Pros and cons of a FHOG increase

I have mentioned a few times recently that I believe there is a good chance the FHOG will be raised soon, and maybe as an election promise late next year. Quite obviously, the FHOG is worth half of what it was 5 years ago.

The article below confirms to me the Coalition's concern about the falling birth rate, and their prioirity to curb that. Raising the FHOG would definitely seem to be on the table in achieving the same ends.

One could argue that rentals will continue to tighten, and that pressure could be relieved by helping young families out of the rental market and into PPORs.

However, the unknown is whether PIers will continue to compete with FHOs for product, thus driving prices up, and achieving no gains for anyone....

Whatever, IMHO the Coalition will be putting a lot of thought into how to redistribute wealth from baby boomers to young families over the next 10 years... If the free market (esp the property and mortgage markets) won't favour this, then the government certainly will.

How they get the balance right will be very interesting...



http://www.theaustralian.news.com.au/story/0,20867,18856982-601,00.html

PM signals big tax cuts for parents

David Uren, Economics correspondent April 19, 2006

JOHN Howard has signalled to low and middle-income families they can expect substantial tax relief in next month's budget, after identifying the need to help with the costs of raising children as his Government's top priority.

The Prime Minister also dampened expectations for significant change at the top end of the tax scale, saying the Government had already done a lot for high-income earners, with the number of people paying the top marginal tax rate of 48.5 per cent falling from 14 per cent to 3 per cent in the past three years.
Mr Howard said yesterday rhetoric on tax reform meant little without a focus on the pressures facing families. "My Government places the low and middle-income families of Australia squarely in the foreground of our policy lens," he said.
"And strengthening the family - helping them with the costs of raising children - is the best way any government can reinforce social cohesion and stability in a changing world."
After the $4 billion-a-year increase to the family tax benefit system in the 2004 pre-election budget, the Government may choose to deliver help to families in a different way this year.
In a speech to the Menzies Research Centre last night, Mr Howard said the family tax benefit system gave parents choices about how they balanced work and family responsibilities.
"The Government has been especially keen to give families with children greater freedom to choose how they balance work and family responsibilities, including through additional support for those families who desire to have one parent - usually the mother - at home full time with children in their early years."
He ruled out introducing a family income means-test on the benefit paid to mothers who choose to stay at home, saying that Labor's proposal to cap payments where family income exceeded $250,000 was the "thin edge of the wedge".
He said the benefits were not middle-class welfare. "They are tax relief for a universal reality - that it costs money to raise children."
Mr Howard said nearly three quarters of recipients were on incomes below $50,000 a year.
But he said Labor's plan would save only $6 million a year - meaning the Opposition must be planning to whittle down the threshold further if elected.
"In government, Labor would have a much tighter income test which would affect tens of thousands of single-income Australian families who could by no stretch of the imagination be described as rich," he said.
"The family tax benefit system symbolises the great philosophical divide in Australian politics between a Labor Party that thinks government should direct people's behaviour and a Coalition that sees its role as letting families make up their own minds."
Mr Howard also attacked critics of the family tax benefit system who say that taxing people and then giving them money back as benefits is "churning".
"Income tax raises revenue according to an individual's capacity to pay, while the family payments system is focused on need, assisting families according to their income and number of dependents," Mr Howard said.
He said that if family tax benefits were rolled into the tax system, the bulk of individual tax cuts would go to men, financed by the withdrawal of direct fortnightly payments to women.
Mr Howard's speech follows several comments from Treasurer Peter Costello that his priority in framing the budget would be providing help to families on low to middle incomes.
With a healthy budget surplus estimated to be as high as $16billion, Mr Howard said the Government would look at cuts after meeting its spending responsibilities. "Taxpayers deserve tax relief. After all, it is their money," he said.
University of NSW tax specialist Neil Warren said the Government might borrow tax ideas from New Zealand, which abolished the tax-free threshold, but replaced it with a series of more generous rebates for people on low to middle incomes and for taxpayers with children.
A joint statement by Labor Treasury spokesman Wayne Swan and family spokesman Chris Evans said the Government was ignoring the punishing tax that families faced as parents increased the amount of work they undertook.
They said Labor fully supported the financial assistance provided by family tax benefits.
"However we will not sit by and watch a well-intentioned benefit system be destroyed by incentive-killing 50, 60 and 70 cent tax grabs."
Mr Howard likened his Government's commitment to families to former Liberal leader Robert Menzies' appeal to the "forgotten people".
PM signals big tax cuts for parents

