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The National Disability Insurance Scheme (also called the NDIS) provides funding to eligible people with disability to gain more time with family and friends, greater independence, access to new skills, jobs, or volunteering in their community, and an improved quality of life.
The NDIS also connects anyone with disability to services in their community.
The NDIS now supports over 500,000 Australians with disability to access the services and supports they need.
This includes supporting approximately 80,000 children with developmental delay, ensuring they receive supports early so that they achieve the best outcomes throughout their lives.
Specialist Disability Accommodation (SDA) is purpose-built houses, units, townhouses and group homes for a small proportion of participants in the National Disability Insurance Scheme (NDIS) with extreme functional impairment or very high support needs. Participants in the NDIS receive funding to pay for their accommodation.
Participants eligible for SDA:
- have an extreme functional impairment or very high support needs
- meet the specialist disability accommodation needs requirement and the NDIS funding criteria
SDA helps to stimulate the market to produce high quality, contemporary, accessible, well-designed housing for participants with SDA funding in their plan. SDA funding is paid directly to SDA providers to cover the building and maintenance costs. Participants pay a reasonable rent contribution and other day to day living costs such as electricity bills.
SDA Rules
Most of the requirements and obligations for SDA are in the Federal Register of Legislation.
The SDA Rules require all providers to be registered NDIS providers and for all dwellings to be enrolled with the NDIA. The SDA Rules outlined HERE dwelling enrolment requirements such as design categories, building types and other features that affect prices.
Frequently asked questions - Dwelling enrolment
1. How do I apply to enrol a dwelling as SDA?
All applications to enrol dwellings as SDA must be submitted to the NDIA through the 'my NDIS provider portal'.
A dwelling enrolment process map is available:
SDA dwelling enrolment process map (PDF 120KB)Read the my NDIS provider portal guide to learn how to access and use the portal.
Watch this video demonstration to learn how to use the new my NDIA provider portal.
2. When can I apply to enrol a dwelling as SDA?
An application to enrol a dwelling as SDA can be commenced at any time, however it can only be submitted for assessment by the NDIA when the dwelling is fully built and completed.
A dwelling is complete when a Certificate of Occupancy/Completion or equivalent has been issued.
3. When can I expect to hear about my enrolment application?
We aim to process dwelling enrolment applications within 28 days of receiving a complete and correct application.
This is as long as providers have included all the information and documents we need.
We are not responsible for delays due to incorrect or incomplete applications.
4. How will I be notified of a dwelling enrolment decision?
If the outcome of the application is to enrol the dwelling as SDA, a Certificate of Enrolment will be emailed to you.
The status of the dwelling in the my NDIS provider portal will change to Enrolled.
If the outcome of the application is to not enrol the dwelling as SDA a letter explaining the decision will be emailed to the application contact. The status of the dwelling, in the my NDIS provider portal , will change to Not Enrolled.
5. What documents do I need to include with my application to enrol a dwelling as SDA?
Mandatory evidence requirements vary depending on the SDA Type seeking enrolment. These are summarised in the table below.
