Define better. You put out some reasons to call it a "double-hedge" or "triple-hedge", but in what way is a mortgage a better hedge than say equities? I don't think a good analysis is just the number of pros vs cons but rather a dig into those pros and cons. Pull them apart and see how and why they benefit us.
Wouldn't a stock or sector which can easily pass the price increase to their market (oil/energy companies for example) be just as good?
Well what I really mean by better is more profitable. Equities and gold and other things can easily be an inflation hedge. Most inflation hedges can be expected to keep their value in spite of inflation, and maybe in some cases (like equities if the company is still growing) can be expected to grow in absolute value.
Leveraged real estate is different in that it is virtually guaranteed to increase in absolute value in inflationary times. The value of the estate keeps pace with inflation on average, so that already puts it right up there with gold. But then on top of that the real value of the money you owe on the mortgage is decreasing with inflation, which means real wealth is being transferred to you. Add to that rental income that also adjusts for inflation, and you have a real-wealth making machine in inflationary times.
the utility can dramatically change if you cant find a renter, or worse---leveraged, you cant cover costs. I presume we arent talking about your primary residence here, obviously
Well sure something can always go wrong, but if you set reasonable rents in a reasonable area it's really not to difficult to find good renters.
also I'm not really sure that real estate as a single/double/triple/penta-helix hedge against inflation holds water either. Historically real estate matches inflation: so we're good at a first pass. However real estate is presently at ++generational multiples of income out of the ordinary and seems to still be in the process of correcting in spite of our banksters best efforts to hide supply. Sure in the long run it probably works out.
So your argument is that real estate is not a hedge against inflation because you think the current market is over-priced? Believing the market is in a bubble is a fine reason not to buy in at the moment, but that doesn't mean anything I've said is untrue.
Add to that the leverage factor and it seems to be a fairly muddy picture to claim that real estate is your inflation hedge. Sure it tends to do all right---with certain caveats. Such as a median place in a median area with a known stable supply of renters and all that.
Actually leverage is your friend in a big way during inflation. In the same way that non-inflation-protected savings loose value during inflation, non-inflation-protected debt transfers value to you during inflation. And if you can get interest rates in the 3 and 4% range like you can in the US today (which is below the average rate of inflation btw, meaning the bank is actually paying you to borrow money if the averages hold out!) then it's even better.
Truth to be told I believe equities [with similar caveats] are more likely to insulate vs inflation in the long run. Throw in a mix of Tbills [incl TIPs] and some foreign equities and it sounds even better.
Well you can certainly do that, I won't twist your arm. But consider this extreme example:
You buy a house for $100k and finance 100% of it with a mortgage. Considering no other factors, you have a real net worth of 0. We suddenly a ridiculously high one-year-only inflationary period of 100% inflation. That means that any money you had before is now only worth half of what it was, and presumably people's salaries have all doubled.
The house itself is a real asset, like gold, so it's value should remain constant in real terms. The house is now "worth" $200k in after-inflation dollars.
The number of dollars you own on the mortgage (we'll assume you didn't have to make any payments or be charged interest the first year for simplicity) has not changed. You still owe $100k, and your net worth is now $100k thanks to the value of the house increasing. But since inflation has caused everything to double, both how much things cost and how much people make, real value of that debt has halved. It is twice as easy to pay that off as it was before. So while you don't see the effect on your instantaneous net worth, in reality you can say you've gained more real wealth over the lifetime of the loan thanks to being able to pay off your mortgage with cheaper dollars. In fact, you've saved half of the real value of the mortgage, so have gained $50k in real dollars over the lifetime of the loan thanks to inflation. The bank loaned you $100k pre-inflation dollars and you only had to pay them back the equivalent of $50k pre-inflation dollars.
If you want you can add to that picture renters who's rent you raise with inflation, and you have yet again another hedge. Show me another asset class that transfers that much real wealth to you just from inflation, and I'll agree that real estate is not the king of inflation hedges.