"The waitlist for new public or community housing (together ‘social housing’) in December 2019 was 44,379 applications - an application may include more than one person on it. Victoria spends half as much on public housing as NSW and has the lowest proportion of public housing in Australia. There is less public housing today than 10 years ago.”

Housing affordability and inequitable access to Melbourne’s competitive housing market is a worsening problem that has hit those who are most vulnerable the hardest. Demand for public housing keeps growing and growing. The Victorian State Government’s response has been to plan the demolition of 11 inner-city public housing estates and sell a majority to private redevelopers. Just under a third of these estates will be transferred to community housing providers that run according to harsher tenancy rules, using rental contracts with weaker tenancy rights which take a higher proportion of low-income households’ money for rent payment.

On Saturday the 14th of March, the Save Public Housing Collective is organising a rally at 1 High Street in Northcote to protest the final eviction notice issued to the remaining tenants living at the Walker Street public housing estate.

David Kelly, one of the organising members of the SPHC and research fellow at the School of Global Urban and Social Studies RMIT, spoke to Verve about the Victorian government’s plan to sell off public housing units to the private sector and how the Save Public Housing Collective is fighting back against this decision.

Thank you for taking the time to answer our questions, this is such an important time to be having these conversations given the Andrews’ governments plans to sell off a group of public housing units. First up, what is The Save Public Housing Collective and how does it function as a community organisation?

The SPHC is an umbrella coalition of Melbourne-based public housing resident and non-resident activist groups. Together, they oppose the privatisation of public housing, the displacement and eviction of residents, and call for more public housing.

The SPHC supports public housing tenants by advocating on their behalf, facilitating their understanding of their rights and to share their stories.

What motivated the creation of the Save Public Housing collective?

Prior to the SPHC there were a number of activist resident groups that existed. The formation of the collective sought to bring these groups together to amplify their critique and demands, and to pool resources. Not all public housing resident groups in Melbourne are members of the Collective, but we see a need to come together and fight for the right to securely dwell with the knowledge that your home will not be taken out from under you. Together we are stronger.

That’s exactly right and without your work these issues would lack the visibility needed to garner political momentum. But how did the urgency of this situation come about? What factors are increasing the demand in public housing?

The housing crisis for one. As house prices swell beyond the capacity of workers to afford suitably located, well connected and healthy housing, lower income households are pushed to their limits. In the private rental sector, many people live in over-crowded, over-priced and unhealthy houses - and despite the recent changes to rental laws in Victoria, this will not benefit the growing population of people that live in rental stress.

Homelessness is a key factor in the mix. Many people who live in public housing have experienced homelessness in their lives. Public housing, as a 'housing first' policy remains the primary way to end homelessness. As rates of homelessness increase in Australian cities, there is an increased need for public housing.

There are other major issues such as Indigenous oppression, gender inequality, increased numbers of asylum seekers and mental health that increase the demand for public housing. Unfortunately, this demand is not being met. The waitlist for new public or community housing (together ‘social housing’) in December 2019 was 44,379 applications - an application may include more than one person on it. Victoria spends half as much on public housing as NSW and has the lowest proportion of public housing in Australia. There is less public housing today than 10 years ago.

It’s sadly no surprise that access to a house mirrors Australia’s broader context of social, political and historical injustice. What is the Victorian government currently doing to address this ongoing, deep-seated issue?

The Victorian government claims that it is growing the number of public housing units, but the number of units being built is not keeping up with demand. The major initiative is the ‘public housing renewal program’ which is displacing residents, demolishing buildings and redeveloping 11 inner-city public housing estates. The majority of the estates (70+%) will be sold to the private sector and the remaining 30% will be transferred to community housing providers to manage. There is a 100% loss of public housing on these estates.

What does the Andrews government do with the money earned from the sale of public housing estates? Does any of it address the shortage of affordable housing in Victoria?

After the developer is paid, if there is any profit, it will likely go back to the Office of Housing to pay for the upkeep of existing dwellings and help fund new builds. It is unclear if the project will yield a profit or a deficit for the government.

It is important to understand that the ‘shortage of affordable housing in Victoria’ is not a supply issue. There are enough vacant houses in Melbourne to house all homeless people in Victoria. The most effective way to combat housing affordability is to have a significant proportion of the housing stock outside the market: as a home, not a commodity. The issue is a lack of political will and a lack of public outrage.

“It is important to understand that the ‘shortage of affordable housing in Victoria’ is not a supply issue. There are enough vacant houses in Melbourne to house all homeless people in Victoria.”