David Uren, Economics correspondent April 19, 2006

JOHN Howard has signalled to low and middle-income families they can expect substantial tax relief in next month's budget, after identifying the need to help with the costs of raising children as his Government's top priority.

The Prime Minister also dampened expectations for significant change at the top end of the tax scale, saying the Government had already done a lot for high-income earners, with the number of people paying the top marginal tax rate of 48.5 per cent falling from 14 per cent to 3 per cent in the past three years.
Mr Howard said yesterday rhetoric on tax reform meant little without a focus on the pressures facing families. "My Government places the low and middle-income families of Australia squarely in the foreground of our policy lens," he said.
"And strengthening the family - helping them with the costs of raising children - is the best way any government can reinforce social cohesion and stability in a changing world."
After the $4 billion-a-year increase to the family tax benefit system in the 2004 pre-election budget, the Government may choose to deliver help to families in a different way this year.
In a speech to the Menzies Research Centre last night, Mr Howard said the family tax benefit system gave parents choices about how they balanced work and family responsibilities.
"The Government has been especially keen to give families with children greater freedom to choose how they balance work and family responsibilities, including through additional support for those families who desire to have one parent - usually the mother - at home full time with children in their early years."
He ruled out introducing a family income means-test on the benefit paid to mothers who choose to stay at home, saying that Labor's proposal to cap payments where family income exceeded $250,000 was the "thin edge of the wedge".
He said the benefits were not middle-class welfare. "They are tax relief for a universal reality - that it costs money to raise children."
Mr Howard said nearly three quarters of recipients were on incomes below $50,000 a year.
But he said Labor's plan would save only $6 million a year - meaning the Opposition must be planning to whittle down the threshold further if elected.
"In government, Labor would have a much tighter income test which would affect tens of thousands of single-income Australian families who could by no stretch of the imagination be described as rich," he said.
"The family tax benefit system symbolises the great philosophical divide in Australian politics between a Labor Party that thinks government should direct people's behaviour and a Coalition that sees its role as letting families make up their own minds."
Mr Howard also attacked critics of the family tax benefit system who say that taxing people and then giving them money back as benefits is "churning".
"Income tax raises revenue according to an individual's capacity to pay, while the family payments system is focused on need, assisting families according to their income and number of dependents," Mr Howard said.
He said that if family tax benefits were rolled into the tax system, the bulk of individual tax cuts would go to men, financed by the withdrawal of direct fortnightly payments to women.
Mr Howard's speech follows several comments from Treasurer Peter Costello that his priority in framing the budget would be providing help to families on low to middle incomes.
With a healthy budget surplus estimated to be as high as $16billion, Mr Howard said the Government would look at cuts after meeting its spending responsibilities. "Taxpayers deserve tax relief. After all, it is their money," he said.
University of NSW tax specialist Neil Warren said the Government might borrow tax ideas from New Zealand, which abolished the tax-free threshold, but replaced it with a series of more generous rebates for people on low to middle incomes and for taxpayers with children.
A joint statement by Labor Treasury spokesman Wayne Swan and family spokesman Chris Evans said the Government was ignoring the punishing tax that families faced as parents increased the amount of work they undertook.
They said Labor fully supported the financial assistance provided by family tax benefits.
"However we will not sit by and watch a well-intentioned benefit system be destroyed by incentive-killing 50, 60 and 70 cent tax grabs."
Mr Howard likened his Government's commitment to families to former Liberal leader Robert Menzies' appeal to the "forgotten people".
 
