Finding the right place to live is important for everyone. But, if you’re living with a significant disability, it’s absolutely essential to have a home that truly works for you. That’s where Specialist Disability Accommodation (SDA) comes in.
You might be wondering: what is SDA?
Put simply, it’s a type of housing funded by the NDIS for people with extreme functional impairment or very high support needs. SDA is housing designed for people living with disability to support greater independence, safety and quality of life.
In Australia, around 25,000 NDIS participants have SDA funding approved. And there’s more demand than ever as people look for modern, accessible homes that suit their unique needs. Whether it’s to navigate in a wheelchair, feel safe and secure, or have the right supports built in, SDA opens doors to a more comfortable, independent future.
SDA and the NDIS
SDA is just one part of the broader NDIS puzzle. The NDIS funds many different types of supports, from therapies and assistive technology to help with daily living tasks. SDA is unique because it’s not about the support workers who come to help, it’s about the actual building itself.
At The SIL Company, we’re a Supported Independent Living (SIL) provider, which means we arrange the day-to-day supports that help people live well in their chosen home. But we also work hand-in-hand with trusted SDA providers to help participants and families find the right SDA dwelling to suit their needs.
We’re big believers in choice and control – it’s your life, your home, and your goals. Whether that means building up your skills to live more independently, being closer to family, or feeling safe in a purpose-built space, we’re here to help make it happen.
How SDA funding works under the NDIS
What is SDA funding?
Specialist Disability Accommodation (SDA) funding is financial support provided by the NDIS to help eligible participants live in homes specifically designed to meet their needs. This funding covers the cost of the physical dwelling itself but not the daily support services within the home.
The goal is to ensure people with disability have access to safe, accessible housing that supports their independence and helps them participate more fully in the community.
Who is eligible for SDA funding?
SDA funding is only provided to NDIS participants who have been assessed as having:
- Extreme functional impairment, and/or
- Very high support needs.
These are strict criteria because SDA is intended for those with the most significant disability-related needs. Participants also need to demonstrate that SDA will substantially improve their quality of life and help them reach their NDIS goals.
Eligibility is generally decided during your NDIS planning meeting and requires a detailed look at your individual situation.
How is SDA funding calculated?
SDA funding is personalised. It’s calculated based on:
- The type of dwelling (for example, apartment vs house, and the SDA design category it meets),
- Your level of disability, and
- Where you live, since costs vary by location.
The NDIS pays the funding directly to the SDA provider, who must be registered with the NDIA and ensure the property is fully compliant.
What do you pay?
While the NDIS funds the cost of the home itself, participants also pay a Reasonable Rent Contribution (RRC). This is set at:
- 25% of your Disability Support Pension, plus
- 100% of your Commonwealth Rent Assistance.
It’s designed to keep housing affordable while ensuring participants can live in a safe, suitable environment.
Remember, SDA funding doesn’t cover utilities, groceries, or personal expenses. It also doesn’t cover daily supports like help with showering or meal prep — those are funded separately through SIL (Supported Independent Living) or ILO (Individual Living Options).
How do you access SDA funding?
To get SDA included in your plan, your team will help pull together evidence from healthcare professionals, OTs, physiotherapists or behavioural specialists to show why SDA is reasonable and necessary for you. This typically goes through the Home and Living Supporting Evidence form process.
Your NDIS planner then reviews all the reports to see if you meet the eligibility criteria. Once approved, you’ll have SDA funding in your plan, and the power to choose an enrolled SDA provider and property that suits your goals.
SDA eligibility
This specialised support is reserved for those who truly need it most. Eligibility is guided by the NDIS Specialist Disability Accommodation Rules (the federal legislation that precisely defines who qualifies).
To be found eligible, you might:
- Need significant assistance with mobility, self-care or self-management, such as help getting in and out of bed, managing medications, or planning daily activities.
- Require person-to-person support for daily living, even with assistive tech.
- Have lived in SDA for a long time, with evidence that your capacity would be significantly impacted by leaving.
- Need substantial direct support for most of the day due to the impact of your disability, or because there are safety concerns.
Typically, proving this involves multiple assessments and detailed reports, often coordinated by a support coordinator, that clearly explain how your needs align with the SDA Rules. These then go to an independent panel to decide if SDA funding will be approved.
Find out more about NDIS eligibility.
SDA categories
There are four main SDA housing categories, each with its own design standards to ensure the home is genuinely fit for its intended purpose.
Improved Liveability SDA
Improved Liveability homes increase physical access and support greater independence for people with sensory, intellectual, or cognitive impairments. Examples include:
- Open sight lines and clear layouts,
- High-contrast surfaces and good lighting to aid navigation,
- Safer kitchen access to encourage involvement in cooking and daily routines.
Fully Accessible SDA
Fully Accessible homes are designed to help people with higher-level physical support needs boost their independence and reduce reliance on day-to-day support. Features commonly include:
- Wide hallways and doorways for easy wheelchair use,
- Zero steps throughout,
- Substantial bathroom modifications so participants can transfer independently.
High Physical Support SDA
High Physical Support homes include even more specialised design features, like:
- Reinforcements in the ceiling for hoists to safely transfer from bed to wheelchair or shower chair,
- Emergency power supplies for critical medical equipment,
- Very wide circulation spaces to accommodate large mobility devices.
These homes are carefully tailored to make sure participants with high level of physical needs can live safely and comfortably.
Robust SDA
Robust housing includes extra structural features and impact-resistant materials to help reduce ongoing maintenance needs and minimise safety risks. These homes are ideal for participants who need extensive behavioural support. They often include:
- Strong walls and secure windows,
- Durable fixtures,
- Specially designed breakout rooms or quiet spaces where a participant can calm down safely.
SDA design requirements
Every SDA home must meet the NDIS Specialist Disability Accommodation Design Standard, which you can explore here.
This isn’t just a checklist on paper. Before any home is registered as SDA, it must be independently assessed and certified by an accredited SDA assessor. This gives you confidence that the home truly meets the design category it claims – and that it’s built to keep you safe, comfortable and supported long into the future.
SDA accommodation options
Today’s SDA homes are thoughtfully designed and come in all shapes and sizes. Depending on your preferences, you might choose:
- A modern apartment close to shops and transport,
- A spacious villa or townhouse,
- Or a house with a garden and plenty of room.
There’s also flexibility in how you live:
- Sole living where the entire SDA-certified home is yours alone, or
- Shared living where you live with one or two other people, each with tailored supports.
It’s about finding what’s right for your lifestyle, personality and long-term goals. Find out more about NDIS housing options.
Finding an SDA provider (and how we can help)
Once your SDA funding is approved, the next step is finding a home that fits you, and that’s where we come in.
At The SIL Company, we partner with a number of trusted SDA housing providers. Even if we don’t have the perfect vacancy today, we can help you explore the wider market to find an SDA property that truly meets your needs. It’s all part of ensuring you have real choice and control over where you live.
Hopefully by now, you’ve got a clear picture of what SDA is.
It’s about far more than funding bricks and mortar; it’s about giving people with significant disabilities the chance to live in a place that’s designed for them, fosters independence, and feels like home.
Explore your options & learn more about Specialist Disability Accommodation, or see our current vacancies.
