Submissions

Submission on changes to Capital Gains Tax and Negative Gearing

HAAG supports the Governments bill to limit the Capital Gains Tax and Negative Gearing tax breaks for investors, which have distorted the housing market making housing unaffordable. The money raised needs to be directly invested in public and community housing to rectify this imbalance.

Read our submission to the inquiry into Treasury Laws Amendment

 

Submission to the consultation on Racecourse Road, Flemington Housing

HAAG calls on the government to maintain dedicated older person's public housing in Flemington.

Read our submission 

Investigation into Minimum Energy Efficiency Rental Standards Consultation Paper

Older people are disproportionately affected by extreme weather events such as heatwaves. The prohibitive costs of electricity or gas results in older people not using heating in winter or risking their health in summer as they are unable to make their homes energy efficient. The vast majority of non-homeowners have little control over improvements that make the biggest difference to costs, such as insulation, solar or other energy efficient fixed appliances.

The NSW Ageing on the Edge Forum recommends the NSW Government implement Energy Efficiency Rental Standards across NSW urgently, with a focus on prioritising households that are at higher risk of harm such as older people who are vulnerable to extreme weather events, and incorporate mechanisms to ensure older renters are consulted throughout the process including implementation.

Read the submission here

Inquiry into Intergenerational Housing Inequity

Australia’s current housing crisis affects people differently at different stages of life and no age group or generation is immune to these challenges. While the data on wealth distribution across age groups, stagnant wages, rising housing costs demonstrate that housing situation for renting and home ownership is much worse now compared to what it was a few decades ago, this narrative of ‘boomers vs millennials’ risks misdirecting both public debate and policy responses on housing. The Australian housing market has been materially distorted by the concentration of property investors and policies that favour them coupled with decades of declining government investment in public and community housing.

Read our submission to the Inquiry into Intergenerational Housing Inequity

Submission to the Inquiry into the 2026 summer fires across Victoria

The 2026 summer fires have made an already precarious situation worse for HAAG's in the fire affected regions. Many of our clients were already at crisis point before the fires, placing them in a uniquely vulnerable position. They were renting poor quality housing on the outskirts of towns, or living in caravans and residential parks, without insulation or air conditioning, and without the financial buffer of contents or vehicle insurance. Several clients have lost their housing and all their possessions. The lack of housing in regional Victoria means many people have had to relocate, away from their support systems and communities.

Read our submission to the Inquiry here

Consultation on Stage 2 Activity Centres Program

The Stage 2 Activity Centres Program will drive significant new housing development across Melbourne’s tram and train corridors. However, without binding requirements for affordable and accessible housing, the program will overwhelmingly deliver market-rate housing that remains out of reach for the older people HAAG assists. HAAG is calling for dedicated public and community housing, and genuine affordability requirements to be mandated and enforced in all new housing developments.

Read our submission here

Submission to Streamlining and Modernising the National Construction Code consultation

The lack of consistency across States and Territories, especially in relation to adoption of Liveable Housing Design Standard (LHDS) creates inequitable housing outcomes for people who need accessible housing including older people. Therefore, as part of streamlining the code, it is imperative that there are mandates introduced through the NCC to ensure national consistency in relation to minimum standards for construction. Considering the impact this framework would have on existing and future constructions, it is critical that people with lived experience or their representative advocacy bodies are part of the governance and advisory structures.

Read our submission here

Inquiry into renewable and affordable energy for apartments

People living in apartments and multi-unit dwellings, particularly renters, continue to face numerous barriers to accessing renewable and affordable electricity. As a result, they are unable to share the financial and health benefits, and those most in need of lower cost electricity are least able to obtain it. Without targeted action, Victoria’s energy transition risks reinforcing existing housing and income inequalities. Affordable, renewable energy is not a privilege of home ownership. It is essential infrastructure for health, dignity, and the right to age safely in place. We commend the Parliament for examining how best to expand access to renewable and affordable electricity for Victorians in these dwellings.

Read our submission 

Submission on the Transition of the Commonwealth Home Support Program to the Support at Home Program

The new Support at Home program, implemented in response to the Royal Commission into Aged Care Quality and Safety, aims to ensure ‘a simpler and more equitable system for older people that helps them to stay at home for longer’. While HAAG supports this vision, we hold grave concerns about whether the implementation of the program’s ability to meet the needs of older people in precarious housing.

Read our submission here

Federal Pre Budget Submission 2026

As an organisation that delivers housing and related support services to older people experiencing homelessness and housing stress, we see first-hand how the unequal housing system impacts on the health and wellbeing of older people. We support policies that reduce inequality, strengthen economic security, and ensure all people have access to safe, decent and affordable housing.

HAAG welcomes the opportunity to provide input into the Treasury through the pre-budget submission process. This submission is based on our experience delivering housing and related support services to older people, research and lived experiences of older people experiencing housing stress or homelessness in Australia. We especially acknowledge the contributions to this submission made by members of HAAG’s lived experience advisory groups including National Alliance of Seniors for Housing, Retirement Accommodation Action Group (RAAG), LGBTQIA+ reference group and culturally and linguistically diverse (CALD) reference group and NSW Lived Experience Advocacy Group (LEAG).

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