COVID-related journey restrictions and the sudden drop in tourism supplied a super pure experiment to look at the influence of shifts within the provide of short-term rental lodging. Our analysis, launched right now, discovered even modest reductions in Airbnb listings, as homeowners switched to longer-term leases, elevated provide of those properties. The consequence was decrease native rents.
The COVID-19 pandemic induced varied upheavals, with apparent impacts on well being and employment, in addition to an enormous drop in worldwide migration. The impacts of those adjustments on rental markets are extraordinarily troublesome to trace, notably the impacts on individuals on the margins of the rental housing system. We investigated these impacts by analysing on-line listings on widespread on-line platforms for share/low-rent housing and short-stay lodging.
Listings knowledge present photos, costs and descriptions of rental housing. These knowledge present an perception into this largely hidden sector of the housing market.
Of explicit concern are individuals who:
What occurred to those leases?
On-line platforms have reworked the methods by which individuals seek for and promote housing, so supply distinctive insights into the market.
We checked out listings of share housing and lower-cost leases on Flatmates.com.au, Gumtree.com.au and Realestate.com.au between April and Might 2020. We additionally checked out short-stay leases on Airbnb.
Our main focus was on Sydney, the place Australia’s rental affordability pressures are most excessive.
We discovered demand for, and provide of, dangerous rental lodging in Sydney continued through the pandemic.
In snapshots taken throughout lockdown restrictions in Sydney in April and Might 2020, there have been:
402 ads for rooms or granny flats on Gumtree.com.au in Might
4,731 share lodging listings on Flatmates.com.au in April
2,923 individuals searching for lodging by way of Flatmates.com.au in April.
Which renters are most in danger?
Of further concern are older individuals in dangerous leases who’re extra in danger of extreme COVID-19 signs. Greater than 6,400 renters over the age of 60 lived in share (“group”) households in Sydney on the time of the 2016 census. It was estimated over 4,600 had been homeless.
Individuals working in public-facing roles resembling healthcare staff, and in meals and lodging companies are additionally at danger of virus transmission. A lot of them reside in unsuitable rental housing because of the low-paid and transient nature of their work.
In response to the 2016 census, over 8,400 healthcare and social help staff had been dwelling in rented group households in Sydney. Over 1,800 had been estimated to be homeless. One Flatmates.com itemizing clearly expressed the difficulties healthcare staff’ face when searching for a share rental through the pandemic:
For individuals who suppose I might need COVID simply because I’m a nurse, I can guarantee you that I don’t have COVID!!! 😛 (Flatmates “individual” itemizing, April 2020)
The difficulties lower-income renters face in Australia’s main cities replicate a continual undersupply of social and inexpensive housing. Pre-pandemic research urged the rise of short-term lodging platforms resembling Airbnb added to those pressures by draining properties from the everlasting rental provide.
What occurred to short-term rental housing?
We checked out Airbnb listings in Sydney and Hobart between March and April 2020. Utilizing Inside Airbnb knowledge, we discovered the variety of complete houses listed on Airbnb for greater than 60 days a 12 months decreased by 22% in Hobart and 14% in Sydney in that point.
Emptiness charges, rental bonds knowledge and Flatmates.com.au listings recommend these decreases occurred as a result of Airbnb homeowners transformed their properties into everlasting leases.
This translated to higher outcomes for native renters. Even modest reductions in Airbnb listings had been related to elevated everlasting rental provide and decrease native rents.
Median rents decreased within the June quarter in 9 chosen Sydney native authorities areas (LGAs) and Hobart’s 4 predominant LGAs. Rents fell by 2-9% in each cities.
Hobart was a very fascinating case research due to its giant penetration of Airbnb. The Airbnb market in Hobart Metropolis LGA is about 11% of the entire personal rental market. It skilled a a lot smaller drop in rental demand than Sydney due to its smaller variety of non permanent abroad migrants.
The drop in rents was instantly proportional to the dimensions of the Airbnb market in every LGA. Hobart Metropolis with an Airbnb density of 11% had a lower in median rents of 9%. Glenorchy with an Airbnb density of 1% had solely a 2% lower in median rents.
How you can enhance life for renters on the margins
Our research contributes to a rising physique of proof on methods to enhance the housing circumstances of lower-income renters and folks susceptible to homelessness.
Authorities motion, resembling elevated JobSeeker and JobKeeper funds through the pandemic, has helped individuals to proceed to pay hire and keep away from resorting to precarious rental conditions. Nonetheless, even with these will increase low-income renters can wrestle to pay hire in unaffordable markets.
Equally, a everlasting improve in income-support funds resembling JobSeeker and/or Commonwealth Lease Help would allow extra households to get sufficient housing with out excessive monetary stress.
Increased regulation of the personal rental sector would improve safety for tenants and enhance lodging requirements. We may look to New Zealand’s “wholesome houses” framework for inspiration.
Lastly, to protect everlasting housing provide in high-demand markets, states ought to impose controls on short-term Airbnb-style leases.
These steps are crucial to offer secure and safe lodging for these on the margins of housing markets as a part of Australia’s post-pandemic restoration.