About the National Rental Affordability Scheme
The National Rental Affordability Scheme (NRAS or the Scheme) is an Australian Government initiative that aims to increase the supply of affordable rental dwellings. It commenced in 2008 and will conclude in 2026.
NRAS properties are managed by organisations known under the NRAS legislation as approved participants. Approved participants are involved in managing NRAS properties, liaising with the department and ensuring compliance with the Scheme. NRAS provides an annual financial incentive to approved participants who rent dwellings to eligible people at a rate at least 20% below market rent.
In the 2014-15 Budget, the Australian Government announced there would be no further funding rounds for new allocations. Current allocated dwellings, which are held by approved participants in the Scheme, will continue to receive incentives as agreed.
Our responsibilities include:
- administering the NRAS legislative framework comprising the National Rental Affordability Scheme Act 2008(Opens in a new tab/window) and the National Rental Affordability Scheme Regulations 2020(Opens in a new tab/window) (NRAS Regulations) in partnership with state and territory governments
- processing statements of compliance for rental dwellings and calculate and distribute financial incentives, including issuing cash incentives
- making decisions on the transfer of NRAS dwellings between approved participants or to another rental dwelling
- publishing and maintaining guidelines for NRAS stakeholders, including guidance on regulatory and administrative requirements.
Read the Summary of Changes under the 2020 Regulations.
How to apply for an NRAS property
We do not select tenants or maintain a waiting list for homes supported by NRAS.
You can apply to rent an NRAS property through an NRAS approved participant or their tenancy manager in your state or territory.
Information on NRAS approved participants for each state is available.
The approved participant, or their representative, is responsible for assessing initial and ongoing tenant eligibility. Prior to submitting an application, check the minimum income threshold of your current location.
Eligibility
To be eligible, a tenant must meet the household income threshold at Point of Entry.
Questions you might ask tenancy managers include:
- Am I eligible?
- What is considered income? Read more about the NRAS definition of income.
- Are there any vacancies now?
- Do you keep a waiting list?
- How much rent will I pay?
- How long can I stay in an NRAS property?
- What happens if my income changes?
- When does the 10-year incentive period cease?
You may be required to provide documents to demonstrate your eligibility such as income statements.
Information for future tenants about NRAS ending
A dwelling can only be part of the Scheme for a maximum of 10 years. The final round of NRAS dwellings that entered into the scheme in 2016 will exit in 2026.
Upon submitting your tenancy application, you are encouraged to consult with the tenancy management organisation about the end date of the dwelling.
International students and visa holders
The NRAS Act and Regulations do not impose any residency or citizenship requirements for NRAS tenants. However, some state and territory governments may have additional eligibility requirements that may include rules around prospective tenant’s residency status. For example, in Queensland, tenants are required to undergo an asset test and meet residency eligibility criteria. The Queensland Government(Opens in a new tab/window) website provides further information on eligibility requirements for NRAS purposes. For all other states and territories, an NRAS approved participant or tenancy manager of the dwelling you are applying for can provide further information.
Living in an NRAS property
NRAS dwellings are not social housing – they are affordable private rental homes and range from studio apartments to family homes.
Approved participants or their representative (tenancy manager) are required to manage all leasing and tenancy arrangements, including:
- assessment and selection process
- setting rent
- property maintenance
- length of a lease.
State and territory governments are responsible for establishing and managing tenancy regulations.
Tenants of NRAS properties have the same rights as all tenants under local residential tenancy law.
The department does not select tenants or maintain a waiting list for homes supported by NRAS.
Reassessing tenant eligibility
Existing tenants will cease to be eligible if their household income exceeds the applicable household income by 25% or more in 2 consecutive eligibility years.
If you have any concerns with your tenancy as an NRAS tenant, speak to your approved participant or tenancy manager first.
If you cannot resolve an issue, contact your local agency responsible for administering residential tenancy laws.
Moving from one NRAS property to another NRAS property
If you are living in an NRAS property and wish to move to another, you will be considered a new tenant for the new property unless unexpected or exceptional circumstances apply.
Current tenants living in an NRAS property wishing to move to another property must direct the request to the current tenancy manager or approved participant.
More information is available in subsection 41(4) of the NRAS Regulations(Opens in a new tab/window) and the eligible tenants information page.
Managing NRAS dwellings
For information on NRAS incentives, Statements of Compliance requirements and NRAS performance reporting, learn more at management and compliance of NRAS dwellings.