Specialist Disability Accommodation (SDA) is a type of housing funded under the National Disability Insurance Scheme (NDIS) for participants with significant functional impairments and high support needs.

Featuring accessible and assistive designs, these homes empower residents with disability to live as independently as possible and achieve personal goals.

But navigating SDA funding can be tricky. Don’t know if this is the right path for you, or how to take the next step?

Here, we explain how SDA applications, pricing and payments work, so that you can begin your journey towards finding the ideal home. Keep reading to learn whether you are eligible and how to secure this financial support.

What is SDA funding?

SDA funding is government assistance for NDIS participants with severe functional impairments or high support needs to buy or rent specially-designed homes that foster independence.

This financial support is reserved for disability-related housing costs beyond usual living expenses, like groceries, bills, and rent.

Depending on your support needs, SDA funding can be used for four types of housing. These ‘Design Categories’ are:

  • Improved Liveability: Provides reasonable physical access for people with sensory, intellectual, or cognitive impairments.
  • Fully Accessible: Features high levels of access, including wheelchair-friendly kitchens, bathrooms, and outdoor areas, for those with severe physical disabilities.
  • High Physical Support: Includes specialised features like assistive technologies, ceiling hoists, and emergency power solutions.
  • Robust: Designed to deliver good physical accessibility and extra safety features, like staff retreat areas and impact-resistant materials.

Not sure which SDA Design Category is most suitable?

The National Disability Insurance Agency (NDIA) will review your application and determine the best home category based on your support needs.

Who is eligible for SDA funding?

To be eligible for SDA funding from the NDIS, you must:

  • Be at least 18 years old and qualify for support under the NDIS;
  • Have very high support needs and/or a severe functional impairment; and
  • Demonstrate that SDA will help you achieve your personal goals, build your skills and provide long-term benefits.

If you are living with a severe functional impairment, you might:

  • Struggle or be unable to complete daily tasks on your own; and/or
  • Find it difficult to move around or perform self-care without substantial assistance.

Meanwhile, individuals with very high support needs require extensive one-on-one assistance throughout the day. Unfortunately, family or friends may be unable to provide the necessary informal support. Living in SDA could also help reduce risks to yourself or others.

Essentially, you must prove that SDA funding is reasonable and necessary to improve your everyday independence and achieve your personal goals.

You should also be ready to demonstrate that there are no other suitable options in your planning meeting.

So, highlight to your Local Area Coordinator (LAC) that your main objective is to live independently and that you need SDA funding to do it.

SDA Services has an SDA Eligibility Tool that you can use to find out whether or not you would be likely to be eligible for SDA.

How to apply for SDA funding

1. Housing Assessment Report

First, you’ll need a Housing Assessment Report to determine whether you’re eligible for SDA funding and what kind of home best suits your needs.

This process can take a while, so it’s important to lean on your Support Coordinator, NDIS Planner, SDA provider, and health support team members like your Occupational Therapist (OT).

The OT will spend about 12 to 15 hours completing this assessment, which should cover the type of house that fits your needs and the specific features required for you to live independently and safely.

2. Supporting documents

To boost your chances of getting SDA funding, make sure to include these documents along with your Housing Assessment Report:

  • A letter of recommendation from your GP, physiotherapist, occupational therapist, speech pathologist, or any other allied health professional.
  • A Housing Plan report from your Support Coordinator or OT that explains your current living situation, support needs, and what you’re looking for in a future home. This will help show that the SDA funding is reasonable and necessary.
  • A functional assessment from your OT that confirms your level of impairment. This document should detail what you can do independently and what you need help with at home.

3. Apply to the NDIA

Once you have prepared all of these documents, it’s time to submit your application to the NDIA.

To do this, fill out the Home and Living Supports Request Form and submit it along with your supporting documents. You can send these via email, post, through your Local Area Coordinator, or by visiting your nearest NDIS office in person.

If you have a Support Coordinator, they can help you throughout the application process.

The SDA panel will review your application to determine if you meet the criteria for SDA funding. This review process can take some time, so be prepared to wait.

How long will it take for the NDIA to make a decision?

The NDIA does its best to process SDA applications. At the time of publication they are taking a minimum of 90 days to process. To avoid delays, make sure to provide all information correctly.

Importantly, it can take up to a year for SDA payments to be added to your plan after approval. That’s why we recommend applying for this funding as soon as possible if you think it is the right way forward for your needs.

What happens next?

If you qualify for SDA funding, the Capital section of your NDIS plan will include the below information:

Equipped with this information, you can start searching for the right SDA home.

If you don’t agree with the NDIA’s decision, discuss it with your Support Coordinator and NDIS Planner.

These professionals can liaise with the SDA panel on your behalf and, if needed, gather more information from your housing provider to help secure SDA funding.

So, who pays SDA providers?

Once you have secured SDA funding, signed a tenancy or occupancy agreement and moved into your new home, the NDIS will make SDA payments directly to the SDA provider.

This payment covers the cost of the property itself and is paid for separately to other supports in your NDIS Plan.

It’s important to understand that you will still need to pay a ‘reasonable rent contribution,’ which includes:

  • 25% of your Disability Support Pension; and
  • 100% of your Commonwealth Rent Assistance.

To learn more about SDA payments, don’t hesitate to contact the friendly team at Home in Place. We’re always happy to help.

Discover SDA vacancies in NSW, QLD or Victoria with Home In Place

Once the NDIA approves your SDA funding, you can start searching for a suitable home. If you need SDA in NSW, Queensland or Victoria, explore vacancies with Home in Place.

As one of Australia’s leading not-for-profit SDA providers, we take a person-centred approach to every home. That means providing tenants with the supports needed to enjoy an independent life and participate in the community.

In the past two NDIS Quality & Safeguards Commission audits, Home in Place met all the requirements of the SDA Module and achieved a recommendation for the highest rating of 3 Best Practice in NDIS Tenancy Management.

Browse hundreds of modern SDA homes in places like Sydney, Newcastle, Brisbane and Melbourne today.

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