Welcome to rentcap.org a driving force behind rent control in Australia

download / print out / distribute “Rent Control is coming to Cairns” poster.

rent control the expanding norm in over 40 countries worldwide

Why now? 10 reasons Australia needs rent control!

Does Australia have a little known history tradition and culture of Rent Control?

case for rent control in Cairns already under active consideration by Qld Government in 2013

Advertisement - Retrospective Rent Control until Dec 2022 on agenda for Cairns!

Retrospective Rent Control until Dec 2022 coming to Cairns region

retrospective from 2nd August 2013

express interest register today! To attend invitation only meetings, workshops etc.

Due to government regulations, numbers strictly limited! NO MEDIA!!!

proposed launch date Tue 24th Dec 2013

Rent Control – The Expanding Norm In Over 40 Countries Worldwide

Do not be alarmed! Just be careful!
Allow when buying for Retrospective Rent Control whenever
asked to invest in any economic boom from now on!

Even in capitalist free market New York, Rent control and rent stabilisation have been a fact of life since 1920!

Rent Control Is even the norm as economies boom even in Dubai and The Gulf - source

...Rent control, seen by many economists as old-fashioned, has recently made a surprising comeback in one group of high-growth, dynamic economies – the Gulf.

And in over 40 countries (and states) worldwide including: Aruba, Austria, Bahamas, Belgium, Belize, Bermuda, British Columbia, California, Canada, Colombia, Costa Rica, Cyprus, Czech Rep, Denmark, Dominica, Dominican Republic, Ecuador, Egypt, France, Grenada, Guadeloupe, Honduras, Hungary, India, Italy, Jamaica, Luxembourg, Manitoba, Middle East, Netherlands, New Jersey, New York, Norway, Ontario, Pakistan, Panama, Philippines, Portugal, Prince Edward Is., Qatar, Spain, Sweden, Switzerland, Syria, Taiwan, Trinidad and Tobago, Tunisia, United Arab Emirates, Uruguay, USA, US Virgin Is., Washington D.C. - Rent Control References

Examples Of Rent Control In 40 Countries


There are two types of tenancy agreements in India: Lease Agreements which are covered by rent control laws, and Lease and License Agreement which are not.

A Lease (or Rental) Agreement is covered by restrictive rent control laws. The amount of rent that can be charged is based on a formula devised by the local executive, legislative or judicial government, as the case maybe. For Delhi, the maximum annual rent is 10% of the cost of construction and the market price of the land, but the cost of construction and the price of land are both based on historical values and not the current market valuation. The older the property, the smaller the rent the can charged. Rents can only be increased by a fraction of the actual cost the landlord has incurred in improving the property.


In Islamabad Capital Territory rents can be freely agreed between landlord and tenant. The rent of a building is automatically increased at the end of every three years of the tenancy by 25% of the rent already being paid by the tenant, unless the landlord and tenant agree to increase the rent by an agreement in writing.

Five other areas (Punjab, NWFP, Baluchistan, Sindh and Cantonment areas) are covered by distinctive provincial legislation. The Rent Controller is empowered to fix a fair rent, on application by the tenant or landlord. The following factors are considered in deciding on a fair rent:

  • The rent of the same building or similar accommodation in the locality at the time, and during the 12 months prior to the application;

  • The rise in the cost of construction, repairing charges, and taxes;

  • The rental value of the building in the Property Tax Assessment Register of the Taxation Department (or the assessment list of the Cantonment Board) in the Cantonment areas.

In the Cantonment areas, and in Punjab/NWFP/Baluchistan, if the fair rent exceeds the rent being paid by the tenant on the date of filing the application, the maximum rent increase is 25%.

In Sindh, where a fair rent has been fixed, no increase may be affected for three years. In any event, the increase in rent may not exceed 10% per annum on the existing rent.


According to the Rent Control Act of 2005, a maximum of 10% annual rent increase is allowed for properties with monthly rent not exceeding PHP10,000 in urban areas such as Metro Manila and PHP7,500 in other areas. (It is worth noting that properties covered by Rent Control law are exempt from 12% VAT.)


