Short answer: Specialist Disability Accommodation (SDA) is housing funded by the NDIS for people with very high support needs or significant functional needs. It is for the building itself and not the support services within it. There are four official design categories for different needs – Improved Livability, Fully Accessible, High Physical Support and Robust. You are eligible not only because you have a plan but because of your NDIS plan and functional assessment.

It’s hard enough to find the right home. Throw in disability and the search can feel overwhelming. This is where Specialist Disability Accommodation, or SDA, comes in.

SDA is part of the NDIS that funds housing for people whose disability means standard housing just won’t cut it, even with modifications. Not everyone on the NDIS is for it. Only a handful of participants qualify, and having a plan doesn’t guaranty you’ll get SDA funding.

In this post you will read about what SDA really is, who it is for and what your housing options are. You’ll also find out how the application process works, how much it might cost and the questions worth asking before you choose a home. By the time you finish, you should have a lot more confidence about where to start.

What is SDA NDIS Housing?

Specialist Disability Accommodation (SDA) It’s the “bricks and mortar” side of the NDIS. The actual building, designed or modified to accommodate people with significant physical, sensory or cognitive needs.

The housing is covered by SDA funding. This doesn’t include support workers who support you on a day to day basis. That support is through another part of your plan, often referred to as Supported Independent Living (SIL) or individual support funding.

What does SDA do in the NDIS?

Your NDIS plan has different areas. One bucket could buy your wheelchair. Another covers your Physio. SDA is the bucket that funds where you live and sits on top of – not in place of – your support funding.

SDA is also meant to be a permanent housing solution. If you need emergency or short-term accommodation, that’s a different kind of NDIS support altogether.

What is it about SDA that makes it different from normal housing?

Standard housing with ramps or grab bars still often does not meet the needs of someone who needs very high levels of support. SDA homes are purpose-built or modified from scratch to feature items such as reinforced ceilings for hoists, wider doorways and specialized acoustic design.

The difference is that normal housing is retrofitted. SDA housing is built with the individual in mind from day one.

What Kinds of SDA Housing Are There?

There are four official design categories for SDA homes under the NDIS. They are built around different kinds of need.

What is Improved Livability housing used for?

This category is for people with sensory, intellectual or cognitive disabilities. Homes in this category often have better lighting, clear sightlines and layouts that minimize confusion or overstimulation (Steadway, “SDA Design Categories Explained”).

Wayfinding features, such as clear signage and consistent room layouts, also help residents move around the home with greater confidence.

What is Fully Accessible housing intended for

Fully Accessible homes are for people with a significant physical disability, including wheelchair and mobility aid users. Expect step-free access, wide corridors, roll-in showers and lowered kitchen benches (Steadway, “SDA Design Categories Explained”).

According to Steadway’s overview of SDA design standards, this is one of the most sought-after categories. That’s likely because physical access requirements are common across a wide range of disabilities.

What is High Physical Support Housing supposed to be?

High Physical Support homes include all of the Fully Accessible homes, and more. Consider ceiling hoists, backup power in case of power outage, and space designated for on-site support workers (Care I Wish, “Different SDA Design Categories Explained”).

This category is generally suitable for people with very high support needs, such as advanced neuromuscular conditions or quadriplegia.

Strong housing is built to last and endure.

Homes are constructed to resist the actions of those who could put themselves, others or property at risk. These homes are constructed with reinforced walls, durable finishes and soundproofing (Care I Wish, “Different SDA Design Categories Explained).

This category is a little more specialized so there are less Robust homes available then the other three.

Are group homes, host homes and shared living SDA categories?

Not exactly and this throws a lot of people off. Group homes, host homes, and shared living are about the staffing and sharing of a home, not the SDA design category itself.

For example, a group home that has staff on site 24/7 falls into one of the 4 categories above. SIL provides separate funding for staffing. The same goes for semi-independent units with part-time support – the building can be Fully Accessible or Improved Livability, but the support hours are from another part of your plan.

