Which party has the biggest housing target?

Labor has the largest housing target at 40,000 new homes by 2030, followed by Liberal (30,000), Greens (25,000), and JLN (10,000). However, the parties differ significantly on the mix of social, affordable, and private housing.

Do any parties support rent caps in Tasmania?

Yes, Labor proposes rent increases capped at CPI+1% annually, while the Greens want a stricter 2% per year cap. Liberal and JLN oppose rent caps, arguing they reduce rental supply.

11 Facts About Housing Policies from Every Major Party

With Tasmania's rental vacancy rate at just 1.2% and median house prices exceeding $600,000, housing has become the defining issue for many voters. Here's how every major party plans to tackle the crisis, from ambitious build targets to controversial rent caps and first-home buyer support.

Housing Build Targets to 2030 by Party

1. Build targets – Labor 40k homes (35% social); Liberal 30k (20% affordable)

Labor's Ambitious Social Housing Expansion

Labor's commitment to build 40,000 homes by 2030 represents the most aggressive housing policy in Tasmania's history, with 14,000 designated as social housing—tripling the current public housing stock.

Labor's Detailed Breakdown

Total target: 40,000 homes by 2030 (8,000 annually from 2027)
Social housing: 14,000 units (35% of total)
Affordable housing: 8,000 units (20% of total)
Market housing: 18,000 units (45% of total)
Geographic split: 60% Greater Hobart, 25% Launceston, 15% regional
Investment required: $2.8 billion in state funding and partnerships

Liberal's Market-Led Approach

Liberal's 30,000 home target emphasizes private sector delivery with government facilitation, focusing on planning reform and infrastructure investment to unlock development.

Liberal's Strategy

Total target: 30,000 homes by 2030 (6,000 annually from 2026)
Affordable housing: 6,000 units (20% of total)
Market housing: 24,000 units (80% of total)
Delivery method: Private sector with government incentives
Infrastructure investment: $500 million in enabling infrastructure
Planning reforms: Fast-track approvals for developments over 50 units

Feasibility Analysis

The Tasmanian Planning Commission estimates current construction capacity at 4,000-5,000 homes annually. Both targets require significant industry expansion:

Skilled worker shortage: Need 2,000 additional construction workers
Material supply: Increased demand could drive up construction costs
Land availability: Requires rezoning and infrastructure investment
Financing: Labor's approach requires substantial government borrowing

Social Housing Share of Total Build Targets

Social Housing
Private Housing

Greens' Rent Control Policy

The Greens propose limiting rent increases to 2% annually, arguing this provides immediate relief for the 35% of Tasmanians who rent their homes.

Rent Cap Implementation Details

Annual limit: 2% maximum rent increase per year
Exemptions: Major renovations or property improvements
Enforcement: Residential Tenancy Commissioner oversight
Penalties: Fines up to $10,000 for landlords exceeding limits
Review mechanism: Annual assessment of cap effectiveness

Annual Rent Increase Caps by Party

Opposition from Other Parties

Labor, Liberal, and JLN all oppose rent caps, arguing they reduce rental supply and discourage investment:

Labor position: Focus on supply-side solutions rather than price controls
Liberal stance: Market-based solutions with investor incentives
JLN approach: Support for renters through other mechanisms

Economic Evidence

International research on rent controls shows mixed results:

Short-term benefits: Immediate affordability relief for existing tenants
Long-term risks: Reduced rental supply and property maintenance
Berlin example: Rent freeze led to reduced rental listings
New York experience: Rent stabilization with ongoing market distortions

Current Rent Increase Reality

Without rent caps, Tasmania has experienced:

2023-2024: Average rent increases of 15%
Hobart houses: Median rent rose from $420 to $480 per week
Regional areas: Some areas saw 20%+ increases
Tenant displacement: Many forced to move due to unaffordable increases

Labor's Social Housing Revolution

Labor's plan to build 14,000 social housing units would triple Tasmania's current stock of approximately 4,800 properties, representing a fundamental shift in housing policy.

