Ex-Serving & Transitioning: Using DHOAS for Your First Home (2026)

By Chaice Paterson, CEO & Founder, Low Deposit Homes | Updated June 2026

If you’ve left the ADF — or you’re transitioning out now — and you haven’t yet bought your first home, here’s news worth knowing: DHOAS is still available to eligible former serving members, and there’s no longer a 5-year deadline after leaving to start using it. That old time bar has been removed, so separating from the Defence Force doesn’t automatically close the door on the home loan subsidy you earned through your service. There are some important details about how your tier and your subsidy certificate work once you’ve separated, and they’re worth understanding before you buy. Combined with the civilian first home buyer schemes, DHOAS can still meaningfully reduce the cost of your first home as a veteran. Here’s how it works. Low Deposit Homes builds across Queensland and Victoria and helps ex-serving members buy their first home.

Can I use DHOAS after I leave the ADF?

Yes, if you’re eligible. DHOAS is open to eligible current and former serving members who served on or after 1 July 2008, completed the qualifying period, and have an accrued service credit (the entitlement you built through your service). The key recent change: veterans are no longer time-barred by the old 5-year post-service deadline to access DHOAS. What governs your benefit instead is your service credit — the length of entitlement you accrued — and meeting the scheme conditions. So the question isn’t usually “has too much time passed?” but “what entitlement did I accrue, and is it still available?” That’s confirmed with the Department of Veterans’ Affairs, who issue your subsidy certificate.

The honest detail on your tier after separating

This is the part a lot of content skips, and you should know it going in. While you’re serving, your tier rises with your years of service (Tier 1 to 3). But if you separate before completing 20 years of effective service, your DHOAS subsidy is paid at the Tier 1 level — even if you’d reached a higher tier while serving. If you completed 20 or more years, you retain the higher tier. In practice that means most members who separate earlier in their careers will access DHOAS at Tier 1 (subsidy calculated on a loan portion up to $413,690, with a maximum around $490/month at recent rates). That’s still a genuine ongoing saving — it’s just important to plan with the real number, not an overstated one.

The one-certificate rule — plan your timing

Here’s the other detail that matters for an ex-serving buyer, and it’s a planning point rather than a barrier. While you’re serving you can access multiple subsidy certificates (one at a time). But after you separate, you can access only one more subsidy certificate, and it’s valid for 12 months from issue with no extensions. Practically, that means you want your home purchase and loan lined up so you use that single post-separation certificate at the right moment — not too early, not after it’s lapsed. Some members apply for a certificate before separating so their one post-separation certificate is preserved for later. It’s exactly the kind of timing we help you get right, alongside DVA. We’ll help you confirm where you stand before you count on anything.

Stacking DHOAS with the first home buyer schemes as a veteran

As a first home buyer, your civilian entitlements are unaffected by your veteran status — you can still use:
– the 5% Deposit Scheme (5% deposit, no LMI),
– the First Home Owner Grant (under $750,000, new build),
– the stamp duty exemption ($0 in Queensland on a new build; the Victorian exemption under the threshold), and
– the First Home Super Saver Scheme.

Layer DHOAS on top and a transitioning or ex-serving member buying their first home still assembles a stack most civilian buyers can’t. HPAS, however, is generally tied to permanent serving members buying in a posting location, so it’s typically not part of the picture once you’ve separated — confirm your specific position.

Transitioning out — timing your first home

If you’re still serving but planning to leave, the transition period is a good time to get your home strategy sorted, because your serving status may keep more options open (including HPAS if you buy in your posting location before separating, and easier access to subsidy certificates). We can help you map whether buying before or after separation suits your situation — it depends on your service length, your tier, your posting and your finances. There’s no one answer, and we’ll give you the honest version for your circumstances.

How Low Deposit Homes helps ex-serving members

We help you confirm what you’re entitled to, map the civilian stack plus your DHOAS position, arrange your full bank approval before you commit to a package, and link you up with the banks or brokers — including defence-savvy lenders across DHOAS — who’ll handle your application. Then we match you to a new-build package across Queensland or Victoria. Book a 15-minute call.

Frequently asked questions

Is there still a 5-year deadline to use DHOAS after leaving? No — that time bar has been removed. Eligible former members are no longer time-barred from accessing DHOAS after separating; your accrued service credit and the scheme conditions govern your entitlement. Confirm with DVA.

What tier will I be on as a veteran? If you separated before 20 years of effective service, your subsidy is generally paid at Tier 1, regardless of the tier you reached while serving. At 20+ years you keep the higher tier. DVA confirms your position.

How many subsidy certificates do I get after separating? Just one, valid for 12 months from issue, with no extensions — so timing your purchase matters. We help you plan around it.

Can I still use the First Home Owner Grant as a veteran? Yes — your civilian first home buyer entitlements aren’t affected by leaving the ADF. The 5% Scheme, the grant, stamp duty exemptions and the First Home Super Saver Scheme all still apply if you qualify.

Can I get HPAS after I’ve left? HPAS is generally for permanent serving members buying in their posting location, so it’s usually not available once you’ve separated. Confirm your specific situation.

How do I find out what I’m entitled to? Contact DVA (1300 434 627) for your DHOAS subsidy certificate and entitlement, and talk to us about assembling the civilian stack around it.

Start your ex-serving first home plan

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Related Defence guides

Low Deposit Homes operates under Winning Homes Australia Pty Ltd (ACN 633 321 758). Figures illustrative, current as at June 2026; DHOAS values move with rates and entitlement varies by service history. General information only, not financial or credit advice. Confirm entitlements with the Department of Veterans’ Affairs.