WHOSE INFLUENCE SHAPED VICTORIA’S RENTAL MINIMUM STANDARDS IN AUSTRALIA? A STAKEHOLDER AND POLICY-PROCESS ANALYSIS

Abstract

Victoria’s rental minimum standards show a considerable transition from contractual model to enforceable regulatory framework for habitability, safety and energy performance. This article examines the role of governmental, renter, property-industry, public-health and environmental stakeholders in shaping transition. Employing a qualitative case-study design, this study combines stakeholder mapping, documentary content analysis and process tracing. Legislation, regulations, government guidance, consultation material, parliamentary and public statements, advocacy publications and contemporaneous media reporting constitute evidence. Stakeholder’s influence in the study is analyzed in terms of participation, access, preference attainment and causal influence. Framing the issue of poor rental quality around health, dignity and energy-affordability challenge, renter and health-oriented coalitions helped establish the legitimacy of mandatory minimum standards.  Without blocking the regulations, Property-sector actors secure phased commencement, technical exceptions and replacement-triggered obligations based on their cost, feasibility and supply arguments. Appreciating health concerns, administrative feasibility and market-risk, the Government remained the decisive actor.  The resulting policy therefore appears to be a contested and negotiated regulatory document.  Finally, policy legitimacy will enhance and future assessments of influence will better be carried out with transparent publication of submissions, decision rationales, compliance data and lived-experience participation.