My feeling is that the FHOG benefits few, and infact disadvantages most first home owners and many investors. It is true that the FHOG helps first home buyers compete with buyers who already own property, but it is a largely self defeating measure to improve affordability for first home owners as it also drives up prices, particularly at the bottom of the market.

If you are a net seller of property then an increasing FHOG will benefit you, as it increases the DEMAND side of the equation. But if you are investing with the intent of obtaining good rental yields, wanting to trade up to a more expensive house, or wanting to buy a first home then then the FHOG is ultimately detremental.

If the governement were serious about helping young families into PPORs they should introduce measures to improve the SUPPLY side of the equation, rather than demand. Such measures could include a FHOG for new homes only, scrapping stamp duty for new homes, improving tax deductions for investors for new homes relative to the tax deductions for existing homes.
 
I agree with SpringTime. I don't think the FHOG achieves much except pushing property prices higher. It gets factored into affordability and people simply bid higher.

The FHOG is basically a transfer of tax money to home sellers, penalising most property buyers.

Why make it worse than it is? I think it should be scrapped instead.

Cheers,
 
thefirstbruce said:
I believe there is a good chance the FHOG will be raised soon

And to think I got into the property market asap because I thought the FHOG may be razed not raised.

I thought I should grab it with both hands and say thank you before the Govt phased it out. :D
 
Any increase, in my opinion, would only serve to artificially increase an already inflated sector of the market, in many parts of Oz. It's also discouraging saving in real dollars, which doesn't ultimately benefit FHO's.
 
Springtime said:
My feeling is that the FHOG benefits few, and infact disadvantages most first home owners and many investors. It is true that the FHOG helps first home buyers compete with buyers who already own property, but it is a largely self defeating measure to improve affordability for first home owners as it also drives up prices, particularly at the bottom of the market.

If you are a net seller of property then an increasing FHOG will benefit you, as it increases the DEMAND side of the equation. But if you are investing with the intent of obtaining good rental yields, wanting to trade up to a more expensive house, or wanting to buy a first home then then the FHOG is ultimately detremental.

If the governement were serious about helping young families into PPORs they should introduce measures to improve the SUPPLY side of the equation, rather than demand. Such measures could include a FHOG for new homes only, scrapping stamp duty for new homes, improving tax deductions for investors for new homes relative to the tax deductions for existing homes.

Interesting take Springtime.

FHOG is controlled by the Fed Govt.
Stamp duties are controlled by the Labor State Govts.
First Home Buyers generally have generous stamp duty concessions already in most states.
Improving the supply side is difficult to control, as it entails cooperation of local and state govt, in addition to measures to ensure there are enough tradespeople in the workforce, at a time when young people are less attracted to the trades.

To my mind, the options are for the govt to address the forces behind the last boom being driven primarily by increased investor activity, thus making it more difficult for first home buyers to enter the market. Antagonists to this argue that investors are needed because rental accomodation is needed. However, there is a balance in these mattters, and when investors create a boom, and the young can less afford entry into the market, then of course rental demand goes up.....

To take the heat out of investor activity would require adjustments to tax deductibility. However, this is also a dilemma for the Fed Govt, because deductions turn eventually into tax revenue as negatively geared IPs after several years of rental growth become positively geared.


Housekeeper, one could equally argue the current tax advantages of PI achieve nothing but the driving of prices up, and putting more money into the pockets of sellers.

It is in everyone's interests to ensure the balance between favouring investors and favouring first home buyers is maintained. Many argue things have favoured the investor for too long, as witnessed by the last boom being driven primarily by them.

Despite this being a property investment forum, I think we all need to be a little more lucid about who benefits when property prices keep going up and up above CPI. It blows me away when at auctions and everyone claps the guy who pays the highest price. I think, what the .ell are they clapping this guy for??? It isn't as if he went out and started a new innovative business and provided 6 jobs for the locals....
 
the best way to make property affordable is to scrap stamp duty - why can't anyone in the decision making process see that!!
 
thefirstbruce said:
Interesting take Springtime.

