The NDIA pays NDIS SDA funding directly to the registered SDA provider, not the participant, covering the cost of the purpose-built home itself. This differs from Supported Independent Living (SIL) funding, which pays for in-home support and operates as a separate, independently managed funding stream.
Who is eligible for NDIS SDA funding?
NDIS SDA funding is for participants with extreme functional impairment or very high support needs who require specialist housing design features and are unlikely to be able to live independently in standard housing. Eligibility is assessed by the NDIA against SDA design categories, not by disability type alone.
How the assessment works:
- An Occupational Therapist (or other allied health professional) assesses the participant’s functional needs against the four SDA design categories.
- The NDIA reviews this assessment alongside the participant’s broader NDIS plan and support needs.
- If approved, SDA funding is added to the participant’s plan, specifying the design category and building type they’re eligible for.
The four SDA design categories:
| Category | Who it suits |
|---|---|
| Improved Liveability | Participants with sensory, intellectual, or cognitive disability who benefit from enhanced accessibility features |
| Fully Accessible | Participants with significant physical disability who need a fully wheelchair-accessible home |
| Robust | Participants who need a very durable home that also reduces safety risks to themselves or others |
| High Physical Support | Participants with significant physical disability who need high support levels and specialised equipment, such as ceiling hoists |
See how SDA Homes WA’s own housing maps to each of these categories.
How does NDIS SDA funding work?
SDA funding is paid by the NDIA directly to the registered SDA provider, not the participant, and covers the cost of the purpose-built home itself. It’s separate from Supported Independent Living (SIL) funding, which pays for in-home support and is managed independently.
SDA vs SIL, in short: SDA is about the building the structure and features of the home. SIL is about the support you receive inside the home. A participant can have SDA funding, SIL funding, both, or neither, depending on their individual needs (see our full FAQ for more).
What are the tenancy and safety rules for SDA housing?
SDA tenants have the same residential tenancy protections as any other renter, plus additional NDIS Practice Standards covering safety, accessibility maintenance, and emergency procedures that the provider must meet to remain registered.
Core protections include:
- A standard residential tenancy agreement, giving SDA tenants the same rights as any other renter in WA
- Provider obligations under the NDIS Practice Standards for safety, maintenance, and emergency procedures
- Oversight from the NDIS Quality and Safeguards Commission, which registers and audits SDA providers
What changed in the NDIS SDA rules for 2025–26?
The NDIA updates SDA pricing arrangements annually, with the current 2025-26 pricing arrangements taking effect from 1 July 2025 and further updated 24 November 2025 covering SDA price limits, annual indexation, and regional pricing adjustments via the Modified Monash Model. For the full breakdown of what this means for providers and participants, see our dedicated guide: NDIS SDA Rules 2025-26: What Changed for Providers & Participants.
How do I apply for SDA housing?
Applying for SDA housing starts with getting SDA included in your NDIS plan via an Occupational Therapist assessment, then working with a support coordinator to find a registered provider and home that matches your approved design category.
In short:
- Discuss SDA with your NDIS planner or Local Area Coordinator
- Complete an Occupational Therapy functional assessment
- NDIA reviews and (if approved) adds SDA funding to your plan
- Work with a support coordinator to shortlist registered SDA providers and homes
- Visit homes, choose the one that suits you, and sign a tenancy agreement
For the full walkthrough, see: Specialist Disability Accommodation Rules: Step-by-Step Application Guide.
Frequently asked questions about NDIS SDA rules
Can I choose who I live with under SDA rules?
Yes, where appropriate participants can express a preference for shared or private living, and providers work with them to explore suitable options within the available homes.
What happens if my SDA provider loses NDIS registration?
Participants are supported to transition to a registered provider to keep receiving SDA funding. Always confirm a provider’s current registration status via the NDIS Commission’s public provider register before signing a tenancy agreement.
Is SDA the same as a group home?
No SDA specifically refers to NDIS-funded housing meeting formal design standards for accessibility and safety, whereas “group home” or “supported accommodation” is a broader term that can include non-NDIS-funded or non-SDA-compliant options.
SDA housing across Perth
SDA Homes WA provides Specialist Disability Accommodation across the greater Perth metro area, including Safety Bay, Hilbert, and Midland. If you’re exploring SDA options and want to see what’s currently available, get in touch or browse our homes.
By
By
