Growing up in a changed housing market: children in rentals move every two years

New AHURI research reveals children living in private rentals move almost every two years and struggle more with overcrowding, affordability and quality than other children.

Research lead Amy Clair said children’s housing experiences are often invisible, and better data systems could help foster the housing conditions that allow children to thrive.

"There is a growing evidence base positioning housing as a critical determinant of children's physical and mental health, behavioural outcomes, developmental vulnerability and educational attainment,” the Adelaide University Associate Professor said.

“However, Australia’s data is fragmented – creating blind spots that hinder early intervention, response targeting and accountable policy.”

The starkest insights from existing data included how children's housing experiences differ fundamentally from previous generations, and the disadvantage those in rentals faced.

“By age 14, a child in a private rental had moved an average of six times. By comparison, those in households that owned their home had moved a little over twice on average, and children in social housing had moved just over four times,” Associate Professor Clair said.

Roughly 18% of households with children in private rentals were late on a housing payment, compared to about 7% of households with a mortgage. Around 10% of children in private rentals experienced overcrowding, compared to 3–4% of children in owner-occupied homes.

“Results were concerning, as housing impacts mattered most during developmental transitions, such as starting school, when disruption can compound other disadvantages,” Associate Professor Clair said.

Housing condition problems – including major repair needs and thermal discomfort – remained concentrated among lower-income households and First Nations families.
 

Children’s housing experience ‘fundamentally changed’

The study shows families have become increasingly reliant on mortgage debt and private rental over the past two decades.

Between 2001 and 2023, the proportion of households with children living in homes owned outright collapsed 52%, while those in social rentals fell 46%, and those in private rentals rose 20%.

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This did not appear to be by choice – few renting households with children reported they did so because they prefer it (7%) or appreciate its flexibility (8%). Overwhelmingly, they were renting because home ownership was inaccessible.
 

A roadmap to a better system

Data gaps stemmed from adult-focused datasets that missed children's perspectives; sparse administrative data from mostly private rentals; and inconsistent measures of affordability, overcrowding and home quality across datasets and services.

Researchers developed a roadmap for child-centred housing data. They found linkage between housing assistance data, education records, and health and social service datasets could enable more systematic analysis of how housing moves intersect with school changes and health or developmental outcomes.

Maternal and child health services, early childhood education, schools and primary care services could routinely collect indicators of affordability stress, overcrowding and dwelling problems, while population surveys could include indicators of thermal comfort, damp, mould, crowding, safety and amenity.

The resulting insights could support early warning systems, local service planning and targeted intervention.

“Children’s lives are being shaped by housing, but we need the data to see how this is happening, and for policymakers to use the insights to craft policy that will improve housing outcomes for children,” Associate Professor Clair said.

The research was undertaken for AHURI by researchers from Adelaide University.