FHOG is controlled by the Fed Govt.
Stamp duties are controlled by the Labor State Govts.
First Home Buyers generally have generous stamp duty concessions already in most states.
Improving the supply side is difficult to control, as it entails cooperation of local and state govt, in addition to measures to ensure there are enough tradespeople in the workforce, at a time when young people are less attracted to the trades.

I agree that skilled tradespeople are in shortage, but I think that the land component underpins the current high property prices to a greater extent than price of the building on it. I think there are measures that could be enacted (via the tax system and other means) that could encourage supply on new dwellings and reduce speculative demand on land. Cooperation of local and state govt to create efficient taxation, may always be a problem.

To my mind, the options are for the govt to address the forces behind the last boom being driven primarily by increased investor activity, thus making it more difficult for first home buyers to enter the market. Antagonists to this argue that investors are needed because rental accomodation is needed. However, there is a balance in these mattters, and when investors create a boom, and the young can less afford entry into the market, then of course rental demand goes up.....

To take the heat out of investor activity would require adjustments to tax deductibility. However, this is also a dilemma for the Fed Govt, because deductions turn eventually into tax revenue as negatively geared IPs after several years of rental growth become positively geared.

Another thing that would certainly take the heat out of investors activity would be a Federal land tax...

Housekeeper, one could equally argue the current tax advantages of PI achieve nothing but the driving of prices up, and putting more money into the pockets of sellers.

It is in everyone's interests to ensure the balance between favouring investors and favouring first home buyers is maintained. Many argue things have favoured the investor for too long, as witnessed by the last boom being driven primarily by them.

Despite this being a property investment forum, I think we all need to be a little more lucid about who benefits when property prices keep going up and up above CPI. It blows me away when at auctions and everyone claps the guy who pays the highest price. I think, what the .ell are they clapping this guy for??? It isn't as if he went out and started a new innovative business and provided 6 jobs for the locals....

I don't hear these sentiments expressed often enough. I don't think that increasingly high property prices (which is really high LAND prices) is conducive to a society that rewards work and innovation, and a society where opportunities are relatively equal. Whilst I believe that investor activity is important so that a rental market can exist for those to wish to rent, I'm not too happy about large windfalls going to people for just sitting on finite natural resourses that everyone needs to prosper.

I wonder if people would also be cheering and clapping if AIR became a tradable commodity and people were forced to pay higher and higher prices in order to breathe?
 
thefirstbruce said:
The Fed Govt keeps saying the same thing Lizzie :)

That's because (a) the states levy this tax, not the feds, and (b) the feds are Liberal, the states are Labor.

I can't see that scrapping stamp duty would be any different from increasing the FHOG. Both lift home prices and benefit sellers.

Howard is a politician who is very attuned to political sentiment.

He helped property investors by changing the CGT rules. Several years ago he delivered big increases in family payments (funded by high employment, bracket creep and booming GST revenue). He's been able to (unfairly in my view) tag Latham's education policy as being anti-private school, so there's little more he needs to do here. Similarly for private health where he's introduced tax breaks for this. More recently higher income earners (both single and married) have benefited from substantial increases in tax thresholds, so now only a small percentage pay the top rate (which in turn reduces the attractiveness of 'tax saving' schemes).

Thus he's built up all these constituencies and got them on-side (sometimes by doing little but exploiting his opponents, as with schools). But to be seen to be fair and governing 'for all of us' he may think that he needs to 'spread it around a bit'. The low-middle income single people are wary about industrial relations and haven't had anything for a while, so they probably think they deserve a few dollars more. And families in the outer suburban marginal electorates are always a popular bet. I think Howard reckons these claims are legitimate and probably doable in the current budgetary climate.

Notwithstanding the talk of 60% effective marginal tax rates (for low-middle income families) and concerns about our highish top marginal rate (as highlighted by Malcolm Turnbull & former flat-taxing Joh-man John Stone), my guess is that Howard will dismiss these as academic arguments and present a budget that 'spreads it around'.

There may well be some small cuts for everyone plus some extra assistance for families, without changing the overall structure of the system (much to the annoyance of those of us who fancy ourselves as amateur policy wonks ; ) .

Peter
 
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