What incentives could be motivating the Andrews government to pursue a policy like ‘Homes for Victorians’ that does so little to address the public housing crisis? Does this tokenistic approach to housing policy represent a broader trend in the Victorian State’s engagement with social justice issues?

Home for Victorians came from a scathing critique of the Victorian Auditor-General in 2012 and 2017. In 2012, the Auditor-General describes the situation for public housing in Victoria as “critical” and that the “long-term provision of this vital public service is at risk”. The report says that the government has a lack of overarching direction, and absence of a strategic, long-term and comprehensive approach to managing its public housing. The government responded by developing the he Homes for Victorians (HFV) initiative. In 2017, the Auditor-General evaluated the advice which underpinned the formation of the HFV. It found that issues identified as “critical” to social housing need and provision, especially around financial sustainability, short-term strategies, and the inability to meet demand — have not been corrected. Long-term vision remains a central explanation for the failure in the Victorian Government’s management of social housing, with the auditor general describing it as “disjointed, poorly communicated and lacking in a comprehensive understanding of asset performance.” In the address of the 2012 recommendations, the AG found most actions to be incomplete or abandoned. Lack of data, transparency, and a focus upon ‘affordable housing’ rather than public stock has meant that there is little in the way of ‘targets’ and ‘objectives’ in the provision of future stock. Given the audit report is largely concerned with the HFV, it is highly critical of the advice that supported its development, stating that it does not sufficiently measure the likely impact of funded initiatives on current and projected demand for social housing.

Have you ever heard that the Andrew’s government is ‘the most progressive government in the country’? Tell that to homeless people, Indigenous people and people currently being displaced from their homes.

The broader trend is dogmatic neoliberalism where there is a belief that ‘the market knows best’ and everything, including the basic infrastructure that enables your safety, should be privatised. Andrews is overseeing an accelerated privatisation agenda.

An agenda that could incur a deficit, the dogmatism runs deep.

Your collective’s website mentions important distinctions between community and public housing. Why should we be wary of failing to differentiate the two?

Social housing is an official umbrella term that includes both Public Housing (housing owned AND managed by the state) and Community Housing (owned OR managed by non-government housing organisations). The Victorian government changed the Housing Act in 2016 to make this explicit.

Public housing conditions for tenants are regulated by the State Government. The conditions for community housing tenants vary between organisations, but are often inferior to those for public housing tenants. For example, public housing tenants pay 25% of gross income in rent, but community housing organisations charge up to 30%, and sometimes add ‘fees’ to this. They also require tenants to apply for Commonwealth Rent Assistance which is then paid to the community housing organisation.

The other change made to the Housing Act in 2016 was the establishment of the Victorian Housing Register. The register is a combined waiting list for anyone applying for public housing or community housing. There is no longer a separate public housing waiting list.

Over recent years a significant proportion of public housing accommodation has been transferred to community housing organisations. It is important, when discussing public housing or community housing, to spell out what is meant, instead of using the umbrella term ‘social housing’.

Talking about social housing conceals the shift that is occurring. Because the Victorian government is increasing support for community housing at the cost of public housing, calling both ‘social housing’ allows this shift to go unremarked.

In a time of increasing homelessness the Victorian government has a responsibility to grow public housing to meet the need for this critical social infrastructure. Adequate public housing is essential for the well-being of low income families and individuals.

Access into Public Housing is unconditional if you are low-income, this is not the case if for Community Housing. An of fundamental concern is the difference in rights afforded by the different tenures.

Is the Victorian government’s housing policy any different to other wealthy countries?

Yes and no. The public-private-partnership model and the use of private housing associations to manage low-income housing and estate development is common in western countries. In Australia, we call them public-private-partnerships, in the UK, they call them Private Finance Initiatives. In 2018 the UK Department of Health and Social Care subsequently banned PFIs because the private developer Carrilion went bust and cost taxpayers around $240m to cover them. There is a lot of evidence in the UK that some low-income private housing associations are corrupt, do not maintain properties, extract unlawful amounts of rent and provide unsafe living conditions.

Our model here in Australia is a few years behind, but on the same track as the UK. It is important to note that Victoria is in fact a world-loser in public housing. Around 2.8% of housing in Victoria was ‘social’ at the last census in 2016 – there is less public. Victoria has one of the lowest proportions of public housing in the OECD (Organisation for Economic Co-operation and Development – 36 leading global economies) and the lowest in Australia.

What are some of the key housing redevelopments taking place in Melbourne currently?