The Land Act (last amended in 2001) limits the annual rent to 10% of the property value.

Source: Global Property Guide, Contributing Law Firms





The Ordinance On The Rent Assessment Advisory Committee (1991), known as the “Ordinance” applies to houses with a building value (including the ground value) of less than AWG 100,000 (approx. US$55,000), which include residential housing, shops, bars, restaurants, hotels and offices, with the exception of buildings located in hotels, airports and seaports. According to the mandatory rules of law, the Rent Assessment Advisory Committee - known as “the Committee” - is charged with the determination of the rent and with any requests to increase such rent. The Committee will base the rent on the percentage of the buildings costs.


The Rent Control Act of 1975 applies to dwellings with a total value less than BSD25,000 (1B$=1US$). Rent shall not exceed 15% of the assessed value of the house and land, 20% when furniture is included. According to one parliamentary minister, no house right now in Bahamas is worth below B$25,000.


The Rent Restriction Act limits the amount of rent increase to 10% annually or to a prescribed level mandated by the Rent Assessment Board of each judicial district.


All homes and apartments (flats) with an Annual Rental Value (ARV) of less than BM$24,600 are subject to rent control, according to the Rent Increases (Domestic Premises) Control Amendment Act 2004. Rent increases must be agreed upon by the landlord and tenant. In case the tenant refuses to agree, the landlord must ask for an approval from the Rent Commissioner.


The Tenancies and Rent Control Act applies to dwelling houses where the rent is less than EC$800 (US$300) per month, and to residential land where the rent is less than $100 (US$37) per year.

Dominican Republic

There is a universal rent control in Dominican Republic with maximum monthly rent fixed at 1% of the value of the rental property. The tenant can request the Rent Control Authority to reduce the rent if it exceeds the allowed maximum. If the landlord wishes to increase the rent, a permit must be filed and approved by the authorities, subject to appeal to a special commission.


Rent increases can be reviewed under the Rent Restriction Act, Chapter 286 of the Revised Laws of Grenada, 1990 edition.


Similar to France, rent increases are tied to the INSEE construction cost index.


The landlord must make an application to the Rent Assessment Board. The latter sends a Valuation Officer to inspect the rental property. The Assessment Officer issues a Certificate of Assessed Rent, which contains the standard rent applicable to the premises.

The standard rent is an annual percentage of the assessed value of the premises and is prescribed by the Minister. The current rent ceiling is 7.5% each year. The Board takes into consideration any increases in property taxes, improvements to the property and other related factors.

Trinidad and Tobago

Furnished dwelling houses with a monthly rent of TT$1,000 (US$161.29) or less are subject to rent restriction. Unfurnished dwellings with a monthly rent of TT$1,500 (US$241.93) are likewise covered. Under the Rent Restriction Act, rent adjustments for covered dwelling houses are subject to the approval of the Rent Assessment Board. Either the landlord or the tenant may apply for a review of rent.

Every tenant and landlord, whether or not the dwelling house is covered by the Rent Restriction Act, is required to register with the Rent Assessment Board. The landlord has to register only once, but the tenant must register every time he signs a contract. If the tenant is unregistered, he loses most of his rights.

US Virgin Is.

According to the Virgin Islands Code (Title 28, Ch. 31, Sec. 834), rents in the US Virgin Islands are frozen at their 1947 level. For housing accommodations, the maximum rent ceiling is the rent that was in force and effect on July 1, 1947. For buildings created and/or rented after July 1, 1947, the maximum rent allowed is the first rent charged for the unit. However, the rent law is generally ignored.

Source: Global Property Guide, Contributing Law Firms





In the unbefristet (unlimited contract) and the befristet (contract limited to a specified number of years), rent is subject to being set by the local authority, at the request of the tenant.


The parties may freely agree on the rent. However rent increases above the rate of inflation cannot be written into the contract. In fact, the law provides that if the contract is in written form, the rent will automatically be adapted once a year in accordance with the cost of living.

In cases where there is disagreement, the Justice of Peace (Juge de Paix) has jurisdiction. The judge can allow a rent modification, if new circumstances have provoked a rise or decrease of the normal rental value 20% above or below the rent previously agreed.