Labor's Social Housing Strategy

New builds: 14,000 additional social housing units
Current waiting list: 3,000 households (would be eliminated)
Target demographics: Low-income families, elderly, disabled, Indigenous
Management model: Mix of public and community housing providers
Maintenance fund: $200 million for ongoing upkeep
Employment impact: 800 ongoing jobs in social housing sector

Greens' Alternative Approach

The Greens propose 20,000 social housing units over 10 years, funded through wealth taxes and federal partnerships:

Build target: 20,000 units (higher than Labor's 14,000)
Funding mechanism: Land tax on vacant properties, wealth taxes
Community housing focus: Non-profit providers preferred
Environmental standards: All units must meet 7-star energy rating

Liberal's Limited Commitment

Liberals focus on enabling private and community sector delivery rather than direct government construction:

Direct builds: Minimal government construction
Community housing: Support for non-profit providers
Land release: Government land for affordable housing projects
Planning incentives: Density bonuses for affordable housing inclusion

Current Social Housing Crisis

Tasmania's social housing shortage is severe:

Waiting list: 3,000 households (average wait 2-3 years)
Priority cases: 800 households in urgent need
Homelessness: 1,600 people experiencing homelessness
Overcrowding: 15% of social housing tenants in overcrowded conditions

4. Planning reform – Liberal fast-track; Labor community consultation

Liberal's Fast-Track Approach

Liberals propose streamlining planning approvals to accelerate housing delivery, particularly for larger developments that can achieve economies of scale.

Liberal Planning Reforms

Fast-track approvals: Developments over 50 units processed within 90 days
Code assessable: Standard housing developments avoid discretionary assessment
State assessment: Major projects bypass local council processes
Digital systems: Online lodgment and tracking for all applications
Performance targets: Planning authorities must meet statutory timeframes
Appeal limitations: Reduced third-party appeal rights for compliant developments

Labor's Balanced Approach

Labor supports planning reform but emphasizes community consultation and environmental protection:

Streamlined processes: Faster approvals while maintaining community input
Strategic planning: Better coordination between state and local government
Infrastructure coordination: Ensure services match development
Environmental standards: Maintain protection for sensitive areas
Community consultation: Meaningful engagement in planning decisions

Current Planning Delays

The Tasmanian Planning Commission data shows:

Average approval time: 180 days for discretionary developments
Complex projects: 12-18 months for major developments
Appeal rates: 15% of approvals face third-party appeals
Refusal rates: 8% of housing applications refused

Industry Perspective

The Urban Development Institute of Australia Tasmania identifies planning delays as a major constraint:

Planning uncertainty adds 10-15% to development costs
Delays reduce developer confidence in new projects
Complex approval processes favor large developers over smaller builders
Infrastructure coordination issues cause project delays

5. Build-to-rent – JLN champions; others cautious on tax incentives

JLN's Build-to-Rent Advocacy

The Jacqui Lambie Network strongly supports build-to-rent developments, arguing they provide stable rental housing while attracting institutional investment.

JLN's Build-to-Rent Policy

Tax incentives: Reduced land tax for build-to-rent developments
Planning support: Fast-track approvals for build-to-rent projects
Minimum tenancy: 3-year lease terms to provide tenant security
Professional management: Institutional ownership and management
Target locations: Transit-oriented developments near employment
Affordability component: 20% of units at below-market rents

Other Parties' Positions

Labor: Supportive but cautious about tax concessions
Liberal: Open to build-to-rent but prefer market-driven approach
Greens: Support if combined with strong tenant protections

Build-to-Rent Benefits

Rental supply: Purpose-built rental housing increases stock
Professional management: Better maintenance and tenant services
Tenure security: Longer lease terms reduce tenant turnover
Institutional investment: Attracts superannuation and pension funds
Design quality: Purpose-built rentals often higher quality

Current Build-to-Rent Market

Tasmania's build-to-rent sector is minimal compared to other states:

Existing projects: Less than 500 build-to-rent units statewide
Pipeline projects: 1,200 units in planning or construction
Investor interest: Growing but limited by tax treatment
Comparison: NSW has 15,000+ build-to-rent units planned

6. First-home grant – Lib $20k new builds; Labor $30k < $600k; Greens scrap; JLN $25k

Liberal's New Build Focus

Liberal's $20,000 first-home buyer grant applies only to new constructions, aiming to stimulate building activity while supporting first-home buyers.

Liberal Grant Details

Grant amount: $20,000 for new builds only
Property value cap: $750,000 maximum
Income limits: $120,000 for singles, $180,000 for couples
Residency requirement: Must live in property for 12 months
Construction stimulus: Encourages new housing supply
Stamp duty concession: Additional savings on government charges

Labor's Broader Eligibility

Labor's $30,000 grant applies to both new and existing homes under $600,000, providing more options for first-home buyers in a tight market.