Getting SDA Housing

SDA funding is not automatic and you need to do some groundwork.

How do I get SDA funding? What is the first step?

Talk about your housing needs at your NDIS planning meeting. Your planner can guide you through the kind of evidence you will need to support your request (Paramount Disability Homes, “Eligibility for SDA”).

What documents/assessments will you require?

Most people require a functional assessment from an allied health professional, usually an occupational therapist. This assessment will look at your current living situation, any risks you are exposed to and what features your home needs.

You’ll also need supporting evidence such as medical reports, details of problems with your current housing and information about any assistive technology or support arrangements you already use. The more evidence you have the stronger your case is likely to be.

Once you submit your application, what happens next?

If SDA funding is approved by the NDIS it will be included in your plan and will usually include a design category and sometimes other details such as location. From there, you’ll work with a support coordinator, your OT and SDA providers to find a home that fits into that category.

There is no fixed processing time line to count on here, it is dependent on the individual. Timeframes can also change so always check current expectations directly with the NDIS or your planner.

What-if scenario: Right fit

This is a fictional example illustrating how various SDA options could be suitable for different people.

Consider a young adult, Priya, who has a progressive neuromuscular disorder. At the moment she can get around on a frame but her specialist believes her mobility will deteriorate over the coming years.

Finally, if Priya only thought about her needs today, she might prefer Fully Accessible housing. But, as her condition is progressive, a High Physical Support home – with the ceiling hoist provisions already built in – could save her from a stressful move down the track.

This is the sort of question you should ponder: are you preparing for where you are now, or where you might be in a few years? There is no right or wrong, but it is good to discuss your options with your OT and support coordinator before making a final decision on a design category.

How Much Does SDA Housing Cost?

SDA funding is for the cost of the specialist housing itself. But there are still some out-of-pocket expenses to living there.

What is your personal cost of living in SDA housing?

Residents usually make reasonable rent contributions, generally as a percentage of the Disability Support Pension, plus Commonwealth Rent Assistance. These amounts are subject to change so it’s best to check the current amounts directly with your planner or on the NDIS website rather than relying on an old figure.

Other non-NDIS funded costs include:

SDA funding doesn’t cover day-to-day living costs like electricity, internet and groceries. Support services such as SIL or individual support workers are funded separately through your plan, not through the SDA component itself.

Taking the Next Step

SDA housing can provide you with a home that really works for your needs, not one you have to work around. The key is knowing the type of design you need, backing up your application with solid evidence, and thinking about what you will need later as well as what you need now.

If you are starting this process, you might want to talk to your support coordinator or occupational therapist about a functional assessment. Ask lots of questions as you go and raise SDA at your next NDIS planning meeting. The right home is out there — it just takes a clear process to find it.

FAQs

Who can get into NDIS SDA housing?
You must have an up to date NDIS plan, be disabled and have a disability that substantially impacts your ability to live independently in standard housing, and have evidence that even modified standard housing would not meet your needs. The assessment is on a case by case basis and so it is worth talking about your circumstances with your planner or OT.

What are the 4 categories of SDA design?
They are Improved Livability, Fully Accessible, High Physical Support and Robust. They each offer varying levels of support, from sensory and cognitive support to very high levels of physical support and behavioral safety.

SDA includes host homes and shared living.
Not in the design class. Host homes and shared living are support and living arrangements but the building itself still falls under one of the four official SDA categories.

What do participants pay for SDA housing?
The housing is financed by the SDA but usually tenants pay a rent contribution and have to pay for their daily living costs such as electricity and groceries. The amounts vary, so check with the NDIS for the current figures.

How long does it take to get SDA housing approval?
How long this takes is not set in stone as this will depend on your circumstances and the evidence you provide. Your planner or support coordinator can provide you with a better idea of what to expect for your situation.

What if I need support at different times?
If you have a progressive condition it is important to discuss your current and future needs with your OT before selecting a design category. A home with room to adapt can save you the stress of another move down the road.