The rental market can be divided into two broad categories: Houses controlled by the Rent Control Law (1983), and the free market. The Rent Control Law and its updated amendments apply to tenancies of residential or business premises which lie within what the law defines as ‘Controlled Areas,’ i.e., towns, suburbs and rural centres, which were completed before 29 December 1995.

After the first tenancy has expired or been terminated, the law allows for an agreed increase of maximum 14% of the existing rent, but not before the lapse of two years from the date of the last application, or the date of the last voluntary increase. In case of refusal by the tenant, the Rent Control Courts will determine a ‘reasonable rent,’ taking into account the opinion of the official valuer, and factors such as age, dimensions, location and condition.

Czech Rep

About 90% of the population still lives in controlled rental housing:

  1. controlled rents: rents are pegged per square metre according to the size of the town and the category of flat (there are 4 categories); or

  2. materially regulated rents: rents are calculated according to costs.

Foreigners, renters of housing built after 1993, and new renters of houses with vacant possession, live in the rent-free market.


Rents on dwellings constructed after 1991 are exempt from rent control.

There are five different forms of rent control in Denmark; the system is very complex. The system is based on the idea that landlords must not be allowed to profit from renters. Landlords are only allowed to pass on costs, property taxes excepted, incurred in the day-to-day operation of the property, and a prescribed charge to cover maintenance costs. They can also pass on a capital charge, which can vary between 7% and 14%, with properties built after 1963 getting higher amounts. However the capital charge is calculated on the basis of the value of the house in 1973 – with no allowance for inflation.

Properties of less than seven dwellings are covered by different rules relating to the “value of the rented property,” but the result is much the same. If the Rent Tribunal fails, cases can go to a special division of the Country Courts called the Housing Courts (boligretter).

A demand for a rent increase by a landlord must be made in writing sent three months prior to the date of effectivity. The notice has to state the reasons for increase and remind the tenant that he/she may raise an objection to the notice. The increased rent should not significantly exceed similar rents.


The initial rent can be freely agreed between the owner and the renter. However, the rent can be revised only once a year, and only if a clause in the contract (carefully drafted) specifies it. The increase cannot be above the increase of the four-quarterly average of the INSEE index of construction costs. Index clauses and periodic clauses must comply with this.


The law differentiates between two types of rental agreements – free and controlled (“obligatory rent”).

In cases which fall in the “obligatory rent” sector, for example residences owned by the municipality or the state, the rent is stipulated by law. The tenancy contract may be signed without even mentioning the rent. The rent shall be notified in writing by the Landlord (i.e. the municipality or state) to the Tenant within 8 days of moving in. If the Tenant does not object to the notified rent in writing within 8 days of delivery, the notified rent will become the actual rent. If no agreement is reached on the rent, both contracting parties may go to court to determine it. If the Landlord has notified the Tenant of a higher rent than provided by law, the court will order him to repay the difference. An increase or reduction in the rent can also be modified by law, or by the court.


Rents may initially be freely negotiated, but may not be increased after the initial 4-year contract by more than 75% of the cost of living.


Rentals are regulated. Dwellings built or substantially renovated after 10 September 1944 cannot produce for the landlord more than a 5% return on the capital invested in the building.

The ‘capital invested’ is the amount spent on the physical construction, valued either at time of construction, or re-valued at the date of entry into effect of the law. Those who cannot document their cost of construction must accept the opinion of the Commission on Rented Apartments. The landlord can propose to the tenant to use the acquisition price, but if the tenant objects, the view of Commission on Rented Apartments will prevail. If the construction took place more than twenty years ago, the value invested capital is deemed reduced by 10%. Rentals thus fixed may only be altered every three years.

The rent of furnished apartments cannot be more than double the previous rates.

Pre-1944 dwellings of more than 9 sq. m. may not be rented for more than 600 francs if they are ‘sans confort’; 1,000 francs if they are ‘avec confort’; and 1,500 francs if they are ‘avec confort moderne’. The rentals of smaller dwellings are proportionately reduced.

These limits do not apply to independent houses, villas, and apartments occupied by one single household with at least 7 rooms and ‘confort moderne’.