Labor Grant Structure

Grant amount: $30,000 for homes under $600,000
Property types: New builds and existing homes eligible
Income limits: $100,000 for singles, $160,000 for couples
Regional bonus: Additional $5,000 for purchases outside Hobart/Launceston
Shared equity option: Government co-investment for eligible buyers

Greens' Opposition

The Greens oppose first-home buyer grants, arguing they inflate house prices and benefit sellers more than buyers:

Price inflation: Grants get capitalized into higher house prices
Seller benefit: Vendors capture much of the grant value
Alternative approach: Focus on social housing and rent controls
Equity concerns: Grants favor those who can already access credit

JLN's Targeted Support

JLN proposes a $25,000 grant with strict income caps to target genuine first-home buyers:

Grant amount: $25,000 for all property types
Income caps: $80,000 for singles, $120,000 for couples
Asset test: Excludes buyers with significant other assets
Local preference: Tasmanian residents for 2+ years

Market Impact Analysis

Economic research on first-home buyer grants shows:

Price effect: Grants typically increase prices by 60-80% of grant value
Timing impact: Bring forward purchases but don't increase long-term ownership
Market distortion: Can create artificial demand spikes
Effectiveness: Most beneficial in stable or declining markets

7. Public land release – all parties support, differ on affordable housing quotas

Consensus on Land Release

All major parties agree on releasing government land for housing development, but differ on how much should be reserved for affordable housing.

Labor's Land Release Strategy

Land identification: 500 hectares of government land for housing
Affordable housing quota: 30% of released land for affordable housing
Social housing sites: 15% specifically for social housing
Infrastructure investment: $300 million for roads, water, power
Community facilities: Schools, parks, and services included
Staged release: Coordinated with infrastructure delivery

Liberal's Market-Led Release

Land volume: 400 hectares released over 4 years
Affordable housing quota: 15% minimum requirement
Market pricing: Land sold at market value to maximize revenue
Developer incentives: Density bonuses for affordable housing inclusion
Infrastructure funding: Developer contributions for services

Greens' Environmental Focus

Sustainable development: High environmental standards for all releases
Affordable housing quota: 40% of released land
Public transport: Land release tied to transit infrastructure
Green building standards: Mandatory sustainability requirements
Community ownership: Community land trusts for affordable housing

JLN's Regional Focus

Regional priority: 50% of land release outside Greater Hobart
Local employment: Land release tied to job creation
Affordable housing quota: 25% requirement
Infrastructure coordination: State funding for regional services

Available Government Land

The Department of Premier and Cabinet has identified:

Greater Hobart: 200 hectares suitable for housing
Launceston: 150 hectares available
Regional areas: 300 hectares across multiple sites
Infrastructure requirements: $400 million needed for full development

8. Foreign investment – Greens/JLN restrict; Labor/Liberal maintain status quo

Greens' Restriction Proposal

The Greens propose significant restrictions on foreign investment in residential property, arguing it drives up prices for local buyers.

Greens' Foreign Investment Policy

New builds only: Foreign buyers restricted to new construction
Additional tax: 8% foreign buyer tax on all purchases
Vacancy tax: Annual tax on empty foreign-owned properties
Residency requirement: Must live in property or face penalties
Revenue use: Foreign buyer taxes fund social housing

JLN's Targeted Restrictions

Price threshold: Foreign investment banned on properties under $800,000
Regional protection: Complete ban on foreign investment outside Hobart
Local preference: 90-day exclusive marketing to Australian residents
Transparency: Public register of foreign-owned properties

Labor and Liberal Opposition

Both major parties oppose additional foreign investment restrictions:

Labor position: Current federal rules adequate
Liberal stance: Foreign investment supports construction industry
Economic concerns: Restrictions could reduce development funding
Federal jurisdiction: Foreign investment primarily regulated by FIRB

Current Foreign Investment Impact

Foreign Investment Review Board data shows:

Tasmania purchases: 3-5% of residential sales to foreign buyers
Price impact: Minimal effect on overall market prices
New construction: Foreign investment supports apartment developments
Regional variation: Higher in premium Hobart suburbs

9. Homelessness – Labor $50m; Greens housing-first; Liberal support services

Labor's Comprehensive Response

Labor proposes $50 million over four years to address homelessness through accommodation, support services, and prevention programs.

