When Ellen Linke opened her door to a complete stranger needing accommodation, she had no idea she was part of a potential solution to Australia's housing crisis.
Her split-second decision to take in chef Anoop Thapliyal through a simple bowling club connection has become a shining example of how boarding arrangements could unlock millions of unused bedrooms across the country.
The numbers are staggering. Australia has 13 million spare bedrooms, according to census analysis by Queensland University of Technology's Lyndall Bryant.
With the federal government aiming to build an average of 240,000 homes each year until 2029 but completion rates falling short, these empty rooms represent an immediate, untapped resource.
For many Australian seniors, boarding could offer both financial benefits and companionship—but the legal landscape is complex and evolving rapidly. Here's what you need to know about this growing trend and how to navigate it safely.
In this article
The Real Stories Behind the Statistics
Ellen Linke's experience with Anoop and his wife Renu wasn't just about providing accommodation—it was about trust, community connection, and practical problem-solving. 'I thought, well, if he's good enough to be employed by them, I think I can offer him a place,' she reflected on her decision to help through the Portland Memorial Bowling Club network.
The arrangement worked so well that by October, the couple had found their own rental property, having used Ellen's home as a stepping stone. This type of success story is exactly what experts believe could be replicated across Australia's millions of spare bedrooms.
But as Anoop wisely noted: 'If they [boarders] are lucky, they will find... people like Ellen Linke, but I don't know if everyone is lucky.' This highlights the critical importance of proper vetting, legal protections, and support systems.
The Professional Solutions Already Here
Fortunately, you don't have to rely on luck alone. Home share programs are growing in Australia and Life Shared is the first to specialise in home sharing for seniors, with their home help program specifically designed for seniors.
Their model is particularly interesting: in return for low-cost accommodation, the home companion provides 10 hours of support per week to the home provider.
Meanwhile, The Room Xchange is Australia's first verified house-sharing platform, including mandatory verification via SMS, email, and Digital iD check by Australia Post. These platforms address the safety concerns that naturally arise when considering sharing your home with someone new.
'Being a matchmaker is a very skilled and difficult, challenging situation because you are trying to bring people... to live together. For God's sake, that's the hardest thing that we do is all trying to get on with each other.'
Modern Home Sharing Verification
Professional platforms now offer comprehensive safety checks including:
- Digital ID verification through Australia Post
- Background checks and references
- Personality and lifestyle matching
- Ongoing support and mediation services
- Written agreements and house rules
- Regular check-ins and reviews
The Legal Maze: State by State Protections
Here's where things get complicated. The legal protections for boarding arrangements vary dramatically across Australia, and recent law changes have created a patchwork of regulations.
New South Wales leads the way with comprehensive protections. The Boarding Houses Act 2012 covers 2 types of 'registrable' boarding houses—general and assisted, with operators required to register with NSW Fair Trading, follow occupancy rules, provide written agreements, and ensure safety, cleanliness, and residents' rights.
Recent changes have strengthened tenant protections further. The new eviction rules came into effect on 19 May 2025, meaning that 'no grounds' evictions are now unlawful, with landlords required to have a valid legal reason with evidence to evict tenants.
Queensland has also updated its laws. Further changes to Queensland rental laws commenced on 1 May 2025, with property owners, managers and tenants needing to prepare for these changes and understand their new rights and responsibilities.
South Australia takes a more restrictive approach. Boarding arrangements in private homes are only covered by the Residential Tenancies Act 1995 (SA) if there are 2 or more rooms for boarders, with other boarders and lodgers covered only by common law.
Tax and Pension Implications: What You Need to Know
Before you put up that 'room available' sign, you need to understand how taking in a boarder might affect your finances, particularly if you're receiving the Age Pension or other government benefits.
The good news is that most retirees avoid paying tax because their total income falls under the tax-free threshold—especially when the Seniors and Pensioners Tax Offset (SAPTO) is applied. SAPTO reduces the amount of income tax some older Australians pay and increases the effective tax-free threshold, meaning eligible seniors can earn more before paying tax.
