digital, but many of the fields within the form will be pre-populated with the borrower’s data, reducing the effort required by the borrower. Furthermore, once the application is submitted, the borrower can upload and review the necessary documents into the Servicing Digital portal. Automated email, push notifications and alerts are all part of the offering, so the homeowner is aware of when they need to act.  

While this is delivering significant value to lenders who retain servicing, we are also actively helping our origination clients who sell their MSRs. As an example, our marketing automation capabilities, available through our customer acquisition and retention platforms, help lenders create “borrowers for life.” We do so by helping lenders automate outreach or stay in touch with those borrowers even after post-close through a variety of communication channels. This multi-channel approach might include email, phone, text or direct mail or ideally, a combination of all of them — all designed to deepen customer connection, even when the lender doesn’t manage the monthly servicing payments. 

As consumers, we all recognize what makes a customer experience truly valuable — regardless of the industry. At ICE, we’re committed to providing tools that lenders can use to deliver a consistent, thoughtful and seamless engagement with any borrower at any time.

HW: There are many technology providers in the market today claiming to help lenders with borrower recapture. How does ICE differentiate itself in such a competitive landscape?

MD: I empathize with the challenge lenders face. They receive messages from a lot of different tech providers all claiming that they can help with recapture. I’m sure in most cases, they can. But let me talk about a few key ways  in which ICE stands out. 

First, we’re an independent technology provider. That means our solutions are designed to support lenders of all sizes, regardless of their existing tech stack or their portfolio size. 

Second, we position ourselves as a true partner across multiple aspects of their business. Our goal is to help lenders holistically operate more efficiently without requiring a large internal technology team or an army of developers. We provide both technical infrastructure and operational support to help keep their technology costs down. 

Third, we emphasize data consistency. When a lender enters loan data into one system, it should flow effortlessly across the entire loan lifecycle, triggering the right actions at the right time. In environments with multiple technology vendors, maintaining data integrity requires significant investment in syncing disparate systems. Our clients don’t need to worry about data accuracy, API integrations, or software release compatibility. We make sure data moves reliably and consistently from one system to another — eliminating any friction from the process.

Fourth, we prioritize configuration and scalability to help our clients deliver a personalized borrower experience. With flexible configuration options, lenders can tailor borrower-facing solutions to meet evolving customer expectations. Our platform allows customization of the experience — from flow and design to look and feel — ensuring that every interaction aligns with the lender’s brand and the borrower’s needs.

HW: So would you say this integration of origination and servicing technologies represents the broader vision behind ICE’s technology strategy — creating a truly seamless experience for lenders and borrowers alike?

MD: It’s more than just connecting borrowers and lenders — we’re building a fully integrated network that brings together all entities involved in the loan process. While the borrower and lender remain central, our strategy extends to agencies, investors, notaries, service providers, and beyond.

Recently, we’ve focused heavily on foundational work to support the deep connectivity between our origination and servicing platforms. One key use case is allowing loans to seamlessly transition from the Encompass origination system to the MSP servicing system. This integration is critical to our product strategy, which aims to create the most efficient network — giving lenders the ability to better manage volumes at scale and cost-effectively.

In addition, we’ve streamlined several back-office processes, like loan boarding and lien release, and of course the work we talked about earlier to help retain customers and capture new ones. Our ongoing focus is to bridge the gap between origination and servicing and unifying these two industry-leading platforms to deliver a more cohesive and efficient experience.

HW: You mentioned ICE is focused on building “the most efficient platform” for lenders and servicers. How does ICE’s investment capacity translate into real benefits for your clients?

MD: That’s a big question — and there are many ways our clients benefit from the scale and depth of our investment. One example is how we’re transforming borrower recapture and acquisition.

Traditionally, lenders have relied on multiple point solutions, legacy systems and disconnected tools to re-engage past customers. These fragmented approaches often make it difficult to execute even basic outreach campaigns effectively.

We’ve seen major industry players pursue large-scale mergers to create seamless, end-to-end borrower experiences — from home search through origination and into servicing. Our investment strategy is designed to help all our clients achieve that same level of integration and scale, without the complexity of stitching together multiple vendors.