The rent paid can be freely agreed between landlord and tenant, for properties above the ‘liberalization rent limit’ of �604.72 per month. Properties below this limit are subject to rent control under the Residential Tenancies (Rent) Act 1979, by which according to a ‘residential accommodation points system (points matrix), features such as floor area, position, quality, and facilities earn points. A maximum rent is chargeable for a total number of points. Rent tribunals oversee situations of rent disputes, and have the power to reduce rents.

The Minister Vogelaar for Housing, Communities and Integration (WWI) sets the maximum percentage of increase. The maximum allowable rent increase from July 1, 2007 to June 30, 2008 is 1.1%, equivalent to the inflation in 2006.


Dwellings in old pre-war housing with 4 or more units in Central Oslo have low, regulated rents, but this regulation will be removed by 2010.


The amount of the rent can usually be freely agreed between the parties, with the exception of low cost housing (“conditioned rent” and “supported rent”).

Rent reviews can also be freely agreed (although they must take place annually), and, with careful drafting, cost-of-living rent increases and suchlike can be agreed (although in some types of non-residential lease such freedom depends on the existence of a first term of five years for the lease). If no specific agreement exists, the rent may be adjusted by the landlord annually according to scales periodically established by law.


The contracting parties can update rent on a yearly basis during the first five years of the contract only according to the variations of the Consumer Price Index (Indice de Precios al Consumo, IPC). Once this period of time has elapsed, the contract can be renewed at a new rent, which must not be more that 20% higher than the current rent.

If the landlord makes improvements, he is entitled to increase the annual rent on the basis of the legal interest rate, incremented by three points, applied to the total investment, less any public subsidies. But the rent increase cannot exceed 20% of the rent.


Rents in all dwellings must match rents for alternative, comparable dwellings, based on size and ‘attractiveness’, primarily rents in low-rent municipal houses. The system is enforced by Rent Tribunals. The rules apply to all rented dwelling units, with few exceptions.

The rules are mandatory - if the tenant waives his rights, this must be approved by either the Rent Tribunal, or form part of a collective contract agreed between landlord and the Swedish Union of Tenants.

The landlord is required to notify the tenant if he proposes to increase the rent. If the tenant agrees, or is passive for more than two months, the new rent will be applied. But a tenant has the right to reject any rental increase, and the landlord has to appeal to the Rent Tribunal for the increase to take effect. Index clauses and progressive rent increase clauses are invalid.


The initial rent amount of rent can be freely agreed between the landlord and tenant. However, within 30 days after the takeover of the rented property the tenant can appeal against the rent as abusive, if he was forced into agreeing to the rent due to serious personal or familial difficulties, due to the conditions of the local residential property and business premises market, or if the new initial rent is significantly higher for the same rented property than the old rent. This happens very rarely, because the judge is supposed to intervene only in extremis.

For a tenancy which has been arranged for an indefinite period, several formal prerequisites have to be met by the landlord in order for a rent increase to be permitted. Besides these formalities, there are only a few legally admissible reasons for increasing the rent. It is easier to increase the rent in case of a fixed term contract which has come to an end, but still, if the new rent is significantly higher than the old rent, it runs the risk of being seen as abusive.

A progressive rent clause is possible, but only for tenancies that have been signed for a minimum of five years. The rent amount must then be adjusted in line with the Swiss Consumer Price Index. If the rental agreement is fixed for at least three years rents can also be agreed to increase annually by a fixed formula.

Source: Global Property Guide, Contributing Law Firms





Rent increases are regulated in four provinces, the maximum allowable increase being determined annually.

British Columbia

The maximum allowable rent increase set by the Residential Tenancy Office in 2008 is 3.7% (based on provincial inflation plus 2%).


In Manitoba, rent increases are indexed to inflation plus an economic adjustment factor. For 2008, rent in Manitoba can be increased by 2.5%, according to the Residential Tenancies Branch.


In Ontario, the Landlord and Tenant Board authorities have fixed the maximum allowable rent increase to 2.1% for 2008. Rent increases are based on the province’s inflation.

Prince Edward Is.