Two models that we often refer to are the completed Kensington Redevelopment Project and the Carlton Redevelopment Project. They reported low rates of return for displaced residents, loss of public land, social segregation and huge developer profits.

The main housing redevelopment project is the PHRP. It is informed by several years of planning and a 2009 investigation by the Department of Human Services into ways of redeveloping 22 ageing walk-up estates ‘with a Real Estate development model’. This has been formulated into a Program that aims to achieve: a 10% increase in social housing units; modernising, greening and improving access in buildings; implementing a social mix or ‘tenure blind’ approach; providing equal access to common spaces; and, improving public space. Phase one of the PHRP is funded by $185m of ‘seed funding’ by the DHHS and involves relocation of residents and demolition of nine inner-city estates.

The nine inner-city estates earmarked for renewal are:

Abbotsford Street, North Melbourne
Ascot Vale estate
Bangs Street, Prahran
Bills Street, Hawthorn
Gronn Place, Brunswick West
New Street, Brighton
Noone Street, Clifton Hill
Tarakan and Bellbardia estates, Heidelberg West
Walker Street, Northcote

Two further estates are also being advanced for redevelopment under a separate funding package, but using the same model. These are: Flemington and Preston.

A full review of this program can be found here.

Why isn’t there a stronger push-back against the privatisation of public housing infrastructure?

Over the last four decades there has been a concerted effort to stigmatise people who live in public housing. They are framed as lazy and undeserving by governments and media commentators. Therefore any advocacy for the rights of tenants is seen as charity or a marginal issue. The fact remains that the majority of people in public housing didn’t always live there, they came from situations that many readers may find themselves in today. We are the same and there may be a point in time when you need public housing.

The issue is also complicated by the nation-wide government preference for community housing. If you live in community housing, the Commonwealth Government will pay the community housing provider a subsidy for each resident - this costs over $4.4b a year. In return, the government gets tenants off their books and fulfils the desire to financialise housing. Community housing providers have captured the debate and largely control the space, and they shut down any advocacy for public housing. It is in the interest of their bottom-line to ensure they continue to absorb public housing.

“The fact remains that the majority of people in public housing didn’t always live there, they came from situations that many readers may find themselves in today. We are the same and there may be a point in time when you need public housing.”

What avenues for representation are usually available to public housing residents who want to contest the decision to redevelop their homes?

Although this has not been tried, there is the potential that forced relocation is in contravention of The Charter of Human Rights and Responsibilities Act 2006. A case can be brought to The Victorian Civil and Administrative Tribunal (VCAT) to test this. To understand your rights and to voice your opinion, contact your local Community Legal Centre or your local Member for Parliament.

Do not appeal to the Department of Health and Human Services or the Victorian Public Tenants Association, they are undemocratic administration bodies for the program. Our advice is:

Form a local resident association, and
Join the Save Public Housing Collective

How can people become involved in the fight to save public housing?

Come to a protest rally: https://www.savepublichousing.com/action

DAREBIN LOCAL COMMUNITY RALLY

PROTEST AGAINST THE DESTRUCTION OF PUBLIC HOUSING

10am Saturday, 14 March 2020

BASKETBALL COURT, WALKER ST ESTATE (NEAR THE BRIDGE ON HIGH ST)

Come to a meeting:

SPHC has meetings every three weeks on Saturday afternoons 3PM at All Saints Anglican Church Northcote, VIC. Email for next date: savepublichousingcollective@gmail.com

Social media:

Facebook:The Save Public Housing Collective

Instagram: @savepublichousingcollective

And one last question, what are three pieces of advice you’d give to young tenants?

Being able to paint a wall, hang a painting etc. is not rental rights, it does not protect you from eviction, whether that be official or through pressure. Eviction should be illegal, this is a right you should claim. Rights are not given to you, you assert them yourselves
Housing is a continuum. The loss of public housing impacts upon low- and medium-income households, drives gentrification and diminishes your right to the city
You live on stolen Aboriginal land, you have to relate your right to dwell to Indigenous sovereignty

Photography by Celeste De Clario - Interview by Clementine Girard-Foley.

Scope it

'Fighting the redevelopment of public housing in Melbourne' / The Save Public Housing Collective

“It is important to understand that the ‘shortage of affordable housing in Victoria’ is not a supply issue. There are enough vacant houses in Melbourne to house all homeless people in Victoria.”

“The fact remains that the majority of people in public housing didn’t always live there, they came from situations that many readers may find themselves in today. We are the same and there may be a point in time when you need public housing.”