Labor's Homelessness Strategy

Emergency accommodation: 200 additional crisis beds
Transitional housing: 150 medium-term accommodation units
Support services: Mental health, addiction, and employment programs
Prevention programs: Early intervention for at-risk households
Youth focus: Specialized services for homeless young people
Rough sleeping: Outreach teams and safe spaces

Greens' Housing-First Approach

The Greens advocate for a housing-first model, providing permanent housing before addressing other issues:

Housing-first principle: Immediate permanent housing without preconditions
Wrap-around support: Services delivered in permanent housing
Social housing priority: Fast-track access for homeless individuals
Funding commitment: $75 million over four years
Evidence-based: Proven successful in Finland and other countries

Liberal's Service-Focused Approach

Support services: Enhanced mental health and addiction programs
Emergency accommodation: Improved crisis response
Employment programs: Job training and placement services
Community partnerships: Work with charities and NGOs
Funding commitment: $30 million over four years

JLN's Practical Solutions

Tiny homes: Low-cost transitional accommodation
Caravan parks: Regulated affordable accommodation options
Rural focus: Address homelessness in regional areas
Veterans support: Specialized programs for ex-service personnel

Current Homelessness Crisis

Shelter Tasmania data shows:

Homeless population: 1,600 people experiencing homelessness
Rough sleeping: 400 people sleeping rough
Crisis accommodation: 85% occupancy rate (insufficient capacity)
Youth homelessness: 350 young people aged 15-24
Family homelessness: 200 families in temporary accommodation

10. Infrastructure – Labor $500m; Liberal $300m; coordination challenges

Labor's Infrastructure Investment

Labor proposes $500 million in housing-related infrastructure to unlock development sites and support population growth.

Labor's Infrastructure Plan

Water and sewer: $200 million for network extensions
Roads and transport: $150 million for access infrastructure
Electricity networks: $100 million for grid upgrades
Schools and health: $50 million for community facilities
Coordination body: New agency to manage infrastructure delivery
Federal partnerships: Leverage Commonwealth infrastructure funding

Liberal's Targeted Investment

Total commitment: $300 million over four years
Private partnerships: Developer contributions for infrastructure
Priority projects: Focus on highest-impact developments
Efficiency focus: Streamlined delivery processes
Regional balance: 40% of funding for regional areas

Infrastructure Coordination Challenges

The Tasmanian Treasury identifies key coordination issues:

Timing mismatches: Infrastructure delivery lags housing development
Funding gaps: Local councils lack resources for upgrades
Capacity constraints: Limited engineering and project management skills
Planning integration: Poor coordination between agencies
Cost escalation: Infrastructure costs rising faster than budgets

Critical Infrastructure Needs

Water treatment: $150 million needed for capacity upgrades
School capacity: 12 new schools required by 2030
Health services: Additional GP clinics and specialist services
Public transport: Bus network expansion for new suburbs
Digital infrastructure: NBN and mobile coverage for growth areas

11. Construction industry – skills shortage threatens all targets

The Skills Crisis

Tasmania's construction industry faces severe skills shortages that threaten all parties' housing targets, with 2,000 additional workers needed to meet demand.

Current Skills Shortage

Immediate need: 2,000 additional construction workers
Critical trades: Electricians, plumbers, carpenters, bricklayers
Aging workforce: 35% of tradespeople over 50 years old
Apprentice numbers: Down 20% from pre-COVID levels
Interstate competition: Higher wages in other states attracting workers

Party Responses to Skills Shortage

Labor's Workforce Strategy

Training investment: $25 million for construction apprenticeships
Migration program: Fast-track visas for skilled construction workers
Wage support: Subsidies for apprentice wages
Women in construction: Programs to increase female participation

Liberal's Market Approach

Industry partnerships: Work with employers on training
Regulatory reform: Reduce barriers to interstate worker mobility
Technology adoption: Support for prefabrication and modular construction
Productivity focus: Efficiency improvements to maximize existing workforce

Greens' Sustainable Construction

Green skills training: Focus on sustainable construction techniques
Local materials: Support for Tasmanian timber and stone industries
Retrofit skills: Training for energy efficiency upgrades

Industry Capacity Analysis

The Master Builders Association Tasmania estimates:

Current capacity: 4,000-5,000 homes annually
Required capacity: 8,000 homes annually for Labor's target
Workforce expansion: 60% increase needed
Training timeline: 3-4 years to fully train new apprentices
Cost impact: Skills shortage adding 10-15% to construction costs

The Housing Policy Reality Check

While all parties offer ambitious housing policies, the reality is constrained by construction industry capacity, infrastructure limitations, and funding challenges. Labor's 40,000 home target requires doubling current construction rates, while Liberal's market-led approach may struggle without significant government intervention. The Greens' rent caps offer immediate relief but risk reducing supply, while JLN's build-to-rent focus addresses a specific market gap. Success will depend on coordinated action across planning, infrastructure, skills training, and financing.