Complex home modifications

NDIS Capital support

Larger changes to a home so it suits a person’s disability, such as structural work, bathroom reconstruction or fitting lifts.

The short answer

Complex home modifications are larger changes that make a home work for a person's disability, such as structural work, rebuilding a bathroom or installing a lift. They usually involve an assessment, plans and quotes.

About Complex home modifications

When a home does not suit a person's needs, small fixes are not always enough. Complex modifications deal with the structure of the home: widening doorways, removing steps, rebuilding a bathroom so it is accessible, or installing a lift or ceiling hoist track. These jobs are usually planned in stages and involve several people.

An occupational therapist commonly starts the process by assessing how you move and what you need. A builder or specialist modifier then prepares plans and quotes, and depending on the work there may be approvals from a certifier or council. If you rent, the owner needs to agree to changes, and it is best to raise this at the start.

Because the work can be disruptive and expensive, it pays to plan carefully. Ask about the timeline, where you will stay if the home is unusable during construction, what happens if something goes over budget and who is responsible for the finished work.

Who is this service for?

People whose home does not work for their disability and who need larger changes, such as structural work, a rebuilt bathroom or a lift.

What a typical session looks like

A complex home modification is a building project, not a single visit. It usually begins with an occupational therapist assessing how you use your home and what needs to change, followed by a design and quotes from a builder, and then approval where it is needed. Work on site follows, often involving structural changes such as widening doorways, installing ramps or lifts, or rebuilding a bathroom.

During the build it helps to have a single point of contact who keeps everyone informed, and to agree beforehand how you will manage daily life while the work is happening. At the end, the therapist and builder check that the finished work does what it was designed to do and that you are comfortable using it.

Who delivers this support

Complex modifications typically involve several professionals working together: an occupational therapist who assesses need, a builder or building designer who plans and carries out the work, and sometimes a certifier, surveyor or architect. If you rent, the landlord's approval is also needed. Look for builders with experience in accessible design, not only general renovation.

How to choose a provider

• Choose an occupational therapist who has experience with home modification projects.
• Ask builders whether they have done similar work and can provide references.
• Check licences, insurance and any accreditation required for the work.
• Get more than one quote and check that each one covers the same scope.
• Ask how the project will be managed and who to contact if problems come up.

Questions to ask a provider

• What experience do you have with accessible design and with people who have needs like mine?
• Will an occupational therapist be involved in the assessment and the final check?
• Can you give me a clear written scope, quote and schedule before work starts?
• How will you manage the site during the project, and how will you keep me informed?
• What approvals or permits are needed, and who is responsible for getting them?
• What warranty or guarantee is there on the completed work?

Common mistakes to avoid

• Starting design before an occupational therapist has assessed how you actually use your home.
• Comparing quotes that do not cover the same work, making the cheapest look better than it is.
• Not getting landlord or body corporate permission early when you do not own the home.
• Failing to plan how you will manage daily life during the build.
• Skipping the final inspection with your therapist, so problems are found only after the builder has left.

Getting started

1. Have an occupational therapist assess your needs and your home.
2. Get plans and quotes from qualified builders or modifiers.
3. Confirm approvals and, if you rent, agreement from the owner.
4. Agree a timeline and payment schedule in writing before work begins.

How it fits with the rest of your plan

Home modifications are among the larger and longer-term decisions in a plan, and they interact with other supports such as equipment, accommodation and personal care. Because the work is difficult to reverse, it is worth making sure the design will still suit you as your needs change. Good planning up front can prevent expensive corrections later.

Eligibility

You can use NDIS funding for Complex home modifications if it is included in your NDIS plan. The NDIS funds supports that are reasonable and necessary: they relate to your disability, help you pursue your goals and represent value for money. Not sure whether it is in your plan? Check your plan, or ask your planner, Local Area Coordinator or support coordinator. You can also arrange it privately.

Funding

Capital supports cover higher-cost items such as home modifications, vehicle modifications and specialist housing. They are generally included only where the NDIS has decided they are reasonable and necessary, often based on assessments and quotes from qualified professionals. Ask your planner what evidence is needed for Complex home modifications. Whether your plan is managed by the NDIA, by a plan manager or by you, ask for a written quote and a service agreement before you start. If your plan is plan-managed or self-managed you can use providers who are not registered with the NDIS. If it is NDIA-managed you generally need a registered provider.

What it costs

Higher-cost items such as home modifications, vehicle modifications and specialist housing are usually priced by quote rather than by the hour. Ask for itemised quotes so that you can see exactly what Complex home modifications includes, and expect to compare more than one. Before you start, ask for a written quote that lists each support, the hours and the price, and check it against the current NDIS Pricing Arrangements and Price Limits on the NDIS website. A provider may charge less than a limit. If you pay privately, the provider sets its own fees. Plan-managed and self-managed participants can also use providers who are not registered, and those providers set their own prices.

Home modifications providers on the NDIS register

2,815 NDIS providers list home modifications supports on the NDIS Commission register of registered providers. A register listing shows what the register says, not who has capacity.