Rent increases are tied to the property, not the tenant. The Office of the Director of Residential Rental Property sets the allowable rent increase annually. For 2008, only 1% rent increase is allowed. Additional increases must be approved by the respective rental authority.


Lease agreements can be made orally or in writing and rents can be set freely by agreement between landlord and tenant, though the monthly rent cannot exceed 1% of the commercial value of the dwelling or of the part of the dwelling subject to the lease. Such commercial value cannot exceed two times the cadastre value of the dwelling at the time of the contract.

There can be increases in the rent every 12 months of execution of the lease agreement. The increase cannot exceed 100% of the Consumer Price Index for the immediately preceding calendar year. In any case, the new rent has to conform to the parameters set forth above as to the limits of the initial rent.

If the tenant believes that the increase made by the landlord exceeds market prices, he has 6 months to request a revision before the Mayor’s Office of the city where the dwelling is located.

Costa Rica

For housing purposes, the annual rent increase cannot be higher than 15%. To increase rent by more than a 15%, the inflation rate must be higher than 15%, and the rent increase must be based on a certification of the inflation rate issued by the State. To increase the rent, parties should agree upon the amount of increase a yearly basis. If there is no agreement, a claim can be filled by the landlord to increase the rent on a yearly basis.


The Registry of Rents in each city sets maximum chargeable rents, determined by calculating the twelfth part of 10% of the commercial cost of each property, which is set by each city council.

Normally, rents agreed by contract cannot be increased until the end of the contractual term. However, the landlord may request an increase in the rent, before the Registry of Rents, when the property has gone through improvement works, or when two years have gone by since the last time rent was agreed between the parties. The law does not allow for any increase in the rents due to increases in cost of living.


According to the Tenancy Law, if the Value of the leased property is below US$2,000, the Administrative Department of Lease Issues has certain rules and procedures for the regulation of rents.


In general, lease agreements can freely incorporate increases in the rent every certain amount of years, as agreed between the parties. Nevertheless rents equal or lower than US$150 per month, which are regulated by Law No. 93 of October 4, 1973, can only be increased with prior a written authorization of the Ministry of Housing, which will issue its approval depending on the fairness of the sums charged to the tenant and the reasonableness of the return on the landlord’s investment.


Rent increases fall under two different regimes: (i) Lease agreements regulated by Decree-Law 14.219 (DL), where rent increases are governed by an index set by the Statistics and Census National Division ( "Instituto Nacional de Estadisticas y Censos"), the so-called Readjustable Rent Unit ("Unidad Reajustable de Alquileres") ("RRU"). During the first year of DL contracts, rents cannot be increased. After the first year, the rent is multiplied by the change in the RRU.

(ii) Lease agreements regulated mainly by the Civil Code rules and by Law 8.153 of December 16, 1927 ("Free Contracting") where rent increases may be freely set by the landlord and tenant by mutual agreement, without restrictions.



In San Francisco, California, the San Francisco Rent Board limits the allowable annual rent increase. If the landlord adjusts rents between March 1, 2008 and February 28, 2009, the Allowable Rent Increase is 2%, higher than the 1.5% allowable increase from March 2007 to February 2008. Under the law, the allowable rent increase should not exceed 7% annually.

Washington D.C.

The Rent Stabilization Program (Occupancy and Rent Guidelines) prescribes maximum allowable rents and rent increases. For most units, the allowable annual rent increase is CPI plus 2 percentage points, but not more than 10%. For elderly and disabled tenants, maximum rent increase is equal to the CPI but not more than 5%. If the unit is vacated, the rent can be increased by a maximum of 10%.

A landlord in Washington D.C. can also ask for a Hardship Petition which allows the landlord to increase the rent to a level that allows 12% rate of return. There are other measures in place to provide incentives for the construction and maintenance of rental units.

New Jersey

Local governments in New Jersey, such as Jersey City and Camden, impose maximum rent increases. For Jersey City, the annual maximum allowable increase is 4% or the Consumer Price Index (CPI-W), whichever is less. A hardship Rental Increase is also allowed to give landlords a fair return on their investments. Fair return is defined as 6 percentage points above the savings interest rate. In Camden, the annual allowable increase is the CPI or 6%, whichever is less.

