Many people find the SDA process overwhelming or get stopped because they feel it’s too hard to achieve and may seem available only to a small group.
In this article, Nicole Smith and Jaclyn Paltos from Guardian Living answer commonly asked questions about SDA, and explore why it’s a worthwhile option for a person with disability to investigate.
What is SDA?
Specialist Disability Accommodation (SDA) is housing that’s been purpose-built for people with very high support needs or extreme functional impairment.
The process to access SDA can sometimes feel overwhelming, but at its core it’s about giving people more choice about where and how they live.
SDA can look different depending on the property. It might be:
- A villa or townhouse
- An apartment
- A shared house.
Depending on the home you choose, you might live on your own or share with housemates.
There are also different SDA design categories that match people’s support needs:
- Improved Liveability – for people with sensory, cognitive or intellectual disability.
- Fully Accessible – for people who use mobility aids like wheelchairs.
- Robust – for people who need a stronger, safer home to reduce behavioural risks.
- High Physical Support – for people with the highest physical support needs who use technology like hoists, power wheelchairs or environmental controls.
Who is SDA for?
SDA is for anyone who meets the SDA eligibility criteria under the NDIS and has a strong need for this type of housing.
It can mean:
- Living in a home that actually works for your accessibility needs.
- Having more independence and privacy.
- Staying connected to your community, close to shops, transport and services.
- Peace of mind for you and your family knowing you’re in a safe and supportive environment.
- Real choice in how you live your life – whether that’s enjoying quiet independence at home or heading out until late because that’s what you want to do.
Who is eligible for SDA?
SDA is for people with “very high support needs” or “extreme functional impairment” under the NDIS.
You might be eligible if:
- You need help every day with personal care or mobility, and your current housing makes life harder or unsafe.
- You have very high physical support needs, like using a power wheelchair, hoist or needing assistive technology to live safely.
- You need a specialist home design to reduce risks, such as robust housing if behaviours of concern put you or others at risk.
The NDIS looks for strong evidence from doctors, therapists and other professionals that shows why you can’t live safely in standard housing and how SDA would change that.
How does rent and funding for SDA work?
Most SDA properties are places you rent not buy.
NDIS funding pays for the disability-specific features of the house, while the rent contribution is the individual’s payment for the general cost of living in that house.
The funding is paid by the NDIS directly to the SDA provider. It covers the extra costs associated with building a home to a specific design standard.
The rent is a day to day living expense, just as it would be for anyone else renting a property. It covers the “ordinary costs” of housing that people without a disability would also pay.
The rent you pay is set under NDIS rules and is made up of:
- 25% of your Disability Support Pension (DSP)
- 25% of your Pension Supplement
- 100% of your Commonwealth Rent Assistance.
What is an SDA Provider, and how do they fit into the NDIS system?
An SDA Provider is the organisation that manages the property on behalf of investors. Its job is to ensure that the home meets NDIS design standards, is well-maintained, and provides a safe, accessible environment.
They’re different from support providers:
- SDA Provider is a landlord or property manager (responsible for the home itself).
- Support Providers are the onsite team (responsible for personal care and supports).
This split is intentional under the NDIS so tenants keep real choice and control over who supports them day to day.
Can I keep my own support worker when I move into SDA?
In some SDA houses, you share a home with others and receive day-to-day support from a dedicated provider. Supports often include help with daily routines, personal care and shared household activities, tailored to each tenant’s NDIS plan. You may still engage your own supports for things like community access and doctor’s appointments. Some SDA providers enable tenants to choose who this is or use collective decision-making processes to engage and review support providers.
By contrast, apartment projects are often designed around an Onsite Shared Support model. Here, tenants live independently in their own apartment, with the added reassurance of a 24/7 onsite support team located within the building.
Tenants continue to use their preferred support workers for their daily needs, but can call on the onsite team at any time, whether for unplanned assistance, emergencies or back-up care.
Good questions to ask an SDA provider about choice and control of support are:
- Is there an Onsite Overnight Assistance (OOA) room? How is it staffed?