Providers listing home modifications

• 1 Abbira Care Services - VIC; includes Fraser Rise, VIC
• 1 NSW Building Solutions - NSW; includes Annandale, NSW
• 1 Roof Therapy and Assessment - NSW; includes Caringbah, NSW
• 120 Group - VIC; includes Cheltenham, VIC
• 1care Services - NSW; includes Schofields, NSW
• 1square1 - NSW; includes Baulkham Hills, NSW
• 1st Care Community - QLD; includes Acacia Ridge, QLD
• 1st for Care Pty Ltd - NSW; includes Bass Hill, NSW; Greystanes, NSW
• 21st Century Driving School - NSW; includes Campsie, NSW
• 23k - VIC; includes Hampton, VIC
• 24 Hour In Home Care - NSW; includes Bass Hill, NSW
• 24 Hour Property Services - VIC; includes Keilor, VIC

See all 2,815 home modifications providers

Listings by state and territory

• New South Wales (1,265)
• Victoria (714)
• Queensland (464)
• South Australia (226)
• Western Australia (191)
• Tasmania (76)
• Australian Capital Territory (66)
• Northern Territory (35)

Suburbs with the most listings

• Brisbane, QLD (119)
• Sydney, NSW (118)
• Melbourne, VIC (94)
• Central Coast, NSW (85)
• Liverpool, NSW (65)
• Parramatta, NSW (64)
• Blacktown, NSW (58)
• Bankstown, NSW (54)
• Campbelltown, NSW (50)
• Penrith, NSW (49)
• Perth, WA (48)
• Wollongong, NSW (46)

Listings covering the most areas

• Simply You Plan Management - 324 areas
• Number 1 Care Provider - 134 areas
• Elevate Disability & Aged Care - 117 areas
• Right at Home Perth Northern Suburbs & Perth West Coast - 108 areas
• United for Care - 103 areas
• Hercules Lifting Solutions - 101 areas
• Full Life Occupational Therapy - 91 areas
• Clover Leaf Sanctuary - 87 areas

Checking credentials

• Check registration Search the NDIS Commission's register of registered providers to see whether a provider is registered and for which types of support. Plan-managed and self-managed participants can also use unregistered providers.
• Ask about worker screening Ask whether workers hold a current NDIS Worker Screening Check where their role requires one, and how the provider checks its workers' identity and qualifications.
• Get it in writing Ask for a written quote and a service agreement that describes the support, the prices, how to change or end it and how to make a complaint.

Regulation and safeguards

NDIS providers and their workers must follow the NDIS Code of Conduct, and registered providers are regulated by the NDIS Quality and Safeguards Commission.

• NDIS Quality and Safeguards Commission Regulates NDIS providers and handles complaints about the quality and safety of NDIS supports. Phone: 1800 035 544.
• National Disability Insurance Agency (NDIA) Runs the NDIS. Contact them about your plan, your funding and eligibility. Phone: 1800 800 110.

Related services

• Minor home modifications
• Vehicle modifications

Frequently asked questions

What counts as a complex home modification?

Larger jobs that involve structural changes or specialised design, for example widening doorways, rebuilding a bathroom or installing a lift. They usually need an assessment, plans and quotes.

Who is involved in a home modification project?

Typically an occupational therapist who assesses your needs, a builder or modifier who carries out the work, and sometimes a certifier or the property owner. Renters need the owner's agreement.

How long do home modifications take?

Complex work can take months from assessment to completion, because of design, approvals and quotes. Ask your provider for a realistic timeline early and plan around it.

Can I stay in my home during the work?

Sometimes, depending on the job. Ask the builder about the impact and plan for alternatives if parts of the home will be unusable.

What if the quote goes up during the project?

Ask before starting how variations are handled and agreed. A clear written contract helps avoid disputes.

Do I need permission to modify a rented home?

You generally need the owner's agreement. Raise it early because it can affect what is possible and how long it takes.

How is a complex home modification different from a minor one?

It generally means significant structural or specialised work, such as lifts, major bathroom rebuilds or changes to the layout of the house, rather than small fixes like grab rails. Your occupational therapist can explain how your project is classified.

Can I make modifications to a rented home?

Often, but the landlord's written approval is normally needed, and there may be conditions about restoring the property or leaving the changes in place. Speak to your landlord and your therapist before anything is designed.

Who checks the work is done properly?

The builder is responsible for the quality of the work, and your occupational therapist can check that it meets the design and works for you. Keep records of approvals, plans and inspections.

Can I use my NDIS plan to pay for Complex home modifications?

If Complex home modifications is in your NDIS plan and is reasonable and necessary for you, then yes. Check with your planner, Local Area Coordinator or support coordinator. You can also arrange it privately.

How do I find a Complex home modifications provider near me?

Browse providers on SolDirectory, or send a free enquiry with your location and what you need and suitable providers will review it. Then ask each one about availability, a quote and a service agreement before you decide. Details come from providers and registers, so confirm them directly.

Sources and further reading

• NDIS: how the NDIS works, plans and price limits
• NDIS Quality and Safeguards Commission: find a registered provider, make a complaint

Browse the NDIS and aged care provider directory