Let’s take recapture as a use case:

  • Mobile-enabled sales toolkit: Our sales toolkit allows loan officers to manage leads and pipelines efficiently. It’s integrated with the Encompass platform and the borrower point of sale and includes a native CRM to drive connectivity and boost conversion.
  • Data and intelligence: We offer the industry’s broadest set of property and market data, valuation models, indices and business intelligence — helping lenders identify trends and act on market opportunities faster.
  • Consumer-facing tools: Our servicing digital portal supports over 18 million consumers, giving borrowers direct access to their loan information and self-service capabilities.
  • Machine learning at point of sale: We’re exploring ways to embed our current ML capabilities into our point of sale to streamline processes and improve the borrower experience. This includes immediately recognizing and validating any uploaded documents from the borrower and extracting relevant data from Encompass to pre-populate forms for review and correction.  

We anticipate that borrowers will continue to demand more transparency, control and self-service options. The more information you can provide up front — not just regarding their loan, but regarding the steps they can take to accelerate the process — the better their experience.

At ICE, we’re committed to helping all of our clients build and maintain strong customer pipelines. Our unified ecosystem eliminates the need for three, four, or five different vendors to deliver a seamless experience. By consolidating capabilities into a single platform, we help provide greater efficiency, faster execution and long-term scalability.

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MoxiWorks Founder York Baur joins Lone Wolf as chief industry relations officer

Lone Wolf Technologies has named York Baur its new Chief Industry Relations Officer, bringing one of the real estate industry’s most recognized tech leaders into its executive team.

Baur is best known for his role as founding CEO of MoxiWorks, a real estate software platform that now supports over 800 brokerages and 400,000 agents. Baur stepped down as CEO of MoxiWorks in 2024. While his LinkedIn currently has him listed as a board member and advisor for MoxiWorks, Baur confirmed that he has stepped down from the board and fulfilled all of his obligations to the firm.

He joins Lone Wolf with a track record of aligning technology with the real-world needs of brokers and agents, a priority that continues to shape the company’s approach to innovation.

“York embodies the same core belief that drives Lone Wolf, that technology should enhance and amplify an agent’s strategy, not compete with it,” said Jimmy Kelly, CEO of Lone Wolf Technologies. “We are thrilled to welcome him to the team, and we’re confident that his leadership will deepen our connection to the industry while advancing our mission of delivering solutions that real estate professionals genuinely rely on to succeed.”

In his new role, Baur will focus on strengthening relationships across the residential real estate ecosystem while supporting the rollout of the firm’s latest initiatives, including its Customer Advisory Board and the Lone Wolf Foundation — an integrated cloud platform aimed at streamlining every stage of the real estate transaction.

“I see a shared vision of providing the industry with technology that empowers agents to be even more effective,” said Baur in a statement. “Both Lone Wolf and I believe that technology should be a tool — one that brings an agent’s strategy to life and helps them achieve exceptional results for their clients.”

Baur’s addition, the company said, will “add a powerful new channel for meaningful, ongoing dialogue with the industry,” as Lone Wolf continues to evolve and scale its solutions.

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Adelaide land prices on the up and expected to keep rising

Strong demand and constrained supply despite new releases have pushed Adelaide land prices up almost 5 per cent – or $15,030 – in the past three months.

New research by Oliver Hume Property Group shows the median lot price rose 4.7 per cent in the June quarter and 17.5 per cent over the past year (or $46,850) to a median of $335,000.

The median price per square metre of land is now $893, up from $667 in the first three months of the year, while the median lot size dropped from 480sqm to below 400sqm.

Sales volumes were also up following new land releases, from 271 in the March quarter to 454 in the three months to June, but they are down on the same period the previous year (635).

MORE: Property gold mine: The town offering insane rent return

Home under construction

Adelaide’s median lot price is now $335,000 following growth in the June quarter, according to Oliver Hume Property Group.

Oliver Hume Property Group chief executive Julian Coppini said the increase was driven by not just strong demand for land but a lack of stock hitting the market.

Water and sewerage challenges and not having enough infrastructure to service new homes, as well as mounting pressure on civil works providers, were causing major delays, he said.

“On average now in Adelaide, time frames to get (land) titled is around 18 months on average,” Mr Coppini said.

