What is Specialist Disability Accommodation?
Specialist Disability Accommodation (SDA) is purpose-designed housing for NDIS participants with extreme functional impairment or very high support needs. SDA homes include built-in accessibility and safety features—think reinforced ceilings for hoists, stepless entries, wider doorways, smart-home tech, backup power, or robust materials—so you can live more independently and your other supports can be delivered more safely and efficiently.
SDA is the housing component only. Personal care, Supported Independent Living (SIL), Individualised Living Options (ILO), community access, therapy and assistive technology are funded separately under other parts of your plan.
Most people will access housing through private rental, home ownership or state/territory social housing. SDA is only funded when it clearly meets NDIS criteria and is the most appropriate way to meet disability-related housing needs.
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Who is SDA for? (Eligibility)
When the NDIA considers SDA, it looks at how your home & living supports fit together, then applies three core questions:
Extreme functional impairment or very high support needs?
Extreme functional impairment = major difficulty (or inability) to complete daily tasks independently, even with aids/home mods.
Very high support needs = frequent or immediate person-to-person support, where informal supports are unavailable or unsafe, or SDA would reduce significant risks (e.g., evacuation, behaviours of concern).
SDA need requirement:
Will SDA, combined with your other supports, lead to better outcomes (improved or maintained function, reduced future support needs, safer delivery of supports, stronger community/family connection)?Funding criteria:
SDA must be effective & beneficial, value for money, help you pursue goals, be an NDIS responsibility (not mainstream housing), and not likely to cause harm.
If you already lived in specialist housing before joining the NDIS, you remain eligible; the NDIA will work with you to determine the most appropriate SDA going forward.
Understanding “Extreme Functional Impairment” & “Very High Support Needs”
Functional areas considered:
Mobility: transfers, stairs, moving around the home/community.
Self-care: showering, dressing, eating, taking meds, communication.
Self-management: domestic tasks, routines, relationships, behaviour support.
Very high support needs includes scenarios where:
You need immediate or near-immediate support at times, and informal supports can’t safely provide this; or
SDA design materially reduces safety risks for you or others (e.g., robust construction, clear lines of sight, safe egress).
Evidence you may be asked to provide: allied health reports (OT/physio/SLP), behaviour support plan/restrictive practice plan (if relevant), assessments of daily support needs, and a home & living assessment (the NDIA can fund this where needed).
How SDA Fits with Your Other Supports
SDA is most effective when combined with the right mix of supports, such as SIL/ILO, personal care, nursing, behaviour support, therapy, and assistive technology. The NDIA looks at how your supports can be delivered safely:
Do you need on-site 24/7 or on-call support?
Can supports be shared with housemates?
Will AT (e.g., ceiling hoists, communication tech) reduce manual handling and risk?
Could home modifications in standard housing achieve the same outcomes more cost-effectively?
SDA Design Categories (the accessibility features)
If you’re new to SDA, there are four design categories:
Improved Liveability – enhanced wayfinding/visibility, reduced complexity, low-gradient access, suitable for sensory, cognitive or intellectual impairments.
Fully Accessible – high level of physical access, stepless routes, turning circles, accessible bathrooms/kitchens; ideal for manual/power wheelchair users.
Robust – durable, impact-resistant materials, safe layout and sightlines, low-maintenance; supports people with behaviours of concern and lowers property damage risk.
High Physical Support – highest access features plus infrastructure for ceiling hoists, home automation, emergency power, and advanced communication.
The NDIA chooses a category based on your goals, risks, and support model, ensuring features enable (not hinder) delivery of other supports.
SDA Building Types
SDA can be delivered as:
Apartments (in mixed developments)
Duplexes / Villas / Townhouses (semi-attached or strata)
Houses (detached low-rise)
Group homes (typically 4–5 residents)
Choice depends on your preferences, whether you want to live alone or share, your support model (e.g., on-site shared support), and what’s value for money.
Living Alone (with On-Site Shared Support)
Some participants live in individual apartments or villas on a single site with on-site shared support available for unplanned needs. This can work where you can:
Use tech (call systems) to request help,
Typically need up to ~2.5 hours/day of unplanned support beyond scheduled ADL supports, and
Can safely wait up to ~60 minutes for unplanned support.