- Is there a different support provider in this property?
- What is your policy on choosing who comes into the home to support me?
How do I start my SDA journey?
If you’re just beginning to think about housing, here are some first steps:
- Understand eligibility – SDA is for people with very high support needs or extreme functional impairment. Check the NDIS SDA Operational Guideline.
- Gather evidence – talk with your OT, other allied health team members or your support coordinator about documenting your daily support needs. This evidence is critical for your application.
- Do some research – have a look at Housing Hub, GoNest or directly on SDA Provider websites to see what’s out there.
- Seek help if you need it – you don’t have to have a Support Coordinator to start. A Local Area Coordinator (LAC) or a service like Mable Home and Living Consultants can also help you take the first steps.
Can I live with my family, partner or friends who are not eligible for SDA?
Yes, it is possible to live with people who aren’t SDA eligible, such as a partner, friend or family member, but there are conditions. Some homes allow a non-SDA tenant to live alongside SDA tenants, as outlined in Appendix H of the NDIS SDA rules. This is a rule that adjusts a participant’s SDA funding to allow them to live in a shared home with a family member, partner, or other loved one who is not eligible for SDA funding.
If this matters to you, ask providers:
- Do you allow a non-SDA person to live in the home?
- What are the rules and costs for a non-SDA person living here?
What are the key features and indicators of a high-quality SDA provider and a well-designed home?
SDA should be about more than just a building – it’s about creating safe, supportive homes that truly work for the people who live in them.
These are the features of high-quality SDA.
Location that connects you
Sites and properties that are close to shops, transport, healthcare and community so daily life is easier and more independent.
Design that works for you
Every home meets NDIS SDA Design Standards and is built to feel practical, safe and comfortable.
Transparency you can trust
Being upfront about costs, policies and your rights so you know exactly what to expect.
Tenant-first approach
A commitment to involving tenants in shaping their whole experience.
Support when you need it
Onsite support models which means there’s always someone in the building for emergencies or simply as a second pair of hands.
Proven reputation
Being known for creating strong tenant outcomes, not just filling houses.
What is the key value for people in the Mable community who need highly accessible housing?
Nicole Smith both works at Guardian Living and is a Mable client. When asked this question, she shares:
“SDA gives people the chance to live in homes designed for them, not to “make do” in a space that isn’t safe or accessible.
For Mable users, the key value is choice. You can continue to use your preferred support workers – including independent support workers from Mable – during the day for community access, daily activities and the things that matter most to you, and still live in a home that truly fits your needs. If you want to go out until late, go for it. It’s about blending the best of both worlds, a safe, accessible home and a support team you trust.”
Nicole's advice on starting your SDA journey
Start small. You don’t need to have all the answers straight away.
Begin by learning the basics of SDA and thinking about what a “good home” looks like for you: location, space, who you want to live with. Write down your support needs and how your current home makes things harder.
From there, connect with someone who can support you through the process, whether it’s a Support Coordinator, LAC or even a peer who’s been through it before.
This journey is about your goals and your life, and you deserve a home that reflects that.
This is what Jamie, a Guardian Living SDA tenant, had to say about his experience with SDA:
“I love having my own space. It’s just mine, it gives me full privacy, and it’s close to everything I enjoy doing. I’ve got the freedom to live how I want.”
Learn more about Jamie’s SDA journey.
How Mable can help
If you feel you are living in unsuitable housing, aren’t sure if you are eligible, are stuck in the SDA application process or don’t have a support coordinator, we can help you take your next steps.
Enquire now with Mable Home and Living Consultants.
About the authors
Our guest experts are Nicole Smith and Jaclyn Paltos from Guardian Living. Guardian Living is a registered SDA Provider that has been developing and managing high-quality SDA houses, villas and apartments since 2016. They aim to provide long-term housing solutions that are thoughtfully designed, well-located and built to meet a wide range of accessibility needs. They also provide comprehensive support, including tenancy management and maintenance, to ensure tenants can live with greater autonomy, dignity and connection to their communities.