“You don’t want that to get worse, so developers are pulling back on stock releases.

“Demand is also there and that’s why prices are going up.”

The Barossa recorded the largest land price increase, with its median up 36.2 per cent to $395,000, followed by Alexandrina, which was up 18 per cent to $285,000.

Mr Coppini said until significantly more land came to market, prices would continue to rise.

MORE: The one SA suburb with long Covid revealed

The former oil refinery site at Port Stanvac is set to be turned into a new housing and mixed-use development with up to 3600 new homes.

“The Adelaide market continues to benefit from its relative affordability compared to other markets, and if new supply can be brought to market, it’s likely sales volumes will continue to increase through the second half of 2025,” he said.

“Even with another quarter of strong price growth, Adelaide land prices remain more affordable than both Melbourne and South East Queensland, both in headline median price and dollars per square metre terms.

“It’s a real telltale sign of a hot market.”

Complete by Weeks Homes general manager Daniel Pargaliti said the state government was working hard to improve the infrastructure issues but it would take time so land would be in short supply for a while yet.

“With the population increase we experienced in Covid … that’s obviously put fairly heavy constraint on availability of stock and also the rental market,” he said.

“We’ve got a lack of land to supply for owner occupiers but the rental market is in critical shortage too.”

MORE: Up $80k in three months – what your suburb is worth

Artist impression for the proposed housing development at the Brompton Gasworks site, which would include more than 800 homes.

Mr Pargaliti said until there was a significant increase in the amount of land coming to the market, prices would continue to rise.

However, he said some developers would pivot to offer more affordable homes to meet the demand.

These would be in areas with established infrastructure, including Mount Barker and new housing developments at the former Port Stanvac oil refinery site and the Brompton Gasworks.

“There’ll be smaller lots so there will be affordable ones for buyers out there,” Mr Pargaliti said.

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Top value-adding jobs property owners and investors neglect

Property has long been considered an excellent investment choice in Australia. But while land value tends to go up over time, buildings tend to fall into disrepair – making regular maintenance an important part of ensuring homes and investment properties hold their value as the market rises.

However, not all investors keep this front of mind, says owner of Ray White AKG Avi Khan.

“I think investors generally buy properties and don’t factor in the maintenance costs these days,” he says.

“The capital growth is what most investors look at now but they should also factor in maintenance costs for their properties for the next three to five years.”

Founder and managing director of the ASPIRE Property Advisor Network and PIPA director Richard Crabb agrees that a proactive approach to maintenance is key. He suggests investors treat their properties as a business asset by doing maintenance and strategic upgrades to ensure they achieve the best outcome over time.

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Painter painting the walls at a house

Strategic upgrades can help you maximise your investment over time.

REGULAR MAINTENANCE

To do this, Crabb suggests landlords get a roof inspection and have the gutters cleaned every 12-18 months as best practice.

“It’s not up to a tenant to get up on the roof and clean the gutters,” he says.

“If the gutters get overrun and filled with rubbish that can create water damage and issues for the property.

“Another one is airconditioning servicing – a lot of investors don’t think about it until it’s too late. But there can be mould, dust and build up can happen.”

He says regular servicing can prevent issues with health and liability while prolonging the life of the airconditioner.

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It’s important to get the gutters cleaned regularly.

Khan says landlords should factor in certain “non-negotiables” when budgeting an investment purchase like roof and gutter maintenance, termite protection and general paintwork.

“We estimate that every landlord should put aside $3000-$4000 a year just for maintenance works every year,” he says. “The same should apply for property owners living in the property.”

He says it’s important not to ignore critical maintenance requests, as these can easily grow into much larger sums if not dealt with swiftly.

LOW COST HIGH IMPACT

When it comes to keeping the property looking and feeling fresh over time, there are certain “low cost, high impact” updates that can go a long way, says Khan. These include repainting the house or replacing the carpet.

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Principal of Ray White AKG, Avi Khan

PIPA board director and managing director of the ASPIRE Property Advisor Network Richard Crabb.

“These are the things that buyers notice instantly,” he says.

Crabb recommends replacing or deep cleaning the carpet every five to seven years depending on the condition it’s in. He says it’s better to do these things as you go along rather than at the time of sale because it will enable you to attract better tenants and maximise your rental return.