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Evidence Type: Proof of Ownership In all cases, proof of dwelling ownership must be submitted. An acceptable proof of ownership document is a Council Rates Notice or Title Deed. The owner name recorded in the dwelling enrolment application must match the ownership document submitted. For example, if the dwelling is owned by a company, the owner name recorded in the application must be the company name, not the name of a company representative. |
Mandatory for these SDA Types: New Build |
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Evidence Type: Permission to Enrol where owner and SDA provider are different Where an SDA provider is seeking to enrol a dwelling as SDA but is not the owner of the dwelling, a letter of permission from the owner of the dwelling must be submitted. The letter must state two things: 1. the SDA provider has their permission to enrol the dwelling; and The letter must be signed by the dwelling owner/s as identified in the ownership document/s submitted. If the owner is a legal entity such as a company, trust or similar, the letter of permission can be signed by an authorised representative of the legal entity. The letter of permission must be accompanied by evidence that the signing individual is an authorised representative of the legal entity, for example an ASIC extract. |
Mandatory for these SDA Types: New Build |
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Evidence Type: Certificate of Occupancy/Completion or equivalent Where the type of SDA is New Build or New Build (Refurbishment), a copy of written certification the dwelling meets all building codes and laws that apply to the dwelling must be submitted. This is generally a Certificate of Occupancy/Completion or equivalent. The Certificate of Occupancy/Completion or equivalent must have been first issued on, or after 1 April 2016. Mandatory for these SDA Types: New Build |
Mandatory for these SDA Types: New Build |
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Evidence Type: Cost of dwelling refurbishment Where the type of SDA is New Build (Refurbishment), evidence the refurbishing/renovating costs equalled or exceeded the amounts tabled in Appendix F of the NDIS Pricing Arrangements for SDA, must be submitted. This is generally in the form of building contracts and paid invoices. A statutory declaration is not acceptable. |
Mandatory for these SDA Types: New Build (Refurbishment) |
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Evidence Type: SDA Design Standard certification Where the type of SDA is New Build or New Build (Refurbishment), Final-As-Built Certification and Assessment Summary Report prepared by a third-party Accredited SDA Assessor must be submitted to demonstrate compliance with the Design Category for which the dwelling is seeking enrolment. |
Mandatory for these SDA Types: New Build |
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Evidence Type: Livable Housing Australia certification Where the application to enrol is for a design category other than Basic. |
Mandatory for these SDA Types: Existing Stock |
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Evidence Type: Existing Stock & Legacy Stock evidence Where the SDA Type is Existing Stock or Legacy Stock, evidence must be submitted that: a. The dwelling has, at some time between 1 July 2013 and 1 December 2016, accommodated a resident that has an extreme functional impairment or very high support needs; and This is generally satisfied by a letter from government and/or a copy or copies of a relevant funding agreement/s that identify the dwelling address. Personal information about any resident should be redacted. The NDIA will not access NDIS participant records for this purpose. A statutory declaration is not acceptable. |
Mandatory for these SDA Types: Existing Stock |
6. Is there a cut-off date for the enrolment of Existing Stock or Legacy Stock?
The NDIA is considering the need to continue to enrol Existing and Legacy Stock noting that it was expected that all Existing and Legacy Stock would have been enrolled now that the Scheme has fully transitioned. Any date to cease enrolments of these types will be published with due notice given.
7. How do I identify the Building Type of the dwelling I am applying to enrol as SDA?
There are definitions, including Building Code of Australia classifications of four building types set out in Schedule I of the SDA Rules.
The Building Code of Australia classification is recorded in the Certificate of Occupancy/Completion or equivalent issued for a dwelling.
8. What is the SDA Design Standard?
Information about the SDA Design Standard is available here.
9. What are the Minimum Design Requirements?
The Minimum Design Requirements were the previous criteria used to determine if the construction of a dwelling meant it was suitable for enrolment as SDA. These differ depending on the SDA Type.
The Minimum Design Requirements for Existing and Legacy stock are set out in the SDA Pricing Arrangements.
10. Can I enrol a dwelling as SDA if the NDIS has funded or provided home modifications for the dwelling?
No.
The SDA Rules state that if the NDIS has funded or provided complex home modifications for the dwelling at any time after 1 December 2016, and within the period of 10 years beginning on the day the application to enrol is made, the dwelling may not be enrolled as SDA.
If the NDIS has funded or provided home modifications, other than complex home modifications, for the dwelling at any time after 1 December 2016, and within the period of 5 years beginning on the day the application to enrol is made, the dwelling may not be enrolled as SDA.
The SDA Rules state that if the NDIS has funded or provided complex home modifications for the dwelling at any time after 1 December 2016, and within the period of 10 years beginning on the day the application to enrol is made, the dwelling may not be enrolled as SDA.
If the NDIS has funded or provided home modifications, other than complex home modifications, for the dwelling at any time after 1 December 2016, and within the period of 5 years beginning on the day the application to enrol is made, the dwelling may not be enrolled as SDA.