However, income from boarding arrangements could potentially affect both your tax obligations and pension entitlements. The key factors include:
- Whether the arrangement is considered commercial or domestic
- The amount of income generated
- Whether you're providing meals and services beyond accommodation
- How Centrelink assesses the arrangement under asset and income tests
Did you know?
Tax and Pension Considerations
If you're considering taking in a boarder, it's essential to understand that any income received may affect your Age Pension payments and tax obligations. The arrangement's classification (commercial vs domestic) and the level of services provided will determine how it's assessed. Consider consulting with a tax agent or financial adviser before making arrangements, and always inform Centrelink of any changes to your living situation.
Safety First: Modern Protection Measures
The days of relying solely on gut instinct and bowling club recommendations are behind us. Modern platforms ensure the safety and security of your home by verifying potential housemates through Digital ID by Australia Post.
Professional services now offer:
- Comprehensive background checks
- Identity verification through government systems
- Reference checks from previous landlords or employers
- Personality and lifestyle compatibility assessments
- Written agreements covering house rules and expectations
- Ongoing support and mediation services
- Emergency contact systems
Did you know?
Did you know?
Digital ID verification through Australia Post is now considered the gold standard for home sharing platforms, providing the same level of identity confirmation used by banks and government agencies. This system checks 100+ official data sources to verify someone's identity.
The Bigger Picture: Aged Care Changes Ahead
The boarding conversation is happening alongside major changes to Australia's aged care system. Support at Home will replace Home Care Packages and the Short-Term Restorative Care Programme from 1 November 2025, following the Minister for Health and Ageing's announcement deferring the start date.
Additionally, the Australian Parliament passed the Aged Care Act 2024 as the new law for government-funded aged care in Australia on 25 November 2024, with the new Act starting from 1 November 2025.
These changes could make home sharing arrangements even more attractive for seniors who want to remain in their own homes while accessing support services.
Example Scenario
- Margaret's Home Share Success - Margaret, 72, from Melbourne, was struggling with loneliness after her husband passed away. Her large family home felt empty, and utility bills were becoming a burden on her pension. Through Life Shared, she was matched with Sarah, a 28-year-old nurse who needed affordable accommodation near the hospital. Sarah helps with grocery shopping, provides 10 hours of light housework weekly, and pays $200 per week rent. Margaret now has companionship, reduced expenses, and peace of mind knowing a healthcare professional is nearby. The arrangement has worked so well that they've extended their initial six-month agreement indefinitely.
Regional Solutions and Success Stories
The benefits of boarding arrangements can be particularly pronounced in regional areas, where housing shortages are often more acute. Jacinta Duffy, who runs a business vetting and supporting boarding arrangements in regional areas, reports being 'swamped with people who want to be home companions.'
She believes boarding could have made a real difference for her own father: 'He could have lived longer if boarding had delayed his move to residential aged care.' This personal insight drives her work matching compatible housemates and providing ongoing support.
The potential impact is significant. As Dr. Lyndall Bryant from Queensland University of Technology notes: 'Even if 1 per cent of those 13 million bedrooms were released to the market, then that's 130,000 extra bedrooms. That would make a significant difference.'
Making Boarding Work for You
- Use professional platforms that offer verification and ongoing support
- Understand your state's legal protections and requirements
- Consider tax and pension implications before starting arrangements
- Ensure written agreements covering all expectations and house rules
- Start with shorter-term arrangements to test compatibility
- Keep Centrelink informed of any changes to your living situation
- Consider the mutual benefits: companionship, security, and financial relief
Getting Started Safely
If Ellen Linke's story has inspired you to consider opening your home to a boarder, here's how to do it safely and legally:
Step 1: Research Your State's Laws
Understanding your local regulations is crucial. While NSW offers comprehensive protections through the Boarding Houses Act, other states rely more heavily on standard tenancy laws or common law protections.