CONSEQUENCES OF NEGLECT

If you haven’t kept on top of regular maintenance over the life of your property, you could have a hard time capturing the attention of buyers when you sell, says Khan.

“When it comes time to sell a property, you’ve got 10-15 seconds to make a good impact on the buyer,” he says. “If you don’t keep up your maintenance, if you don’t give your house fresh paint and carpet and all the other things over three or four years then it’s likely you won’t get the price that you want.”

F37carpets: Trade story on carpet laying

Upgrading the flooring can be a relatively inexpensive way to keep a property looking its best. Picture: Janine Eastgate

If you do want to fix any problems before you sell, you could be in for a nasty surprise, he adds.

“If you don’t do your upkeep in terms of your gutters, roofs and things, your $3000 is looking like a $15,000 bill in a couple of years’ time,” he says. “That’s the drawback of just ignoring things. You won’t be able to sell for a premium price and then when you do go to do those repairs you are going to be spending so much more money.”

MAINTENANCE CHECKLIST

Make sure you stay on top of these top maintenance jobs to ensure your property holds its value as the market rises:

* Roof inspections

* Gutter cleaning

* Safety inspections, including smoke alarms, gas inspections and pool compliance

* Termite inspection and protection

* Airconditioner servicing

* Repainting

* Refreshed or replaced flooring

MORE: ‘Dungeon of stench’: Ugly Block snub exposed

Redfern house doubles in value after reno

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Yankalilla character home resembles English cottage in Christmas rom-com The Holiday

A character-filled Yankalilla cottage is proving so popular with buyers that a waiting list has been established in the unlikely event it fails to sell at auction.

Spurred by the notion of a fairytale lifestyle, interest in 129 Smith Hill Rd has been strong, with Ray White selling agent Jason O’Halloran expecting at least five registered bidders to compete at this weekend’s auction.

“We’ve also got three people waiting behind the auction – they can’t bid at auction because their conditions aren’t conducive to that but we have got that back-up strategy, or third stage option,’’ Mr O’Halloran said.

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The Yankalilla property at 129 Smith Hill Rd looks like the cottage in Christmas rom-com The Holiday.

It’s just as quaint and quirky inside as it is outside.

It’s light, bright and airy throughout.

“Both (the vendor and buyers) are very realistic (about the selling price) so we do expect to get a good outcome.’’

Set on almost 2.4ha of woodland surrounds, the bluestone-clad, solid-brick cottage was built in 1992 but has a sense of being much older.

Those who have inspected the property felt like they were stepping into a fairytale, Mr O’Halloran said, with most of the interest coming from Adelaide-based buyers looking for a property to use as a weekend escape.

“There’s a character-filled romanticism that buyers have that this is going to be like living in Narnia,’’ Mr O’Halloran said.

“It’s a beautiful property and very photogenic.

“Everyone that’s seen it say they feel like they’re stepping into the (English cottage from Christmas rom-com) movie, The Holiday.’’

The open-plan home feels instantly cosy and much larger than its actual 139sqm of living space.

Believed to have been built by a stonemason, it features a living-dining-kitchen area with a charming open fireplace and exposed timber ceiling beams.

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The property has three bedrooms and one bathroom.

The loft makes for a perfect bedroom.

Look at all that entertainment space!

Two bedrooms look out to a cottage-style garden, while a handcrafted wooden staircase leads to a loft, or third bedroom space.

Outside, a “wooded glade’’ provides an endless source of firewood.

The property, which has Carrickalinga Creek as part of its boundary, is home to an array of wildlife, including bandicoots, Mr O’Halloran said.

To be sold fully-furnished, he said the property could be immediately enjoyed by its new owners.

“The only thing you have to do is pick out your favourite colour of gum boots and work out where the dog bowls are going to go,’’ he said.

“It’s walk-in, walk-out so it really is just about choosing your energy provider and what food you are going to get from (pick-your-own farm) Fleurieu Harvest to stock the fridge.’’

The property, which has been listed without a price guide, will be auctioned onsite at 1pm on August 3, unless sold prior.

