What Do Tenants Want in a Rental Property?

1. Look, when it comes to social housing in Australia, there’s a persistent myth that you have to sacrifice liveability to hit affordability targets. The reality is, this false choice between affordable and liveable housing is exactly what’s holding back the sector from delivering long-term value for tenants, communities, and government budgets alike. If you’re involved in housing project planning, you already know how tight funding. timeframes can be, but focusing solely on upfront cost is a mistake that costs everyone far more over a decade. So what does that actually mean in practice? It means shifting from a narrow obsession with “purchase price” to a comprehensive lifecycle cost analysis real estate approach—looking beyond the sticker shock to the real cost of cheap materials, common repairs in public housing, and the social impact of housing that fails tenants. The False Choice: Affordability vs. Liveability Too many social housing developments seem designed for the cheapest possible finish, with little thought given to tenant wellbeing or long-term sustainability. The phrase “good enough for social housing” is the kiss of death. Tenants want homes that are comfortable, durable, and practical—because stable, comfortable housing leads to better health. education outcomes, and ultimately reduces tenant turnover costs. Here’s the thing: affordable liveable cities don’t happen by cutting corners on materials or design. They happen by smart, human-centered design housing that balances cost-effective building materials with practical apartment layouts that tenants want to call home for decades to come. Lifecycle Costing: The Superior Metric Consider the mathematics: a cheap floor covering that needs replacing every two years will cost significantly more over a decade than a high traffic flooring for rentals designed to last 10+ years. Yet, decision-makers often fixate on upfront cost vs total cost, ignoring the hidden costs in building that pop up later as maintenance headaches. tenant dissatisfaction. Lifecycle costing forces us to calculate building lifecycle costs, including: Initial purchase price Installation and commissioning Routine and preventative maintenance for rentals Repairs and replacements Operational costs (like energy and water efficiency) End-of-life disposal or refurbishment Smart design choices deliver savings over the lifecycle of a property. For example, investing in energy-efficient appliances, proper insulation, and quality ventilation systems reduces ongoing utility costs, which is a major factor in housing affordability for tenants. These sustainable housing initiatives also align with government funding for green housing. insulation subsidies for low-income homes. The Role of Durable Materials and Reliable Suppliers Choosing cost effective building materials isn’t about picking the cheapest product on the market. It’s about selecting durable suppliers for housing who can guarantee long lasting home fixtures that withstand high tenant turnover and heavy wear. OMF, for example, is a trusted name in the community housing sector for providing reliable home basics suppliers that understand the unique demands of social housing. Supplier selection criteria should include: Warranty details. track record for durability Bulk purchasing options that reduce unit costs without compromising quality Availability of low maintenance construction products Proven performance in high-traffic, rental environments The real cost of cheap materials is well documented in our collection of photos showing failed “cost-saving” finishes. These failures drive up the property maintenance budget and frustrate tenants, undermining social return on investment housing goals. Practical Design Choices for Tenant Wellbeing well, Designing for tenant wellbeing isn’t just about aesthetics; it’s about creating homes that promote housing stability. education, support community health outcomes, and reduce social problems linked to poor housing conditions.

2. Practical apartment layouts that maximize natural light, effective noise insulation between https://www.communitiesplus.com.au/affordability-meets-liveability/ units for privacy and mental wellbeing, and access to communal green spaces foster resilient neighborhoods that tenants want to stay in. Incorporating tenant feedback in architecture can be a game changer. It helps avoid value engineering mistakes that prioritise short-term savings over long-term quality. For instance, tenants consistently report that poor soundproofing and inadequate heating are top issues affecting their satisfaction. Planning for Long-Term Value: A Checklist To help your project team navigate this complex balancing act, here’s a practical checklist for project teams involved in social housing development: Conduct thorough lifecycle cost analysis before finalizing materials. design Vet construction suppliers rigorously – prioritize warranty and durability over lowest bid Engage tenants early to understand their needs and preferences Incorporate sustainable housing initiatives to reduce utility costs for tenants Design practical apartment layouts that enhance liveability and reduce maintenance Plan for preventative maintenance to extend asset life and control repair costs Use bulk purchasing strategically to balance cost and quality Monitor tenant satisfaction to measure social return on investment The Financial Benefits of Quality Housing The upfront cost vs total cost argument isn’t just academic—it has real financial consequences. Social housing development guidebooks often overlook how poor construction quality drives hidden costs in building that strain property maintenance budgets. increase tenant turnover, which is expensive and disruptive. Investing in quality construction and sustainable community design pays off in: Lower long-term repair and replacement costs Reduced utility bills for tenants Improved tenant retention and reduced turnover costs Better social outcomes including housing stability and community health Project management for non-profits and government agencies should prioritize these long-term value property principles to maximize social and financial returns. Conclusion: Building Resilient Neighborhoods Today for Decades to Come Here’s the bottom line: social housing doesn’t have to be a trade-off between affordability and liveability. The secret is to embrace lifecycle costing, invest in durable materials, design for tenant wellbeing,. partner with reliable suppliers like OMF who understand the sector’s unique challenges. By moving beyond the false economy of cheapest upfront price, housing planners and project managers can create homes that are truly affordable over the long haul, support tenant wellbeing, reduce maintenance headaches, and build resilient neighborhoods that stand the test of time. Remember, when you design with tenants in mind and calculate the real costs of construction, you don’t just build houses—you build communities.