Step 2: Choose Professional Support
Rather than going it alone, consider using established platforms like Life Shared or The Room Xchange that offer verification, matching, and ongoing support services.
Step 3: Understand Financial Implications
Speak with a tax agent or financial adviser about how rental income might affect your tax obligations and pension payments. Inform Centrelink of any changes to your living arrangements.
Step 4: Set Clear Expectations
Whether through a professional service or private arrangement, ensure everything is documented. House rules, rent amounts, included services, and duration should all be clearly agreed upon in writing.
Step 5: Start Small
Consider beginning with a shorter-term arrangement to test compatibility before committing to longer periods.
What This Means For You
The boarding boom represents both opportunity and risk for Australian seniors. With proper safeguards, professional support, and clear understanding of the legal and financial implications, it could provide a pathway to companionship, additional income, and continued independence in your own home.
What's your experience with boarding arrangements or home sharing? Have you considered opening your home to help ease Australia's housing crisis while potentially benefiting yourself? Share your thoughts and experiences in the comments below.
Primary Source
https://www.abc.net.au/news/2025-10-12/boarders-legal-rights-victoria-housing-crisis/105865694
Home Share | Home Share For Seniors | Melbourne, Australia
Cited text: · Home share programs are growing in Australia and Life Shared is the first to specialise in home sharing for seniors.
Excerpt: Home share programs are growing in Australia and Life Shared is the first to specialise in home sharing for seniors, with their home help program specifically designed for seniors.
https://www.lifeshared.com.au/home-share
Home Share | Home Share For Seniors | Melbourne, Australia
Cited text: Unlike other house share schemes in Australia, the Life Shared home help program is specifically designed for seniors.
Excerpt: Home share programs are growing in Australia and Life Shared is the first to specialise in home sharing for seniors, with their home help program specifically designed for seniors.
https://www.lifeshared.com.au/home-share
Home Share | Home Share For Seniors | Melbourne, Australia
Cited text: In return for low-cost accommodation, the home companion provides 10 hours of support per week to the home provider.
Excerpt: in return for low-cost accommodation, the home companion provides 10 hours of support per week to the home provider.
https://www.lifeshared.com.au/home-share
The Room XchangeMatch Your Elderly Parent With A Housemate—Australian Carers Guide
Cited text: Today The Room Xchange is Australia’s first verified house-sharing platform. We include mandatory verification via SMS, email, and Digital iD check by...
Excerpt: The Room Xchange is Australia's first verified house-sharing platform, including mandatory verification via SMS, email, and Digital iD check by Australia Post.
https://australiancarersguide.com.au/the-room-xchange/
Boarding houses | NSW Government
Cited text: The Boarding Houses Act 2012 covers 2 types of ‘registrable’ boarding houses—general and assisted.
Excerpt: The Boarding Houses Act 2012 covers 2 types of 'registrable' boarding houses—general and assisted, with operators required to register with NSW Fair Trading, follow occupancy rules, provide written agreements, and ensure safety,…
https://www.fairtrading.nsw.gov.au/housing-and-property/strata-and-community-living/boarding-houses
Boarding houses | NSW Government
Cited text: Boarding house operators must register with NSW Fair Trading, follow occupancy rules, provide written agreements, and ensure safety, cleanliness, and ...
Excerpt: The Boarding Houses Act 2012 covers 2 types of 'registrable' boarding houses—general and assisted, with operators required to register with NSW Fair Trading, follow occupancy rules, provide written agreements, and ensure safety,…
https://www.fairtrading.nsw.gov.au/housing-and-property/strata-and-community-living/boarding-houses
Tenancy law has changed in NSW | Tenants' Union
Cited text: The new eviction rules came into effect on 19 May 2025. This means that ‘no grounds’ evictions are now unlawful. The landlord must have a valid legal ...
