DHA rental reviews: how an independent valuer can help investors object to rent

Investing in Defence Housing Australia (DHA) property offers clear advantages—long leases, guaranteed rent (while the property is habitable), and professional property management. But many landlords feel frustrated when a DHA rent review comes in lower than expected, especially in areas where open-market rents have risen faster than the reviewed figure. This is where an independent rental valuation from a certified valuer becomes a crucial tool for DHA investors who want to object and seek a fairer outcome.

How the DHA rental review process works

Under a standard DHA lease, your rent is reviewed periodically—usually once a year—by an independent valuer appointed by DHA. The valuer assesses your property’s market rent based on comparable properties in the area, and DHA uses that recommendation to set the rent for the next period.​

Key features of the DHA rent review process:

• DHA engages a market valuer to assess current market rent for your specific property.​

• The property is meant to be physically inspected as part of the rent review.​

• The recommended rent is then applied from the relevant review date and flows through your guaranteed rent payments.​

For many investors, the proposed rent feels out of step with local leasing evidence or recent increases in market rents for comparable homes. The lease and DHA guidelines recognise this, and provide a formal pathway—often called a “secondary review”—where you can obtain your own valuation and challenge the initial assessment.

When DHA landlords can object to a rental valuation

If you are unhappy with the rent set after a DHA review, you can usually initiate a secondary review by engaging your own independent, licensed valuer at your cost. DHA’s own FAQs and lessor guidelines state that landlords may:​

• Appeal the decision by commissioning an independent valuation from a qualified valuer.​

• Provide this report to DHA as part of the secondary review process within the timeframe specified in your lease (commonly 30 days from receiving the initial review outcome).​

This second valuation is not covered under the Property Care Contract, but it is the primary way to present a structured, evidence-based case that the initial rent figure does not reflect true market rent.​

What an independent DHA rental valuation includes

An independent DHA rental review valuation is an expert opinion on what your property should reasonably achieve in the open rental market at the review date, prepared by a certified property valuer rather than by DHA’s appointed valuer.​

A professional DHA rental valuation typically includes:

• A physical inspection of your property (condition, layout, updates, outdoor areas)

• Comparable rental evidence for similar properties in the same suburb or catchment (e.g. similar houses or townhouses in the same estate or nearby streets)

• Analysis of current market conditions (vacancy rates, incentives, tenant demand, seasonal effects)

• An assessed weekly or monthly market rent figure with commentary and supporting data

For DHA investors in Sydney and Melbourne, this means local evidence—such as similar family homes in Parramatta, Liverpool, Cranbourne, Werribee, or nearby Defence precincts—rather than generic city-wide averages.​

How a valuer helps you build a case

Engaging an independent valuer adds structure and credibility to your objection. Instead of “I think the rent is too low”, you present a detailed rental valuation report that:

• Highlights higher comparable rentals in the same suburb or estate.

• Identifies where the original valuation may have used weaker or outdated comparables.

• Explains why features of your property (recent upgrades, better aspect, larger yard, additional car spaces) justify a higher rent.

Because the report is prepared by a certified valuer, DHA can treat it as market evidence in the secondary review process. Your valuer can also help you interpret DHA’s guidelines and ensure your submission addresses the criteria DHA is likely to focus on.

Practical steps for DHA investors considering an objection

If you believe your DHA rent review is not reflective of the true market rent for your investment property, consider the following steps:

1. Review the DHA rent notice carefully
   Check the proposed rent, effective date, and any explanation provided about market conditions. Keep an eye on the timeframe allowed to initiate a secondary review.​

2. Gather your own market information
   Look at recent rental listings and achieved rents for similar properties in your immediate area—same suburb, similar configuration, similar age. This gives you a basic sense of whether the DHA figure feels out of step.

3. Engage an independent certified valuer
   Commission a DHA rental review valuation from a valuer experienced with Defence Housing properties and DHA processes in your state. They will inspect the property and prepare a detailed report with comparable evidence.​

4. Submit your objection with the valuation report
   Provide the independent report to DHA as part of the secondary review process, within the required timeframe. Your valuer can assist with clarifying key points for your written submission.

5. Use the report beyond this year’s review
   Even if DHA only partially adjusts the rent, the valuation gives you a robust record of your property’s rental value—useful for refinance discussions, portfolio reviews, and future lease or sale decisions.

Our DHA rental review valuation services

As a valuation practice experienced with DHA rental reviews, our valuers provide:

• DHA rental review valuations for houses and townhouses in Sydney and Melbourne

• Independent market rental assessments to support secondary review objections

• Reports that follow DHA’s documented guidelines and Australian Property Institute standards

• Service across Defence-heavy corridors and surrounding suburbs in NSW and Victoria

Our role is to provide clear, suburb-based market evidence and a concise rental valuation report that you can use to negotiate with DHA and seek a fairer rental outcome for your Defence Housing investment.

If you’ve received a DHA rent review that doesn’t align with your understanding of local market rents, engaging a valuer to prepare an independent rental assessment is the most effective way to challenge the decision and protect your long-term rental return.