Manage affordable housing
Information and resources to help with managing affordable housing in NSW.
Managing affordable housing, involves standard tenancy and property management as well as
- checking household eligibility for affordable housing
- setting and applying affordable housing rent policies
- finding eligible tenants, assessing applications, and allocating properties
- managing tenancies, collecting rent, and maintaining properties
- reviewing eligibility and managing tenant exits if they are no longer eligible.
NSW Affordable Housing Ministerial Guidelines
If you manage properties developed with government funds and benefits or through the Housing SEPP, you must follow specific requirements in contracts, legislation or guidelines, such as the NSW Affordable Housing Ministerial Guidelines. This includes:
- who qualifies for affordable housing
- how rents should be set
- what reports or updates you need to provide to the funding body.
Your responsibilities will vary depending on whether you own the property or are managing it on behalf of, or in partnership with, another organisation.
The NSW Affordable Housing Ministerial Guidelines 2023/24 are being reviewed and the updated Guidelines will be available to download in 2025. Until the new Guidelines 24/25 are released please continue to refer to the NSW Affordable Housing Ministerial Guidelines 2023-24 for operational policy guidance, including information on allocations, rent setting, rent review, tenure, eligibility assessment, financial management and reporting.
Please note that the income eligibility limits for 2024-25 have been updated in the interim for assistance in calculating income eligibility and ongoing eligibility. They are now available for separate download.
- NSW Affordable Housing Ministerial Guidelines 2023-24, English PDF, 14062.98 KB
- Appendix - Household income eligibility limits for affordable housing 2024/25 PDF, 155.32 KB
Managing NSW government-funded properties
Properties developed using NSW Government funds or planning incentives under the Housing SEPP must:
- be managed by a registered community housing provider.
- comply with the NSW Affordable Housing Ministerial Guidelines.
These properties may include:
- Leveraged finance from vested assets
- Capital grants for social and affordable housing
- Land and capital grantsfor affordable housing delivered through planning agreements
- Programs like the Affordable Housing/Community Housing Innovations Fund, Communities Plus, or the Social and Affordable Housing Fund
- NRAS A properties with NSW Government upfront grants or in kind contributions.
Properties approved using the Housing SEPP must be rented as affordable housing for at least 15 years to very low, low, or moderate-income households.
New generation boarding houses developed under the Housing SEPP need to be managed by a community housing provider as affordable housing in perpetuity.
Managing NRAS properties
The National Rental Affordability Scheme (NRAS) supports affordable rental housing by offering incentives to property developers for up to 10 years. To qualify, rents must:
- be at least 20% below market rates
- target eligible low to moderate-income families.
If you manage NRAS properties, you must:
- follow the National Rental Affordability Scheme Regulations 2020 (Commonwealth)
- comply with the NSW Affordable Housing Ministerial Guidelines for NRAS A properties.
Where the Commonwealth and NSW regulations differ, the Commonwealth rules apply.
We’re here to help
For more information about affordable housing, contact us at CAH@homes.nsw.gov.au.