Excerpt: The new eviction rules came into effect on 19 May 2025, meaning that 'no grounds' evictions are now unlawful, with landlords required to have a valid legal reason with evidence to evict tenants.
https://www.tenants.org.au/resource/law-change
Preparing for rental law changes from 1 May 2025 | Residential Tenancies Authority
Cited text: Further changes to Queensland rental laws will commence on 1 May 2025.
Excerpt: Further changes to Queensland rental laws commenced on 1 May 2025, with property owners, managers and tenants needing to prepare for these changes and understand their new rights and responsibilities.
https://www.rta.qld.gov.au/news/2025/03/26/preparing-for-rental-law-changes-from-1-may-2025
Preparing for rental law changes from 1 May 2025 | Residential Tenancies Authority
Cited text: These changes build on laws that came into effect on 6 June and 30 September 2024 under the Residential Tenancies and Rooming Accommodation and Other ...
Excerpt: Further changes to Queensland rental laws commenced on 1 May 2025, with property owners, managers and tenants needing to prepare for these changes and understand their new rights and responsibilities.
https://www.rta.qld.gov.au/news/2025/03/26/preparing-for-rental-law-changes-from-1-may-2025
Rooming Houses
Cited text: Boarding arrangements in private homes are only covered by the Residential Tenancies Act 1995 (SA) if there are 2 or more rooms for boarders. The only...
Excerpt: Boarding arrangements in private homes are only covered by the Residential Tenancies Act 1995 (SA) if there are 2 or more rooms for boarders, with other boarders and lodgers covered only by common law.
https://lawhandbook.sa.gov.au/print/ch23s02.php
Tax and the Age Pension: When to lodge, or skip
Cited text: Most retirees avoid paying tax because their total income falls under the tax-free threshold—especially when the Seniors and Pensioners Tax Offset (SA...
Excerpt: most retirees avoid paying tax because their total income falls under the tax-free threshold—especially when the Seniors and Pensioners Tax Offset (SAPTO) is applied.
https://retirementessentials.com.au...ax-and-the-age-pension-when-to-lodge-or-skip/
The Growing Trend of House-Sharing
Cited text: Verification: Ensure the safety and security of your home by verifying potential housemates through Digital ID by Australia Post.
Excerpt: Modern platforms ensure the safety and security of your home by verifying potential housemates through Digital ID by Australia Post.
https://australiancarersguide.com.au/the-growing-trend-of-house-sharing/
About the Support at Home program | Australian Government Department of Health, Disability and Ageing
Cited text: Support at Home will replace Home Care Packages and the Short-Term Restorative Care Programme from 1 November 2025.
Excerpt: Support at Home will replace Home Care Packages and the Short-Term Restorative Care Programme from 1 November 2025, following the Minister for Health and Ageing's announcement deferring the start date.
https://www.health.gov.au/our-work/support-at-home/about
About the Support at Home program | Australian Government Department of Health, Disability and Ageing
Cited text: On 4 June 2025, the Minister for Minister for Health and Ageing, the Hon Mark Butler MP, announced that the start of Support at Home would be deferred...
Excerpt: Support at Home will replace Home Care Packages and the Short-Term Restorative Care Programme from 1 November 2025, following the Minister for Health and Ageing's announcement deferring the start date.
https://www.health.gov.au/our-work/support-at-home/about
About the new rights-based Aged Care Act | Australian Government Department of Health, Disability and Ageing
Cited text: The Australian Parliament passed the Aged Care Act 2024 as the new law for government-funded aged care in Australia on 25 November 2024. The new Act w...
Excerpt: the Australian Parliament passed the Aged Care Act 2024 as the new law for government-funded aged care in Australia on 25 November 2024, with the new Act starting from 1 November 2025.
https://www.health.gov.au/our-work/aged-care-act/about
Seniors Discount Club
Latest Articles
-
-
Councils are cracking down on artificial lawns—and the hidden cost isn’t what you’d expect
- Started by Maan
- Replies: 1
-
.png){kind=icon}
