Purpose-built SDA Approved Housing solves a significant problem for NDIS participants with extremely complex support needs - it gives them a home and shelter that supports their dignity and independence, which is a foundational concern for everyone. SDA (Specialist Disability Accommodation) approved housing is integral to Australians’ NDIS (National Disability Insurance Scheme) Housing Framework. The road to SDA Approved Housing involves complex and often unfamiliar terminology and a series of checkpoints that must be addressed, and as a result, many families who qualify for SDA Approved Housing remain unaware and confused. This guide provides clarity on SDA approved housing and makes it easy for all Australian NDIS (National Disability Insurance) participants to find and secure a home.

What is SDA approved housing?

As per the National Disability Insurance Scheme (NDIS) and SDA (Specialist Disability Accommodation) housing, SDA approved housing means that the dwelling is registered with the National Disability Insurance Agency (NDIA) as SDA housing by a registered SDA provider. The term "approved" means that the property has gone through the National Disability Insurance Scheme (NDIS) SDA Design Standards and has been certified as adhering to the standards.

Specialist disability accommodation (SDA) is a type of housing partially funded through the National Disability Insurance Scheme (NDIS). SDA funding pays for the cost of a building; however, it does not cover the cost of the personal supports occurring in the SDA building, as SDA is a type of supported housing. SDA accommodation differs from several other disability housing models, as SDA participants must secure housing funding separately from personal support funding, such as Supported Independent Living (SIL) programs and Individual Living Options (ILO) programs.

Some modified homes are not SDA approved housing. SDA funding is only available for the Improved Liveability, Fully Accessible, Robust, or High Physical Support SDA Design categories. SDA providers must submit documentation showing that a dwelling meets a design standard. Providers must also provide and submit documentation for the property’s location and capacity. Finally, providers must submit documentation for the target participants.

Why SDA Approval is Important for Providers and Participants

To protect the participants, there is a formal approval process for SDA housing accommodation. Disability housing in Australia used to be virtually unregulated, and it was of low quality, and the safety and suitability of housing varied considerably. The SDA Design Standards established a baseline for participant housing and gives families and participants confidence that housing approved through the SDA funding is suitable for their needs.

If participants choose SDA approved housing, their NDIS SDA funding can be used for housing costs. However, they are not able to use SDA funding for housing costs and may be forced to choose less suitable housing options if they choose an SDA property option that has not been formally enrolled.

SDA approved housing is also important for property developers and housing providers. The Australian National Disability Insurance Agency (NDIA) only permits SDA payments to be made to enrolled properties. This creates a financial incentive to build and maintain housing that fulfills the need for SDA housing.

The Four SDA Design Categories Explained

There are four SDA design categories that classify approved SDA housing in Australia. Each SDA design category classification impacts the participants who can live in the SDA housing, and which participants can use their SDA funding to live in the SDA housing. Participants should understand these categories to find SDA vacancies that best align with their NDIS plan.

Improved Liveability

This category is comprised of housing specifically designed for participants who have sensory, intellectual, or cognitive impairments. These housing units are designed to improve the accessibility of the housing for cognitive impairments to help with navigation.

Fully Accessible

This category is focused on participants with large physical impairments needing physical accessibility in their entire residence. This may include features such as level access with no steps at all entrances, wide enough corridors and doors for powered wheelchairs, bathrooms and kitchens with appropriate turning distance and height, and accessible outdoor areas. This is the most commonly identified category by participants with physical impairments.

Robust

Robust SDA accommodation is for participants whose behavior may be the biggest risk to their own safety. This property uses reinforced and durable materials in the walls, doors, windows, and other features to minimize the risk of injury and to reduce the need for setting physical boundaries. Dav026 layouts are typically designed to maximize sight lines and be easily supervised.

High Physical Support

High Physical Support SDA accommodation is the most complex and highly specialized SDA accommodation, and the most intensive physical support needs of participants are typically met in accommodations of this type. These participants often use a powered wheelchair, need to use mechanical ventilation, or use a ceiling hoist to assist with transfers. These accommodations in SDA are expected to provide structural support for ceiling hoists throughout the accommodation, have emergency backup power for life support, and home automation systems for participants to control their environment.

Joining SDA-Approved Housing at the NDIS

To join SDA housing, the initial requirement is SDA approval at the housing development level. SDA funding is not come included in NDIS plans. If SDA funding is desired, NDIS participants must apply individually and meet the eligibility standards determined by the National Disability Insurance Agency. In this scenario, the NDIS SDA eligibility assessment checklist would be a valuable reference.

Here is an outline of the eligibility process:

Step 1 — Complete Specialist OT Housing Assessment

When a registered OT specializes in disability housing, participants’ SSD funding applications become more effective. These assessments should articulate the participant’s condition along with the specific SDA housing features.

Step 2 — Appearance of Supporting Medical, Allied Evidence

Participant SSD applications should include reports from a variety of clinicians (physicians, rehabilitation, etc.). Because the applications must demonstrate the condition’s severity and permanence, these reports are crucial.

Step 3 — Specify Inadequacies in Current Housing

To determine housing funding, participants must illustrate the need through specific SDA housing examples. To demonstrate that the housing violates SDA standards, they must provide a detailed report. These reports can be provided by an OT, a housing authority worker, or a support coordinator.

