Your Guide to Specialist Disability Accommodation (SDA)
What is Specialist Disability Accommodation (SDA)?
Specialist Disability Accommodation (SDA) is housing designed for people with extreme functional impairment or very high support needs. These homes are purpose-built to make everyday living safer, easier, and more independent.
Who is eligible for SDA?
To be eligible for SDA, a person must have an extreme functional impairment, meaning they experience ongoing difficulty with everyday tasks such as moving around, personal care, or managing daily life.
A person may also be considered if they have high support needs. This can include requiring frequent or ongoing support, having complex needs that impact safety, or being at risk of their current living situation breaking down.
The NDIS must also determine that SDA is the most appropriate housing option. This means that an SDA home is the best way to meet the participant’s needs, and that other housing options are not suitable.
SDA Design Categories
Robust – Robust homes are built with durability and safety in mind and are suited to people with higher behavioural support needs.
HPS – High Physical Support homes are designed for people with complex needs and may include features such as ceiling hoists and backup power.
FA - Fully Accessible homes are wheelchair-friendly and suited to people with significant physical disability.
IL – Improved Liveability homes are designed for people with sensory, intellectual, or cognitive disability.
SDA Funding
In an SDA home, participants contribute toward rent from their income, while SDA funding from the NDIS sits separately under capital funding. This funding covers the design, build, and ongoing provision of the home, and is paid directly to SDA providers.
Participant rent contributions are set by the NDIS and are consistent across providers. The amount is typically a combination of:
- 25% of the Disability Support Pension (DSP)
- 25% of the Pension Supplement
- 100% of Commonwealth Rent Assistance
SDA Funding Covers:
The home itself, often referred to as the “bricks and mortar” and includes:
- The design and construction of the home
- Accessibility features (like wider doorways, hoists, reinforced walls)
- Ongoing maintenance of the property
SDA Funding Doesn’t Cover:
Supports in the home which are funded separately and may include:
- Supported Independent Living (SIL)
- Individualised Living Options (ILO)
- Other day-to-day assistance
Living With Family
Since 2020, the NDIS has allowed participants to live in SDA homes with their family members under Appendix H, recognising the important role families play in providing care and support.
While family members are typically required to pay market rent, providers like SDA Living Australia take a more accessible approach, charging just 25% of the Disability Support Pension, or an equivalent contribution. This helps make SDA more affordable while supporting families to stay together.
Click to learn more about Appendix H
Housing Goals
A housing goal in an NDIS plan is essential for participants who want to explore Specialist Disability Accommodation or other housing supports.
The goal sets the foundation for funding discussions and shows that housing is an important part of the participant’s life plan.
Click to learn more about writing a strong housing goal
What a Typical Housing Journey Looks Like:
Every housing journey is different, but the steps often follow a similar path. Here’s what a typical SDA journey can look like.
- Set your Goal: Include housing as a goal in your NDIS plan.
- Check Eligibility: Discuss your eligibility for Specialist Disability Accommodation (SDA) with your Support Coordinator.
- Explore Your Options: Start thinking about your housing preferences and what matters to you (location, housemates, etc)
- Prepare Your SDA Application: Pending eligibility, your SDA funding is approved and included in your NDIS plan.
- Sign Your Lease: Finalise and sign your lease agreement with your SDA provider.
- Prepare to Move: This is where your SDA Provider and care team work together to prepare for move-in.
- Move In: Your SDA provider and care team support a smooth transition into your new home.
We’re here to help
Navigating SDA can feel overwhelming, but you don’t have to do it alone. Our team works closely with participants, families, and support networks to explain options clearly, help you understand eligibility, and match you to the right home.
