The official inflation rate is 4.1 per cent. For people with a job and a home loan, the real inflation rate is much higher.
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Got a mortgage? You’re losing in the war on the cost of living
February 7, 2024 — 3.44pm
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People with a mortgage are suffering the most from spiralling inflation as self-funded retirees manage to avoid the worst of soaring prices and high interest rates.
A special breakdown of the price pressures facing different parts of the community shows the real inflation rate for working families paying off a home loan is almost 70 per cent higher than the official consumer price index.
And the inflation hit is being exacerbated by the Reserve Bank’s aggressive interest rate increases.
The consumer price index, which tracks hundreds of thousands of prices across the major capital cities, shows
inflation edged down to 4.1 per cent in the 12 months to the end of December. A year earlier it was at 7.8 per cent.
But the Australian Bureau of Statistics knows groups within the community have vastly different spending patterns, which affects their own “inflation” rates.
Working families are much more likely than any other part of the community to have a mortgage. Mortgage rates aren’t included in the consumer price index (a practice that goes back to the 1990s).
The price of mortgage interest for working families has soared by 109 per cent since late 2020.CREDIT
ETER RAE
Those spending patterns and the inclusion of mortgage interest mean there are considerable differences between the official measure of inflation and the actual inflation being felt by people.
Data from the bureau released on Wednesday showed the effective inflation rate for workers with a mortgage at 6.9 per cent. While down from 9 per cent in the September quarter, it is still well ahead of the inflation levels faced by any other part of the community.
One of the main reasons is the Reserve Bank. By lifting official interest rates to an 11-year high of
4.35 per cent in November in a bid to quell inflation, the bank has pushed it up for the third of the population with a mortgage.
Since December 2020, when the official cash rate was at 0.1 per cent, the price of mortgage interest on working families has climbed by 109 per cent.
By contrast, the inflation rate for self-funded retirees, few of whom have a mortgage, has slowed to 4 per cent – lower than the consumer price index.
Age pensioners and people on other forms of welfare, with inflation rates of 4.4 per cent and 5.2 per cent respectively, are better off than working families but still struggling with price rises above the official measure.
A key problem for all groups is the cost of insurance.
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The bureau noted that increased insurance prices had translated into higher premiums across car, house and home contents insurances for all parts of the community, reflecting the spike in global reinsurance costs and natural disasters.
Inflation has also pushed up the cost of replacing insured goods such as new homes.
Across working families, age pensioners, self-funded retirees and other welfare recipients, insurance prices have climbed by about 30 per cent since the end of 2020, with much of that increase in the past 12 months.
In her
press conference on Tuesday, Reserve Bank governor Michele Bullock noted that the higher interest rates the bank was using to bring down inflation struggled to affect certain goods and services. One of those was insurance.
“Insurance costs and the way insurance is moving in relation to climate change, in relation to the
effect on premiums and profit-margin rebuilding, reinsurance costs – these are things monetary policy can’t do anything about,” she said.
While most prices continue to climb, there are areas where parts of the community are getting some relief.
Prices for clothing and footwear have fallen by 1 per cent for working families over the past year. The fall has been more pronounced for age pensioners, who spend proportionately more on clothes and shoes, with prices down 1.5 per cent.
Higher interest rates have hit demand for furniture, carpets and household goods. That is affecting prices, which in the final three months of 2023 fell by 0.8 per cent for working families, the second consecutive drop.
Transport and education prices also fell in the December quarter.