– by Lauren Ahwan

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Inside historic Blink Bonney’s awarded modern extension

No.34 View St, Sandy Bay. Picture: Supplied

Balance can be a challenge to perfect, but here in Sandy Bay balance feels effortless.

No.34 View St, Sandy Bay is both a charming piece of Tasmanian history dating back to the early 1800s, and an award-winning statement in modern architecture.

Its bold addition is an evolution of the original heritage home, with each providing a comfortable, inviting space for a family lifestyle.

This is a home where gorgeous natural light is part of the experience. No matter where you sit, no matter the time of day, you can find the sunshine — and often gorgeous views, too.

No.34 View St is for sale with Peterswald’s Phoebe Nothling and Harry Coomer, who describe it as “gorgeous”.

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No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

Mrs Nothling said the house could be a four or five-bedroom home — one currently used as a library — depending on the needs of its next owner.

“We have had inquiries from families and from downsizers, too,” she said.

“Alongside the beautiful home, people love the gardens and the space that such a large landholding provides.

“Downsizers often seek a home that is on a single level, but also has space for grandchildren to come stay and enjoy.

“It is a property where the elevation allows for great light, sunshine and airflow — the breeze is lovely in summer.”

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No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

Mrs Nothling said the home provides a number of spaces for relaxation, including the sunroom.

“This is a space where I would want to spend time. The views out to the river across the veranda are stunning,” she said.

No.34 is set on 2365sq m of land within the leafy heart of Sandy Bay.

The historic home is known as Blink Bonney and was originally part of Hall’s Farm.

The magnificent home retains the character of its origins, with elements dating back as far as the 1820s.

A sensitive, considered renovation and extension project was completed in 2015 by Gaetano Palmese Architects and Thylacine Constructions.

Together with the owners at that time, they elevated the residence to a high standard, earning Tasmanian and Australian architecture awards.

No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

The home was designed for family living, with a versatile floorplan that features a sumptuous formal living room, which flows into the sunroom, plus a rumpus or playroom connected via the wraparound veranda.

Clad in rich Tasmanian timbers, and bathed in all-day sun, the extension wing introduces a warm and modern aesthetic that complements the home’s history.

Sliding glass doors allow the outdoors in from the dining area for the ease of entertaining while framing the stunning river views and garden outlook.

An impressive, contemporary kitchen features an extra-long island bench, ample storage within quality cabinetry, a butler’s pantry, and high-end appliances.

The culinary space also offers two inviting window seats, ideal for a morning coffee within sun-drenched surrounds or a chat while dinner is being prepared.

No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

The comfortable accommodation includes a bedroom with floor-to-ceiling shelving, others with built-in wardrobes, and one comes complete with cosy wood heating.

A centrally located bathroom services the home, renovated to provide an elegant sanctuary, with a walk-in shower, bath, vanity, and a toilet. There is even a lovely view from the shower.

Maximising space and practicality, laundry facilities are housed within the butler’s pantry, with another toilet adjacent.

Alongside the sun the drenches the home, a combination of hydronic heating, instant gas, and a wood fire ensure year-round comfort.

Mrs Nothling noted that future enhancement opportunities include the addition of a second bathroom, with plumbing already in place within an existing storeroom.

No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

Outside, the extensive grounds have been professionally landscaped to offer a beautiful garden retreat, with heirloom roses providing seasonal colour, and productive trees including chestnut and walnut, multiple varieties of apple and pear, persimmon, nectarine, plum, quince, citrus, and grape vines.

There is also a large, secure garden shed for storage needs, and attic areas awaiting revival for even further storage space.

Ample off-street parking is provided within the lengthy driveway, with level car-to-door access via the entrance into the newer wing of the home.

No.34 View St, Sandy Bay.

No.34 View St, Sandy Bay.

When speaking with the Mercury a few years ago — when it won the residential alterations and additions prize at the Tasmanian Architecture Awards — architect Gaetano Palmese described the building work by Thylacine Constructions as “impeccable”.

Mr Palmese praised the builder, saying his skilled team had made “tricky details look effortlessly simple”.

He said the differentiation between the old and new parts of the home was an important part of the design concept, which adheres to the Burra Charter.

“People think of harmony as a balance, but it’s actually a contrast, the discordant notes that come together to create a harmony,” he said.

