National Rental Affordability Scheme

The National Rental Affordability Scheme (NRAS or the Scheme) was introduced in 2008 by the Australian Government to help increase the supply of affordable rental dwellings.

Dwellings are gradually exiting the Scheme as their 10-year incentive period ends. All dwellings in Queensland have exited. All other dwellings will have exited by June 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 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. This comprises the National Rental Affordability Scheme Act 2008(Opens external website) and the National Rental Affordability Scheme Regulations 2020(Opens external website). We do this in partnership with state and territory governments
• processing statements of compliance for rental dwellings and calculating and distributing financial incentives. This includes issuing cash incentives
• making decisions on the transfer of NRAS dwellings between approved participants or to another rental dwelling
• publishing and maintaining guidelines and approved forms for NRAS participants. This includes guidance on regulatory and administrative requirements.

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.  There are no NRAS dwellings remaining in Queensland.

The approved participant, or their representative, is responsible for assessing initial and ongoing tenant eligibility. Before 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 need to provide documents to demonstrate your eligibility. These might include income statements.

Information for future tenants about NRAS ending 

A dwelling can only be part of the Scheme for up to 10 years. The final round of NRAS dwellings that entered into the scheme in 2016 will exit in 2026. Those that entered earlier will exit sooner.

When you submit your tenancy application, we encourage you to consult with the tenancy management organisation about the end date of the dwelling.  

International students and visa holders

The NRAS Act and Regulations don’t impose any residency or citizenship requirements for NRAS tenants. However, some state and territory governments may have other eligibility requirements. These may include rules around a prospective tenant’s residency status.

The 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.

We do 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

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 external website) and the eligible tenants information page. 

Managing NRAS dwellings

Learn more about NRAS incentives, Statements of Compliance requirements and NRAS performance reporting at management and compliance of NRAS dwellings.

More information

Approved Participants can find the NRAS Portal and Quick Reference Guides on the NRAS portal.

Approved Participants, investors and tenants can find NRAS approved forms, factsheets and a Glossary of Terms at NRAS resources.

For questions about the actions of an NRAS tenancy manager or approved participant, email nras@dss.gov.au. For other NRAS advice, please contact an approved participant in your state or territory.