Specialist Disability Accommodation (SDA)
NDIS Capital support
Specialist Disability Accommodation is housing with special design features for people with very high support needs or extreme functional impairment.
The short answer
Specialist Disability Accommodation is housing with special design features for people with very high support needs or extreme functional impairment. It covers the building, not the support services delivered inside it.
About Specialist Disability Accommodation (SDA)
SDA homes are designed and built to a higher standard than ordinary housing. Features can include wider doorways, reinforced ceilings for hoists, accessible bathrooms and kitchens, and smart technology or robust construction for people who need it. The design aims to make it easier for residents to live safely and independently.
The housing and the support are separate. SDA is the home. Support services, such as personal care and help with daily tasks, are provided by a support provider, and a person can choose the provider that works for them. Some people have both SDA and Supported Independent Living, but they are different things.
SDA is intended for a small number of people. Eligibility is decided against specific criteria and needs supporting evidence, often from an occupational therapist. If you are thinking about SDA, talk to your planner or support coordinator early, and ask about the design categories and locations available.
Who is this service for?
People with very high support needs or extreme functional impairment who need housing with specialist design features.
What a typical session looks like
Specialist Disability Accommodation is housing built or modified for people with very high support needs or extreme functional impairment. The home itself is designed to be accessible and to support the delivery of care, with features such as wide doorways, accessible bathrooms, robust construction, assistive technology and space for equipment or support staff.
Daily life is like any home: you live in it, decorate it and have your own space. Personal supports are provided separately by the support providers you choose, so the housing and the support are usually different arrangements. Some homes are shared with others, and some are for one person or a couple.
Who delivers this support
SDA housing is offered by registered housing providers, who own or manage the homes. Support in the home is provided by separate support providers, and a support coordinator often helps you find both. Ask about how the home is designed, what tenancy protections apply and how support arrangements work.
How to choose a provider
- Ask an occupational therapist to assess whether SDA might suit you.
- Visit homes and check the design features against your needs.
- Ask how the housing provider and support provider work together.
- Check location, including access to transport, shops and family.
- Ask about the agreement, including rights and how to end it.
Questions to ask a provider
- How is the home designed to support my needs, and can I see it before deciding?
- Who owns and manages the property, and what is the tenancy agreement?
- How are housemates chosen, if the home is shared?
- Can I choose my own support provider, and can I change provider later?
- How are repairs and maintenance handled?
- What are my rights if I want to move?
Common mistakes to avoid
- Assuming SDA is the right option without exploring alternatives.
- Not visiting the home or meeting housemates.
- Confusing the housing agreement with the support agreement.
- Not checking that you can choose and change your support provider.
- Not understanding your tenancy rights.
Getting started
- Talk to your planner or support coordinator about whether SDA may be an option.
- Gather evidence of your support needs with your therapists.
- Explore available homes and providers.
- Understand the agreement before you sign.
How it fits with the rest of your plan
SDA is one part of a person's housing and support arrangement, and it relates to supported independent living, home modifications and support coordination. It suits only a small group of people with very high needs, so it helps to get advice on whether it is a good option and what other options are available.
Eligibility
You can use NDIS funding for Specialist Disability Accommodation (SDA) 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 Specialist Disability Accommodation (SDA). 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 Specialist Disability Accommodation (SDA) 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.
Housing (SDA & SIL) providers on the NDIS register
12,965 NDIS providers list housing (sda & sil) supports on the NDIS Commission register of registered providers. A register listing shows what the register says, not who has capacity.
Providers listing housing (sda & sil)
- 1 Abbira Care Services - VIC; includes Fraser Rise, VIC
- 1 All Care - SA; includes Findon, SA
- 1 Care Connect - NSW; includes Manly, NSW; Rooty Hill, NSW; Rosehill, NSW
- 1 Circle Of Care - VIC; includes Pakenham, VIC
- 1 Heart Care Services - NSW; includes Orange, NSW
- 1 In Town Services - SA; includes Mansfield Park, SA
- 1 The Helpers - NSW; includes Parramatta, NSW
- 1-Care - NSW; includes Lalor Park, NSW
- 10 Plus Care - VIC; includes Camberwell, VIC
- 121 Best Care - QLD; includes Calamvale, QLD
- 121 Supports Hunter - NSW; includes Hamilton, NSW; Newcastle, NSW; Newcastle West, NSW
- 123 Community Support - NSW; includes Ermington, NSW
See all 12,965 housing (sda & sil) providers
Listings by state and territory
- New South Wales (4,358)
- Victoria (3,830)
- Queensland (2,292)
- South Australia (1,277)
- Western Australia (1,098)
- Northern Territory (303)
- Australian Capital Territory (284)
- Tasmania (216)
Suburbs with the most listings
- Brisbane, QLD (597)
- Melbourne, VIC (462)
- Sydney, NSW (354)
- Central Coast, NSW (274)
- Perth, WA (259)
- Adelaide, SA (244)
- Blacktown, NSW (229)
- Parramatta, NSW (207)
- Liverpool, NSW (200)
- Tarneit, VIC (184)
- Ipswich, QLD (171)
- Canberra, ACT (169)
Listings covering the most areas
- Permalink Support Services - 503 areas
- Nurse Next Door Canberra - 189 areas
- Huge Care - 188 areas
- Aligned Assist - 184 areas
- Amazing Procare Toowoomba - 171 areas
- Allabilities Cares - 170 areas
- Allied Horizon Disability Services - 154 areas
- Number 1 Care Provider - 134 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
Frequently asked questions
What is Specialist Disability Accommodation?
Housing with special design features for people with very high support needs or extreme functional impairment. It covers the building, not the support services delivered inside it.
Is SDA the same as Supported Independent Living?
No. SDA is the housing. Supported Independent Living is help with daily tasks. Some people have both, but they are separate and often provided by different organisations.
How do I find out if SDA is right for me?
Talk with your planner, support coordinator or an occupational therapist. Eligibility is assessed against specific criteria and needs supporting evidence.
Do I have to use the same organisation for housing and support?
No. You can choose your support provider separately.
Can I live with someone I choose?
Ask the housing provider what is possible in the home you are interested in.
How do I find out if I am eligible?
Talk to your planner or support coordinator. Eligibility is assessed against specific criteria.
Who can live in specialist disability accommodation?
It is intended for people with very high support needs or extreme functional impairment, and eligibility is assessed. Talk to your planner or coordinator about whether it might apply.
Do I have to use the housing provider's support services?
You should be able to choose your support provider separately, and that is an important point to check before agreeing to anything.
Does having SDA mean I also get supported independent living?
No. SDA is about the building, and supported independent living is about the support provided in the home. They can be used together but are separate.
Can I use my NDIS plan to pay for Specialist Disability Accommodation (SDA)?
If Specialist Disability Accommodation (SDA) 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 Specialist Disability Accommodation (SDA) 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
Helpful reading
- How to choose an NDIS provider: 12 questions to ask before you commit: A practical checklist for comparing providers, from how a service fits your plan to what happens when something goes wrong.
- Registered or unregistered? What it means when you choose an NDIS provider: Registered and unregistered providers can both be legitimate, but the rules, checks and options for your plan are not the same. Here is how to think about the difference.
- How to change NDIS provider without losing support: You are allowed to change providers. A little planning means the new service is ready before the old one ends, and nothing falls through the gap.