Step 4 — Get your NDIS SDA Eligibility Assessment Checklist ready

To ensure you're fully prepared, NDIS SDA specialists and/or support coordinators will help you compile your SDA assessment checklist. They will help you compile evidence on your functional impairment, your current housing documents, your caregiver impact statements, your goals, and your justification for the design category. By submitting a complete and organized evidence bundle, the chances for delay are shrunk and the chances for rejection will be eliminated.

Step 5 — Apply for SDA Funding at the Next Plan Review

We apply for SDA funding at the next plan review for the NDIS participant. The evidence bundle, along with the occupational therapist's (OT’s) assessment and supporting documents and evidence, will be sent to the National Disability Insurance Agency (NDIA) for consideration. The participant’s NDIS plan will include SDA funding and a designated design category at the time of plan approval.

Searching for SDA Vacancies across Australia

After SDA funding is placed in a participant’s plan, we can look for SDA vacancies. There is a growing number of SDA vacancies, but the supply is very uneven across the states and territories of Australia.

Using SDA vacancies is a great option. The most effective of these is:

• - The Summer Foundation’s Housing Hub. This is the most complete SDA funding and housing search hub. You can search SDA funding housing choices by design category, state, suburb, and whether or not they have vacancies. All listings include provider contact information, property photos, and key features.

• Direct outreach to SDA providers - Since many SDA vacancies are filled before they even make it to public listings, the primary benefit of contacting SDA providers directly located in preferred areas is gaining valuable knowledge of upcoming availability.

• Knowledgeable support coordinators - A support coordinator with sufficient SDA experience is essential to take advantage of active provider networks, establish connections to properties becoming available that will suit participants’ needs, and integrate inspection scheduling and transition planning.

• Regional housing departments - and especially in those states and territories where Control of Bridge Housing (SDA) placements are a housing classification- State and regional housing agencies that provide disability housing classifications may include SDA placements.

• SDA participant marketplace and regional networks - SDA placements in communities where there is little or no formal listing, and SDA housing command postings in SDA regional environments, may have valuable informal listings.

Regardless of SDA design or update, participants should demand SDA housing that is at a distance from each other along a service and support route, SDA housing that is in contact with participants’ primary areas of support, community social units, and family, as they will provide the greatest social and service support to participants and the greatest social support to the SDA. As supporters and families stay in SDA housing longer, the SDA housing provides the greatest social support to the SDA.

SDA Approved Housing Tenant Rights

SDA approved housing residents are offered protection by the NDIS and state and territory tenancy laws. Residents are entitled to an SDA residence agreement. This agreement is a formal description of the occupancy conditions, the service provider's responsibilities, rent and vacancy policies, and grievance and dispute procedures.

Registered specialist disability accommodation providers are supervised by the NDIS Commission. If participants feel their rights are violated, they can submit a formal complaint to the Commission. Participants who feel they are being accommodated in inappropriate SDA housing, who experience property maintenance issues, lack of service by the provider, or unsafe living conditions can use the Commission to enforce their rights.

The Disability Advocacy Network Australia (DANA) and state-based disability advocacy associations offer free advocacy for SDA residents experiencing issues with their SDA provider and or the NDIA, which includes help with internal reviews and AAT appeals to seek redress for unjust SDA funding decisions.

FAQs

Q1. Can a private landlord provide SDA approved housing in Australia?
Yes. SDA approved housing can include private housing, and is not only social or government housing. Community housing providers, private landlords, property developers, and disability service providers can register as SDA providers and enroll their properties under the SDA guidelines. In fact, private investment is a major contributor to the SDA housing market, particularly in metropolitan areas.

Q2. What happens if I go on a temporary trip away from home?
SDA funding will remain for a defined period if you are temporarily away from your accommodation for hospitalization, respite, vacation, or any other reason. Based on NDIA rules, SDA funding will remain for hospitalization, respite, or other temporary absences. Participants and their support coordinators should understand the SDA rules on vacancy payments that apply to different SDA approved housing arrangements, as these rules dictate the duration for which SDA funding will be paid for a temporarily vacant accommodation.

Q3. Is there a waitlist in Australia for SDA openings?
Australia does not have a single waiting list for SDA openings. Availability differs based on design category and location. An accommodation that offers High Physical Support in a metropolitan area tends to have a short supply and a larger number of applicants compared to other SDA accommodations. Meanwhile, Improved Liveability accommodations in some areas may be available. Participants may book SDA accommodations with minimal waiting times if several providers are contacted.

Q4. Are modifications allowed on SDA approved housing?
SDA approved housing is designed and constructed to a particular SDA Design Standard, and the fundamental features of this housing is unable to be changed. Also, the primary features of the SDA approved housing are not subject to modification. On the other hand, participants may request minor modifications to SDA approved housing, while smart home controllers, assistive technology, and bathroom modifications may be funded through other components of the participant's NDIS Plan. Proposed modifications must be made with the express consent of the SDA provider and must not compromise the SDA provider's SDA Enrollment Status.

Q5. What do SDA and NDIS home modifications mean?
SDA approved housing is funding for building new purpose-built housing, or significantly modified housing for SDA participants. NDIS home modifications is funding for modifications that create accessibility in the participant's home. Home modifications may be appropriate for participants with moderate needs, while SDA accommodation is for participants whose needs cannot be met by standard housing.

Q6. What SDA properties meet the Design Standard?
SDA properties approved for funding and enrolled with the NDIA have met the threshold of these design category assessments. SDA participants may ask SDA providers for the property enrolment letter and design category proof before entering into SDA housing agreements. Additionally, SDA participants may want to utilize the services of a licensed OT to evaluate the home to ensure it meets the assessed needs of the SDA participant.