NSW Department of Planning and Environment

Boarding houses

Boarding houses provide an affordable and compact form of rental accommodation for a range of occupants including singles, retirees, students and young couples. Small private rooms are offset by indoor and outdoor communal areas.

The planning provisions for this type of housing were recently transferred from the (now repealed) State Environmental Planning Policy (Affordable Rental Housing) 2009 to the State Environmental Planning Policy (Housing) 2021 (Housing SEPP). Read more about the Housing SEPP.

Planning provisions

Some planning provisions for boarding houses were updated when the Housing SEPP was made in November 2021.

Under the Housing SEPP, boarding houses:

  • must be used for affordable housing in perpetuity
  • must be managed by a registered community housing provider in perpetuity
  • attract a 25% floor space ratio bonus (on land where residential flat buildings are permitted with consent)
  • must meet minimum standards for communal living areas, communal open space, and landscaping
  • must demonstrate compatibility with the character of the local area or the desired future character for areas under transition.

A new planning pathway has been introduced to allow the NSW Land and Housing Corporation (LAHC) to self-assess some boarding house proposals.

Frequently asked questions

How will you ensure the ongoing affordability of boarding houses?

Boarding houses must provide affordable housing in perpetuity and must be managed by registered community housing providers (CHPs). Registered CHPs must apply the NSW Affordable Housing Ministerial Guidelines (PDF, 838 KB).

How will these changes affect boarding house development applications already approved?

The new provisions do not apply retrospectively. They will not impact boarding houses that have already been approved or built. However, the new provisions will apply where an application is lodged for major alterations or additions to an existing boarding house.

Why can Land and Housing Corporation (LAHC) self-assess some boarding house proposals?

LAHC is responsible for the NSW Government’s social housing portfolio. Allowing LAHC to self-assess some of its developments facilitates the cost-effective and efficient delivery of safe accommodation for people in need.

All LAHC developments must consider LAHC’s Good design for social housing (PDF, 3.5 MB) and Land and Housing Corporation Dwelling Requirements (PDF, 421 KB), both dated September 2020.

Why are boarding houses no longer mandated in the R2 zone?

Boarding houses are no longer mandated as a permissible use in the R2 Low Density Residential zone. These changes seek to reduce the impact of boarding house development on the local character of low-density areas, such as privacy, noise, loss of enjoyment of private open space, loss of on-street car parking and traffic impacts.


Some councils have elected to continue permitting boarding houses in the R2 zone through their local environmental plans. To find out if boarding houses are permitted in the R2 zone for your local area, check the local environmental plan on the NSW Legislation website.

Why is there a maximum room size for boarding houses?

It was important to make a clear distinction between apartments in a residential flat building and boarding houses. One way this has been done is by setting maximum sizes for private rooms in boarding houses. The smaller room size for boarding houses will be offset by the shared spaces and communal facilities provided in these developments.

Why has the parking rate been reduced for boarding houses?

The parking rate for boarding houses in accessible areas has been reduced from 0.5 spaces per room to 0.2 spaces per room. This change aims to encourage the development of boarding houses in well-located areas and support active and public transport use.

What changes have been made to boarding houses since the Housing SEPP was made?

An amendment to the Housing SEPP on 1 July 2022 removed motorcycle and bicycle parking minimum standards from the SEPP. The relevant consent authority will still need to be satisfied that there is adequate bicycle and motorcycle parking available on site, but the SEPP no longer specifies a minimum number of spaces.

Amendments were made on 12 August, 2022 to simplify the minimum lot size controls for boarding houses. The changes removed the reference to local planning instruments and established a clear minimum lot size of 600 sqm in the R2 zone, and 800 sqm on all other land.


More information

For more information, email housingpolicy@planning.nsw.gov.au or call 02 8289 6701.

Page last updated: 15/08/2022