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Specialist Disability Accommodation (SDA) Funding under the National Disability Insurance Scheme (NDIS) in Australia is a capital support designed to fund purpose-built or significantly modified housing for eligible participants with extreme functional impairment or very high support needs. SDA enables safer, more independent living and efficient delivery of other supports (e.g., personal care or therapy) in a specialized environment.

SDA funding is not a general housing subsidy—it covers the additional costs associated with specialist design features (e.g., accessibility, durability, or equipment integration) beyond standard housing. It is provided as an annual funding allocation in the participant's NDIS plan (under the Capital Supports budget), paid directly to registered SDA providers. Participants pay a reasonable rent contribution (typically out-of-pocket) and cover day-to-day living costs like utilities, food, and general rent beyond the SDA portion.

Key Principles of SDA Funding

• Funding Type: Capital (one-off or ongoing annual amounts for housing design/construction/enrolment, not services or daily supports).
• Purpose: To make housing accessible, safe, and supportive of disability needs, reducing risks and support intensity.
• Participant Contribution: You pay rent (capped at ~25% of the Disability Support Pension base rate + 100% of Commonwealth Rent Assistance, if eligible) plus other living expenses. The NDIS covers the specialist premium.
• Provider Payment: The NDIA pays registered SDA providers an annual amount based on the enrolled dwelling's category, location, building type (e.g., apartment, house), number of bedrooms/residents, and features like Onsite Overnight Assistance (OOA).
• Not Ownership: SDA funding does not buy the home for the participant—the property is owned/invested in by providers or investors, and participants rent it.

Eligibility for SDA Funding

To receive SDA funding, you must:

1. Be an active NDIS participant (under 65 at entry, Australian citizen/resident/permanent visa holder, with permanent and significant disability).
2. Have extreme functional impairment or very high support needs that standard housing cannot safely meet.
3. Meet SDA-specific needs requirements (detailed in the NDIS SDA Operational Guideline):
   • Your disability-related needs require specialist housing features.
   • SDA is the most appropriate and cost-effective option compared to alternatives (e.g., home modifications + supports).
4. Provide strong evidence via assessments (e.g., occupational therapy functional assessments, housing reports, positive behaviour support plans).
5. Demonstrate that SDA supports your goals for independence, community participation, and skill-building.

Not all NDIS participants qualify—SDA is for a small subset with the most intensive needs. Eligibility is assessed during planning or review, often requiring specialist reports.

How SDA Funding Is Included in Your Plan

1. During NDIS Planning/Review:
   • Discuss home and living goals with your planner, Local Area Coordinator (LAC), or Early Childhood Partner.
   • Submit evidence (e.g., OT Housing Assessment Report, SDA Eligibility Checklist, Home and Living Supports Request Form).
   • The NDIA assesses if SDA is reasonable and necessary.
2. If Approved:
   • Your plan's Capital budget includes SDA details, such as:
     • Eligible SDA design category (e.g., Robust, Improved Liveability, Fully Accessible, High Physical Support).
     • Building type (e.g., apartment, villa).
     • Number of bedrooms and co-residents.
     • Location preferences (e.g., Sydney metro for community access).
     • Whether Onsite Overnight Assistance (OOA) is required.
     • Annual SDA funding amount (based on current NDIS Pricing Arrangements).
3. Finding and Moving into SDA:
   • You (or your support coordinator) search for enrolled SDA properties via providers, the Housing Hub, or platforms like SDA Services.
   • Apply to the property; if matched, the provider claims the SDA funding from your plan.
   • Funding activates upon move-in (or as per enrolment).

Funding Amounts (2025-26 Pricing Arrangements)

SDA prices are set in the NDIS Pricing Arrangements and Price Limits 2025-26 (updated annually, indexed for CPI/inflation, with regional adjustments). Exact amounts vary by:

• Category (e.g., High Physical Support often highest due to ceiling hoists/backup power).
• Location (metro vs. regional, using Modified Monash Model).
• Dwelling type and features.

Annual funding can range from tens of thousands to over $100,000+ per participant (e.g., higher for shared High Physical Support with OOA). Use the official SDA Price Calculator on ndis.gov.au for estimates based on inputs like category and postcode.

Providers claim this funding periodically; it's separate from your Core/Capacity Building budgets (which cover supports like SIL or personal care).

Important Notes (as of early 2026)

• SDA funding is ongoing while you live in an enrolled dwelling and remain eligible.
• Changes (e.g., needs evolution) trigger plan reviews.
• Reforms emphasize transparency and participant input; check for updates.
• For Sydney/NSW, local factors like high demand and construction costs influence availability and pricing.

For the latest details, visit ndis.gov.au (search "Specialist Disability Accommodation" or "SDA Pricing Arrangements 2025-26"), download the official documents, or contact the NDIA at 1800 800 110. Involve specialists (e.g., OTs) early for strong applications, especially if pursuing categories like Robust or High Physical Support.