11. Can I enrol a dwelling with a room for on-site overnight assistance (OOA)?
Yes.
The SDA Pricing Arrangements describe the criteria for OOA that must be met by building type and when OOA is payable.
12. Can SDA dwelling enrolments be transferred between providers?
SDA dwelling enrolments cannot be transferred between providers.
Where the SDA Provider or owner of an enrolled SDA dwelling wishes to change SDA providers, the dwelling enrolment must be cancelled by the outgoing SDA provider. The incoming SDA provider must then submit a new application to enrol the dwelling as SDA.
All mandatory evidence must be submitted with the new application to enrol and the new application will be assessed on its merits, regardless of the previous enrolled status. Cooperation between providers may be required to source required evidence, however where this is not possible consideration will be given by the NDIA as to what options are available to demonstrate compliance with mandatory criteria for enrolment.
13. I am applying to enrol a dwelling that has been previously enrolled as SDA with a different provider. Which design requirements do I need to meet?
The design requirements that apply will first depend on the SDA type you are applying to enrol - New Build, Existing Stock or Legacy Stock.
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SDA Type: New Build |
First date dwelling enrolled: Before 1 July 2021 |
SDA Design Standard may not be mandatory if: No more than 30 days between cancellation of enrolment by outgoing provider and application to enrol submission by incoming provider; & There is no change to Building Type or Design Category of the dwelling; & Certification against the Liveable Housing Australia Guidelines by a registered Liveable Housing Australia Assessor is submitted to demonstrate compliance with the minimum design requirements for the Design Category for which the dwelling is seeking enrolment |
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SDA Type: New Build (Refurbishment) |
First date dwelling enrolled: Before 1 July 2021 |
SDA Design Standard is mandatory |
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SDA Type: Existing Stock |
First date dwelling enrolled: Any date |
Minimum Design Requirements are mandatory Certification against the Liveable Housing Australia (LHA) Guidelines by a registered Liveable Housing Australia Assessor that has not passed its valid-to date |
14. Can I change the characteristics of a dwelling once it is enrolled?
Providers can submit applications to modify the characteristics of an SDA dwelling via the my NDIS provider portal.
An application to modify a dwelling enrolment is considered a new application to enrol and all evidence requirements apply.
15. I have submitted all of the evidence I think is required for my dwelling enrolment application. Why have I been asked for more and/or different information or documents?
When considering whether to approve the enrolment of a dwelling, the NDIA is not limited to considering the mandatory minimum documents set out above.
The NDIA may also take into consideration other matters that may be relevant in a particular case. Section 25(5) of the SDA Rules allows the NDIA, by written notice, to request an applicant to provide further information or documents that it reasonably requires.
16. How do I contact the NDIA about my SDA dwelling enrolment?
The SDA dwelling enrolment team can be contacted via email at SDAEnrolment@ndis.gov.au.
17. What are my obligations regarding the maintenance and repairs of an enrolled dwelling?
SDA providers are responsible for ensuring that each of their enrolled dwellings is in a good state of repair and is being appropriately maintained. This is a condition of enrolment set out at Section 28 of the SDA Rules.
While there is no longer a requirement to submit an annual attestation as to the good state of repair and appropriate maintenance of enrolled dwellings, SDA providers must notify the NDIA of any changes relating to an enrolled dwelling. This is a condition of enrolment set out at Section 29 of the SDA Rules.
18. Who do I contact about SDA Service Bookings?
All SDA service booking matters need to be raised by calling 1800 800 110 or emailing enquiries@ndis.gov.au.
Further information...
The NDIS is the new way of providing support to Australians with disability, their families and carers.
The NDIS will provide all Australians under the age of 65 who have a permanent and significant disability with the reasonable and necessary supports they need to enjoy an ordinary life.
The NDIS will help people with disability achieve their goals, including independence, community involvement, education, employment and health and wellbeing.
As an insurance scheme, the NDIS takes a lifetime approach, investing in people with disability early to improve their outcomes later in life.
The NDIS also provides people with disability, their families and carers with information and referrals to existing support services in the community.
