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Disagree. How does this discourage builders? Afaik, most don't build with the intent of renting out individually. The intent is to sell. And at least in my high demand area, units are sold well in advance to actually being ready to live in.
Unless you mean the necessary first step of buying land with an existing home on it. In which case, it'd be easy to add fair exemptions.
How so? Most buyers are entering a 30 year mortgage with their finances thoroughly vetted. If you're saying the first 2 years is extremely risky, maybe those loan regulations need to be revised.
Besides which, as someone else in the thread mentioned, perhaps a heavy capital gains tax in the first 2 years is more appropriate.
Of course, building is a necessary component. But it's touted as the only solution. Realistically, building high density living won't make a dent in housing prices, because new high density living in high demand areas will always be built as "luxury" condos that demand a high price. Builders are not motivated to flood the marked to lower their own returns. They will time their projects to trickle out to keep demand high and returns maximized.
I didn't see this, but I would definitely agree with this. Really simple lever to pull, something that can be offset if need be, and will definitely have the impact we're looking for.
This frees up housing downstream, and the builders make money by building, not by the eventual value of the home.
This ties in with point 1 above and why I think it will cut production. Right now there is essentially 0 risk in serving as capital to build housing, and we should be piling on that to build as much as possible.