New York

For the state of New York, rent control applies to building constructed before February 1947 in 51 municipalities including New York City. Generally, the amount of tenants under rent control is getting smaller each year. Rent stabilization, on the other hand, applies to apartments with a monthly rent of less than $2,000. As an example, the allowable rent increase for rent stabilized apartments in New York City is 2.75% for leases lasting for one year with heating provided by the landlord. Landlords can also apply for Comparative Hardship or Alternative Hardship where they can be allowed to increase rents up to 6% annually.

Source: Global Property Guide, Contributing Law Firms





It is practically impossible to obtain rent increases in tenancies governed by the old socialist laws Law No. 49/1977, Law No. 136/1981 or any earlier legislation. These laws apply to contracts entered into before the reforms in 1996 including contracts assigned to household members of the original tenant. When Law No. 49/1977 applies, an increase of rent depends on a re-assessment of the official administrative value of the property which will only take place in special circumstances, for example, in the event of an increase in the height of the building or the addition of a new building.


Rents are frozen at their current level with the new Lease Law (no. 4 of 2008) while the government is determining the new rent increase cap. From Feb 2006 to Feb 2008, rent increases were limited to 10% annually under law No. 4 of 2006 which was replaced by the new Lease Law.


Rents may be freely agreed freely between landlord and tenant, except in the case of contracts entered into before the coming into force of Law No. 6 of 2001, and which remain occupied either by the original tenant or by his household members. The annual rent is fixed by law at 5% of the market value of the real estate, if the purpose of the rental agreement is residential, and 7% if it is commercial. Rents payable under contracts governed by the old laws may only be increased by securing a reassessment of the market value of the real estate. The landlord is required to file a case with the local reconciliation court which will appoint a real estate expert to assess the market value of the real estate. The rent will then be adjusted by applying the 5% (or 7%) rate to the ascertained market value of the real estate.


For contracts governed by Law No 76-35 of February 18, which grants security of tenure, the initial rent can be freely agreed between the owner and the tenant, but rents are automatically subject to an annual increase of 5%.


In Dubai, annual rent increase permitted in 2008 is 5%. Abu Dhabi likewise set the rent cap for 2008 at 5%.

Source: Global Property Guide, Contributing Law Firms

Rent Control References:
Arnott, Richard, 1995. "Time for Revisionism on Rent Control?," Journal of Economic Perspectives, American Economic Association, vol. 9(1), pages 99-120, Winter.

Arnott, Richard, 1997. "Rent Control," Boston College Working Papers in Economics 391., Boston College Department of Economics.

Ballesteros, Marife Magno, 2001. "Benefits (and Losses) From Rent Control in the Philippines: An Empirical Study of Metro Manila," Discussion Papers DP 2001-23, Philippine Institute for Development Studies.

Basu, Kaushik & Emerson, Patrick, 1998. "The economic and law of rent control," Policy Research Working Paper Series 1968, The World Bank.

Hans Lind, 2001. "Rent Regulation: A Conceptual And Comparative Analysis," European Journal of Housing Policy, Taylor and Francis Journals, vol. 1(1), pages 41-57, April.

Rent Control: Academic Analysis and Public Sentiment.” Swedish Economic Policy Review 10 (2003) 61-81.

Jensen, Ulf, 2004. “Sweden” in Tenancy Law and Procedure in the European Union. European University Institute.

Malpezzi, S. & Ball, G., 1992. "Rent Control in Developing Countries," World Bank - Discussion Papers 129, World Bank.

Why now? 10 reasons Australia needs rent control!

(under construction)

Does Australia have a little known history tradition and culture of Rent Control?

Yes! The Courier Mail - 6th February 1942 article.

