There’s a lot of talk about affordable housing in Victoria. Every new development is required to include a portion of it in their mix, but what does “affordable” really mean—and why does the concept often fail in practice?
The Government’s Definition
The Victorian Government defines affordable housing in the Homes for Victorians policy (2017) as:
Housing appropriate for very low to moderate income households, and priced—whether mortgage repayments or rent—so these households are able to meet their other essential living costs.
Similarly, under Section 3AA of the Planning and Environment Act 1987:
Affordable housing, including social housing, is that which is appropriate for the housing needs of very low, low, or moderate income households.
On paper, it’s a noble idea. In practice, the challenges are very real.
The Reality on the Ground
As a professional strata manager, I have overseen many buildings that are either entirely classified as Affordable Housing or contain a mandated proportion of it. While the intention is admirable, the lived reality for owners and residents can be very different.
When purchasers have little financial buffer after meeting mortgage repayments—or when rents are artificially suppressed to maintain “affordability”—the first thing to be compromised is maintenance.
Investors may also play the system: getting onto the committee, running the property on minimal expenditure.
The Consequences of Underfunding
Without consistent investment in upkeep, small oversights quickly become major issues:
- Blocked gutters and drains leading to water leaks.
- Window frames rotting from lack of cleaning.
- Roof failures from unchecked tiles or metalwork.
- Scuffed paintwork in shared corridors.
- Carpets deteriorating years ahead of schedule without annual cleaning.
Over time, those left in the building face a diminishing asset. Owners become disillusioned as maintenance spirals into “catch up mode”—always reactive, rarely preventative.
Where Policy Falls Short
Recent strata law reforms have introduced stronger requirements for maintenance planning, but enforcement is patchy. Without a dedicated government body overseeing both the accuracy and implementation of these maintenance regimes, the cycle will continue to repeat.
The Bottom Line
Affordable housing, as currently structured, too often results in affordable-to-buy but unaffordable-to-maintain. Until policy addresses not just the purchase price but the long-term sustainability of these buildings, the truth is that affordable housing risks becoming a short-term solution with long-term costs.