Example
Aisha lives in a one-bedroom SDA apartment with on-site shared support. She has scheduled support for morning/evening routines and chores via SIL. When friends drop by unexpectedly, she uses the call system to request assistance to transfer to her chair—on-site support arrives shortly so she can head out. Her SDA design means hoists and stepless routes reduce manual handling, lowering risk and support hours overall.
Sharing a Bedroom or Living with a Partner/Friend
You can choose to live with family, a partner, a friend, or another participant (even if they’re not SDA-eligible) as long as the provider agrees and health/safety can be maintained. Any additional rent and household arrangements must be clearly stated in your SDA service agreement (or separate tenancy agreement).
Example
Lucas lives in a two-bedroom SDA home with Priya (also an NDIS participant). Lucas wants his partner Ben (not an NDIS participant) to move in and share his room. After a risk and impact review, the provider agrees there’s no reduction in either participant’s supports. Ben pays a privately agreed rent contribution; SDA funding for Lucas and Priya remains unchanged per the SDA Pricing Arrangements.
Funding Rules & Value for Money
The NDIA checks that SDA is value for money compared with alternatives (e.g., standard housing with modifications). SDA is more likely to be funded where it:
Reduces the overall cost of other supports (e.g., fewer staff hours due to hoists/automation),
Improves safety and outcomes for you and your support network, and
Enhances independence and long-term participation in community, education and employment.
You still pay ordinary living costs like rent and utilities. Your reasonable rent contribution (RRC) is typically 25% of the DSP + 25% of Pension Supplement + any CRA. The SDA payment from the NDIS is paid to your SDA provider (not to you).
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How to Get SDA into Your Plan
Talk goals with your my NDIS Contact / Support Coordinator.
Provide evidence: OT/clinical reports, behaviour support plan (if relevant), and a Home & Living assessment.
Demonstrate SDA will be effective, beneficial and value for money vs alternatives.
The NDIA decides SDA design category, building type, and preferred location and includes an SDA budget in your plan.
If SDA isn’t the best fit, the NDIA may fund home mods, AT, SIL/ILO, or other options that better match your needs.
Finding & Choosing an SDA Home
Search the SDA Finder for current vacancies and enrolled dwellings:
NDIS SDA Vacancy FinderShortlist providers, ask about design category, inclusions, on-site support, evacuation plans, assistive tech readiness, and housemate compatibility.
Confirm service agreements: SDA (housing) is separate from SIL/ILO or other supports, and you can generally choose different providers.
If the exact SDA in your plan isn’t yet available, you can work with your coordinator on interim arrangements (short-term stays, additional supports in your current home) or request a plan reassessment if your needs change.
What Providers Must Do
Only registered NDIS providers can deliver SDA. Dwellings must be enrolled with the NDIA and comply with the SDA Design Standard. Providers must keep dwellings in good repair, notify changes (e.g., vacancies, design changes), and may have their enrolment verified or cancelled if standards are not met.
Fast FAQ
What is SDA under the NDIS?
Purpose-built housing for people with extreme functional impairment or very high support needs, enabling safer delivery of supports.
Is SDA the same as SIL?
No. SDA = the dwelling. SIL/ILO/personal care/AT are separate supports that you use in or alongside the home.
Who pays the rent?
You pay a reasonable rent contribution; the NDIS pays the SDA payment to the SDA provider.
Can I live alone?
Yes—if it’s value for money and meets safety and support criteria. Many live alone with on-site shared support for unplanned needs.
What evidence do I need?
OT/clinical reports, behaviour support plan (if relevant), daily support profile, and a home & living assessment demonstrating SDA is effective and value for money.
Can I bring my partner or friend?
Often yes, if the provider agrees and health/safety is maintained. Rent and living arrangements must be clearly documented.
How do I start?
Speak to your my NDIS Contact or Support Coordinator and assemble evidence. We can help:
Complete Money Management – Home & Living
How Complete Money Management Can Help
At Complete Money Management, we help you:
Map goals to the right home & living pathway (SDA vs home mods vs SIL/ILO).
Build a strong evidence pack that aligns with NDIS criteria.
Optimise your budget and reduce the risk of under-utilisation.
Shortlist SDA providers and compare service agreements with confidence.
Start with a friendly chat with our team for more information.