Tenant Has High Rent Remedy, Says Mr. Hanlon

The remedy ngninet rent exploitation was in the hands of tenants, said the Acting Premier nnrl Civil T)pfpnri- Minister (Mr. Hanlon) yesterday. He said they should make ap plications through the clerk of petty sessions to the Pair Rents Board for the determining of rents. Magistrates couid n (indicate only on cases brought before them. Reports that certain landlords in country centres were endeavouring to profit by the transfer of wives and children from coastal areas had been made to him. The present situation called for the maximum of national service from each and every member of the community. All right-thinking people would condemn the land lord who sought to profit by ex orbitant rents in this emergency. The Queensland Fair Rents Act, said Mr. Hanlon, provided the public with a quick means of determining rents as between tenants and landlords. This Act. however, had been superseded by the National Security Fair Rents Regulations. These constituted Fair Rents Boards, which were under the presidency of Stipendiary Magistrates. 'The public can rest assured.' added Mr. Hanlon, 'that there will not be any delay in the hearing and determining of any casea brought before the magistrates.'

Fix this text

diary Magistrates. 'The public can re«t assured.' added Mr. Hanlon, 'that there will not be any delay in the hearing and determining of any casea brought before the magistrates.'

Townsville Daily Bulletin 14th April 1942

Canberra Times - 11th June 1948

Get tenancy advocates to explain why Rent Control and Rent Stabilisation laws are completely different to various tenancy laws!

So for those who suggest Australia never has had tenancy laws or post World War II rent control laws, that is simply not true.

Case For Rent Control In Cairns already under active consideration by Qld Government in 2013

The Aquis Casino Resort Proposal dilemma for the Qld Government and FNQ region is that as far as current coordinated projects go, it relies upon over 4 times the number of construction workers needed per $ billion of project compared with 7 other current coordinated projects.

Moranbah vs Mackay vs Cairns Vs Pilbra Comparison

Cairns Post - 3rd November 2012 - The average house jumped from $325 a week to $350 in the year ending September. Units increased from $240 to $255.

Daily Mercury - 10th Dec 2011 - Moranbah House Rental - $3,000 per week

Ms Struthers got a first-hand look at Moranbah's housing affordability woes yesterday - a month after the Daily Mercury revealed some rentals had skyrocketed to $3000 a week. "From any fair-minded person that's excessive," Ms Struthers said. "I went to see a house (in Moranbah) which sold for $620,000. It was a lovely little family home but in any other community it would have sold for $380,000 - that's the kind of pressure we're facing." Ms Struthers was in Moranbah yesterday to meet with residents, real estate agents and Isaac Regional Council personnel to tackle housing pressures.

Mackay – ABC - 17th July 2012 - The median rental price for a house in Mackay is around $480 per week and $397 for a unit.

Pilbra – PerthNow.com.au - 6th April 2011 - THE Pilbara region remains Australia's most expensive rental accommodation with median weekly advertised rents for houses at $1650 per week, according to RP Data.

Four critical urgent issues facing every Qld MP and Cairns Regional Council councillor!

Between them, they will ultimately have to cast their vote to grant a casino licence, vote on enabling legislation or vote after completion of the Environmental Impact Statement. So four critical questions weighing heavily on each person's mind are these.

1. What impact will my vote have on house, unit and property prices?

2. What impact will my vote on house, unit and property rates?

3. What impact will my vote have on house and unit rents?

4. Should I support Rent Control & Rent stabilisation legislation being introduced first prior to my taking any further steps to even support the Aquis Casino Resort proponent's Environment Impact Statement process?

