Expanding your property portfolio

A defence mortgage broker specialises in arranging home loans, car loans, personal loans, and other finance for current and former ADF members and their families. Unlike going directly to a single bank, a defence mortgage broker has access to a panel of lenders and can compare products, rates, and policies across the market to find a structure that fits the borrower's circumstances. This includes understanding how lenders treat ADF-specific income such as allowances, DHOAS subsidies, and Defence pensions for servicing purposes. It also includes knowing which lenders have favourable policies for situations common among defence personnel, such as frequent relocations, deployment income, low-deposit purchases, Defence Housing Australia investment properties, and lending to members with short service histories or non-standard employment structures.

ADF members face lending scenarios that differ from standard civilian borrowers. Frequent postings can affect property occupancy requirements. Allowances that form a significant portion of take-home pay may be treated differently by each lender. DHOAS eligibility adds a layer that interacts with loan structure and product selection. A defence mortgage broker who works across a broad lender panel can identify which lenders recognise the full range of ADF income, which have policies suited to the borrower's property type and LVR position, and where the differences in credit policy between lenders may affect approval or borrowing capacity. Because lender policies on ADF income, allowances, and employment structures vary considerably, the lender that suits one ADF borrower may not suit another, even where the loan amount and property type are similar.

Construction loans are available to ADF members through a range of lenders. Some lenders offer construction loans at up to 98% LVR inclusive of LMI for owner-occupied properties and up to 95% inclusive of LMI for investment properties. Construction must generally be carried out by a licensed builder under a standard fixed-price building contract. Interest-only repayments during the construction period are typically available for up to 24 months. Cost-plus contracts are generally not acceptable. Owner-builder construction may be considered by some lenders at reduced LVRs, typically a maximum of 80%, and may require one applicant to be a licensed builder. Some lenders permit the construction of up to 2 residential dwellings on a single block of land, provided the borrower is not acting as a commercial developer. Progress draw processes, valuation requirements, and builder documentation standards differ between lenders, which can affect both approval timelines and the overall experience during the build.

LVR limits for refinancing vary between lenders. Some ADF-specialist lenders offer refinancing at up to 98% LVR inclusive of LMI for owner-occupied properties and up to 95% inclusive of LMI for investment properties. Where the refinance is combined with equity release or debt consolidation, the maximum LVR is typically lower, often around 90% inclusive of LMI. Most lenders require verification of satisfactory repayment history over the previous six months, either through loan statements or comprehensive credit reporting data. Because refinance policies, cashback offers, and rate structures differ across lenders, comparing multiple options through a broker can reveal material differences in outcome.

DHOAS is an Australian Government scheme that assists current and former Australian Defence Force (ADF) members and their families to achieve home ownership. It forms part of the ADF's recruitment and retention program and is administered by the Department of Veterans' Affairs (DVA) on behalf of the Department of Defence. Under DHOAS, eligible members receive monthly subsidy payments toward their home loan. Entitlements are based on the length and type of service with the ADF. Borrowers must apply for a DHOAS Subsidy Certificate through DVA and take out a DHOAS home loan with one of the three approved providers, meeting scheme conditions including occupancy requirements, to receive subsidy payments.

There are three approved home loan providers under the Defence Home Ownership Assistance Scheme. Of the three, only one offers DHOAS home loans through mortgage broker intermediaries. While DHOAS provider choice is limited through the broker channel, ADF members often have broader lending needs beyond the DHOAS loan itself. A broker with access to a wide lender panel can assess the full picture, including scenarios where a non-DHOAS lender may be more suitable depending on LVR, loan structure, income type, or property circumstances.

Lender policies on ADF income vary, which is one of the reasons lender selection matters for defence borrowers. Some lenders accept 100% of PAYG salary and wages, 100% of eligible DHOAS subsidy entitlements for servicing purposes, and 100% of permanent ADF allowances confirmed to be in place for the term of the loan. Examples of allowances that certain lenders accept include submarine capability assurance payment, Special Forces operator sustainment, paratrooper allowances, flying disability allowance, maritime crew allowance, recruit instructor allowance, and training sustainment allowance. Defence Force Retirement and Death Benefit (DFRDB), Commonwealth Super, and DVA pensions may also be included in servicing calculations by some lenders. Other lenders may discount or exclude certain allowances entirely. The difference in how a lender treats ADF-specific income can significantly affect borrowing capacity, making lender comparison an important part of the process.

Some lenders accept ADF trainees on short-term employment, including those with less than 6 months of service, as standard PAYG borrowers for consumer loans such as car loans and personal loans. Serving ADF members aged 17 may be eligible for smaller loans for educational or tools-of-trade purposes, such as purchasing a car. Not all lenders have policies that accommodate short service histories or applicants under 18, so lender selection is particularly relevant in these situations.

Several lenders offer high-LVR home loans to ADF members, though the maximum LVR and associated conditions differ between them. Some ADF-specialist lenders allow borrowing up to 98% loan-to-value ratio (LVR) inclusive of Lenders Mortgage Insurance (LMI) for owner-occupied properties, and up to 95% inclusive of LMI for investment properties. Scheme-backed loans through DHOAS and Housing Australia can also be available at up to 98% LVR inclusive of LMI for owner-occupied purposes. The Australian Government's Housing Australia 5% deposit scheme is another option available to eligible borrowers. Because LVR caps, LMI pricing, and product eligibility vary across lenders, the total cost of a low-deposit loan can differ substantially depending on which lender is used.

ADF members may have access to several assistance programs depending on their circumstances. These include the Defence Home Ownership Assistance Scheme (DHOAS), the Housing Australia 5% deposit scheme, the Home Purchase Assistance Scheme (HPAS), the Home Purchase and Sale Expenses Allowance (HPSEA), First Home Owner Grants (which vary by state and territory), and stamp duty exemptions or concessions for eligible applicants (which also vary by state and territory). Eligibility for each program depends on individual circumstances, service history, and the state or territory in which the property is located. Some of these programs interact with lender policy in ways that affect product selection, loan structure, or LVR calculations.