“That is a good term for the way this new addition contrasts and complements the original home.”

No.34 View St, Sandy Bay is for sale with Peterswald. It is priced at $2.45m-plus.

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Could Social Security beneficiaries soon face more hurdles?

After a public backlash against the Social Security Administration (SSA) earlier this year, the federal agency said it would walk back some of its plans that would’ve required more beneficiaries to make in-person office visits.

But a report released this week by the Center on Budget and Policy Priorities (CBPP), a nonpartisan research group, counteracts some of these claims. The group said that SSA will be moving forward with a new policy in August that will force beneficiaries to make “millions of unnecessary trips to field offices, where they will face longer waits for appointments and slower processing times.”

In a blog post published Tuesday, Kathleen Romig and Devin O’Connor of the CBPP said that the SSA is enacting new requirements that are set to go into effect Aug. 18. These changes will force Social Security beneficiaries to use a multifactor authentication process to verify their identities online — an additional step for anyone seeking to “perform routine tasks solely by phone.”

The report said the changes will impact anyone looking to change their address, check the status of claims, request verification of benefits or obtain tax forms. Seniors account for a large portion of the 32 million visitors to SSA offices last year.

Anyone seeking to complete these tasks by phone will be required to generate a one-time PIN code as part of the identity verification process. But Romig and O’Connor say that this process “will be impossible for many beneficiaries to complete.” In many cases, this will force them to travel to field offices.

“That will require 3.4 million more people to travel to SSA offices annually, by the agency’s own estimates,” the report stated. “This will create a significant new burden, particularly for those who live in rural areas or have transportation or mobility difficulties.”

In a emailed statement to HousingWire’s Reverse Mortgage Daily (RMD), an SSA spokesperson said the agency’s filing with the White House Office of Management and Budget (OMB) “will be amended to clarify that the use of the Security Authentication PIN (SAP) feature is entirely optional” but encouraged for Social Security account holders when calling its national 800 number.

“Beneficiaries and my Social Security accountholders are not required to set up or have a SAP for identity verification or manage their benefits over the phone — when calling the National 800 Number, they will continue to use the existing identity verification process,” the spokesperson stated. “Beneficiaries and my Social Security accountholders will not be required to visit a field office if they do not choose to use the SAP feature.”

The reported closure of dozens of SSA field offices across the country could have made conditions even more difficult for beneficiaries forced to travel to a physical office. That news, which came to light in March 2025, was reportedly driven by the U.S. DOGE Service and Elon Musk, its leader at the time.

The SSA issued a statement shortly after that and called the reports false.

“SSA is committed to providing service where people need help and our local field offices are no exception,” Lee Dudek, SSA’s acting commissioner, said at the time. “We have not permanently closed any local field offices this year.”

In April, AARP published a report in which the senior advocacy group said SSA was looking to cut 7,000 jobs, dialing back its total headcount to 50,000. The cuts were expected to be felt most acutely at some 40 local offices that were losing at least 25% of their employees. Three smaller offices — in Wisconsin, Missouri and Minnesota — were reportedly shedding at least half of their staff.

In regard to the coming changes to phone-based customer service requests, the CBPP accused the Trump administration of “rushing these changes with almost no public notice or feedback.” It added that SSA “has provided no clear justification for the change other than vaguely citing ‘fraud risk,’ despite there being no publicly documented problems with completing any of these tasks by phone.”

The SSA has since appointed a full-time commissioner, Frank Bisignano, who previously served as chairman and CEO of Fiserv, a mortgage origination technology systems provider.

Last week, the SSA issued a press release that lauded the agency’s recent improvements to customer service efforts. It reportedly responded to 1.3 million calls to its national 800 number during a recent week, a 70% year-over-year increase.  

The agency also reported that it reduced its average call response time to six minutes, down from 30 minutes a year ago, while cutting wait times at field offices by 23%.

“Our vision is centered on providing outstanding service that works for everyone we serve — whether they call, walk into a field office, or choose to manage their benefits online,” Bisignano said in a statement. “We are transforming the customer experience, investing in technology to build frontline capacity, and using real-time data to monitor performance across the board. We are delivering higher levels of customer service — and this will continue.”

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