 Well good morning everybody, I now know why Frank asked me to be here, he wanted to teach me a few things and learn a little bit more about housing than I had known before. I did learn a fair bit, I thoroughly enjoyed Lance's keynote address this morning and I did learn a lot from that. Mark almost had me going back to school, back to university to try and understand where he was going, but I was pleased that Bendigo Bank came to the party and showed us what you could do with the community bank and then of course at the end we had some realism in terms of what you do with debt. But I have learned a fair bit this morning Frank and I thank you for that. When Frank first asked me to be here I did wonder why the Riddle Estate Institute could be here and could contribute to this morning in a meaningful way. After all real estate agents only sell or manage properties that they don't own, that somebody else's. The homeless don't come to us for very obvious reasons and unlike government agencies and NGOs we are rarely approached to assist those with a disability. Some agents in fact have difficulty dealing with someone with a disability simply because they don't know how to handle the situation. Now all of that is going to change with the NDIS. The industry will embrace the scheme and I must admit although just out of the womb it is a wonderful initiative. When I think of those 1700 plus individuals who are homeless in this city any one night of the week I shudder and ponder why. Providing a bed for the night or for a week won't solve the homeless problem. It's a help but in my opinion it doesn't restore self-esteem. Provide a plan to work or maintain health and hygiene or focus. And if you read the recommendations by various organisations including our own REIA they all point to getting more from government, national or local. There is only so much of the revenue pie that can be served around and asking government to expand public housing by 200 to 300 thousand dwellings or asking to reform the tax system or demanding a strategy which addresses demand resourcing planning and supply all to be very affordable will in the main not happen my opinion. All of these will be subject to motherhood statements which I really find useless and sometimes offensive. Other initiatives tried have been inclusionary zones into various developments. These have affected the planning rules and added to the costs and so far haven't worked. Another has been the hand backer blend from suburb development and this we did extensively only in the 90s where government had directed a percentage of land to be handed back in the case of the ACT was to ACT housing and it was the price paid for the land was adjusted. In the end that system seemed to fall away and wasn't carried on don't know why. One that did work was providing leasing building covenants on Greenfields development back in 1984 and 85 and this was done with the then Minister for Territories Tom Uren and myself where land was restricted to 70% to be sold to first-time buyers and low-income earners at certain levels and then the houses were adjusted at the same time. It then went on and we did a number of developments that way putting hundreds of blocks on the market and that system also fell away and I'm yet to know why. So to assist in providing some solution that might free up public housing and encourage more investment in real estate let me offer this. One the ACT government recently increased land tax to a point where they will see many investors selling their assets which means rent will be declining costs have increased means less property being developed less for rent less construction John Miller therefore less jobs and then we'll see rent start to rise on the remaining ones. This land rent tax should not put the ACT at a disadvantage to other states and should be adjusted. Second housing policy I believe ACT housing have about 2,000 individuals and families on their waiting list. Now why is someone or a couple earning an excess of $90,000 allowed to live in a government asset our asset? In most cases these people and perhaps those earning more than $60,000 should be renting privately. Those earning above that threshold which I understand might be around $94,000 are in most cases asked to leave but some of them have the option of actually purchasing the dwelling and that's selling probably in most cases very good stock in in the right locations providing proper services. My opinion I don't believe this should be allowed and and we should be adjusting that policy. I would also recommend that an income test for those earning more than $60,000 be in place to tackle the 2,000 on the waiting list which must help the trickle down effect of the homelessness at the bottom and put more people into public housing. Third the NDIS a great initiative a great initiative. This will provide a wide range for many disciplines such as the home-building industry and no doubt John Miller will cover off on what can be achieved there. The real estate industry will also benefit. A lot of them don't know it yet but involvement in the NDIS will be rewarding on quite a number of levels. Many here today have been involved in determining what it is with those with a disability and can care for themselves actually want. From my perspective a few things come to mind. They want to be independent. They want a place of their own and I recall a development that I was involved in on the fringe called City Edge in Turner probably about 12 years ago. We're a number of apartments were specifically designed for those with a disability with electric windows and doors, lowered movable benchtops, side opening doors on ovens etc and the people who live there absolutely love it. People with a disability want to be able to integrate socially and they want security of tenure with their tenure with the premises that they're going to occupy. A six month or a 12 month lease only creates anxiety. By extending a lease to five to ten years does provide security and comfort and I've no doubt that landlords will be happy to make the necessary modifications that will be necessary to have a good long-term tenant and we know that most of those people with disabilities make very good tenets. Well so much for the negative let me be a little bit more positive. I didn't want to stand here today, pardon me, and not deliver something of substance so the Rilisad Institute of the ACT will do this. We will work with ACT housing and our very good friends at all homes. We will install a kiosk, a console kiosk in the shopfront at ACT housing. We're at the press of a button, someone seeking accommodation at the low end of the market can get all the details of property that is available. This will cover off on the the style of property, a photograph of it, what it costs, where it is, who the agent is, the size of it, bedrooms etc. It will tell them everything they need to know at the press of a button and off I'll go. That will that will happen towards the end of August next month and all homes that ourselves and and I see in Frank too are very excited about the prospect of that being installed. I'm going to take it a step further. We will expand the system and I've already spoken to all homes about it, particularly their software people, to specifically modify rental properties for those with a disability and where the property carries a long-term lease. This will be a separate section within the kiosk. I think that will be a most worthy thing to do. And thank you. And third, I think this is very important. We will hold a forum more if necessary, more than one, for the investors, for the landlords, the agents and property managers to promote the opportunities associated with being a landlord with special products for special people. Thanks very much.