How to contact your Qld MP

Mark Boothman MP, Anthony Shorten MP, Michael Trout MP, Jon Krause MP, Robert Cavallucci MP, Verity Barton MP, Aaron Dillaway MP, Rosary Menkens MP, Michael Hart MP, Stephen Bennett MP, Gavin King MP, Steve Davies MP, Mark Robinson MP, Ray Hopper MP, David Kempton MP, Michael Crandon MP, Shane Knuth MP, Dale Shuttleworth MP, Alex Douglas MP, Liz Cunningham MP, Ian Kaye MP, Vaughan Johnson MP, David Gibson MP, Ted Sorensen MP, Ian Berry MP, Sean Choat MP, Trevor Ruthenberg MP, Bruce Young MP, Saxon Rice MP, Michael Pucci MP, Neil Symes MP, Anne Maddern MP, Ray Stevens MP, Ted Malone MP, Bruce Flegg MP, Darren Grimwade MP, Robbie Katter MP, Tarnya Smith MP, Ros Bates MP, Reg Gulley MP, Deb Frecklington MP, Peter Wellington MP, Jason Woodforth MP, Seath Holswich MP, Lisa France MP, Scott Driscoll MP, Peter Dowling MP, Kerry Millard MP, Rob Molhoek MP, John Grant MP, Chris Davis MP, Freya Ostapovitch MP, Mark Stewart MP, Sam Cox MP, Trevor Watts MP, John Hathaway MP, Howard Hobbs MP, Michael Latter MP, Jason Costigan MP, Carl Judge MP, Curtis Pitt MP, Jackie Trad MP, Bill Byrne MP, Jo-Ann Miller MP, Desley Scott MP, Tim Mulherin MP, Annastacia Palaszczuk MP, Fiona Simpson MP, Tim Nicholls MP, Scott Emerson MP, Jann Stuckey MP, Ian Walker MP, Jack Dempsey MP, Andrew Cripps MP, Steve Dickson MP, David Crisafulli MP, Tim Mander MP, Lawrence Springborg MP, Andrew Powell MP, Mark McArdle MP, John-Paul Langbroek MP, Tracy Davis MP, John McVeigh MP, Glen Elmes MP, Jeff Seeney MP, Jarrod Bleijie MP, Campbell Newman MP...


150,000 residents of FNQ is that if it goes ahead as proposed, then the workforce needed as a proportion of the entire value of the project is in many cases between 5 and 20 times more than most other major coordinated projects in Qld. For example: source.

Comparison of some major coordinated projects in Qld



Estimated capital expenditure ($ billion)

Estimated construction jobs

Employees / $ billion

Aquis Resort at the Great Barrier Reef

13 kilometres north of Cairns and 3 kilometres south of Yorkeys Knob



2214 employees / $ billion

Byerwen Coal

Northern Bowen Basin, 140 km west of Mackay



198 employees / $ billion

Carmichael Coal Mine and Rail

160 km north-west of Clermont



363 employees / $ billion

Dudgeon Point Coal Terminals

Port of Hay Point, 25 km south of Mackay



150 employees / $ billion

Gladstone Steel Making Facility




454 employees / $ billion

North Galilee Basin Rail

Vicinity of Mistake Creek (west of Moranbah), to Port of Abbot Point (near Bowen)



1727 employees / $ billion

South Galilee Coal

170 km west of Emerald



381 employees / $ billion

Yarwun Coal Terminal

11 km north-west of Gladstone



272 employees / $ billion

The alternative to rent control if Aquis Casino Resort goes ahead?

From the perspective of number of construction workers per $ billions being spent on other Qld coordinated projects, the Aquis Casino Resort Proposal is totally off the earthquake ricter scale and can only be benchmarked against what has happened to rents in mining boom towns across Australia.

So between the proposed construction time of mid-2014 through to mid-2018, who is to say if a 2 room unit will rise from ~$200-$220 per week and peak around $800 per week, and a house from $320+ per week peaking somewhere between $1,200 - $1,600 per week. Or will that be up to $3,000 per week?

And what will happen to Cairns Regional Council rates?

Already overdue rates quadrupled from $6 million in October 2010 to $24.9 million in October 2012! Without rent control and rate control, is it unrealistic to expect that overdue rates between 2014 and 2018 may at least quadruple again to in excess of $100 million??? Source.

Is rent control and rent stabilisation for real? Yes! Look at these 40 examples at the end of this short letter! Complete with reference links!

So be warned! If you are investing in an FNQ property after the 2nd August 2013!

Present tenancy laws in Australia do not make provision for sudden booming economic activity which occurs when there is some form of artificial gold rush occurs in an area and there is abnormally high numbers of eg. Construction workers attracted to an area to complete a major project in a relatively short time period.

...to be continued

© Richard Garnaut 2013 – All rights reserved.
Important Notice: Richard Garnaut is not a licensed real estate agent. All info and ideas presented are of a licensed truck driver, forklift driver & labourer. So seek qualified professional advice at your own cost prior to acting on any information provided with links to source documents.

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