Converting an existing apartment to High Physical Support SDA in NSW: the four tests to pass before you buy
Yes, an existing Class 2 apartment can become High Physical Support Specialist Disability Accommodation, but it is one of the harder pathways. Success depends on four tests that sit outside the floor plan: whether NDIA will treat the refurbished dwelling as a New Build, the density restriction across the whole strata scheme, strata and structural approval for the ceiling hoist, and the High Physical Support features that fight an older building. We review the apartment, the strata plan and the drawings against the SDA Design Standard before you commit.
The short answer
To attract New Build prices the refurbished apartment must meet the SDA Design Standard for High Physical Support. A certificate of occupancy (or equivalent) must be issued after the works, and the spend must meet the NDIA minimum refurbishment cost in the current SDA Pricing Arrangements. The building must also pass the SDA Rules density test, and you need owners corporation approval for any common property or structural work. If any test fails, the dwelling may only qualify as Existing Stock with lower prices, or the conversion may not proceed.
Go / no-go checklist before you exchange
| Test | Where it comes from | What to ask for | Typical deal-breaker |
|---|---|---|---|
| Certificate of occupancy date / New Build (refurbished) limb | NDIS (SDA) Rules 2020 s8 | Original CO or equivalent and confirmation that post-works CO will issue on or after 1 April 2016 for non-Basic category | Works do not result in a post-1 April 2016 CO for the required category |
| Appendix G minimum refurbishment cost | SDA Pricing Arrangements 2026-27 Appendix G | Cost plan showing eligible spend meets the apartment HPS row (dwellings without OOA) | Spend falls short; dwelling treated as Existing Stock |
| Density count for the strata scheme | SDA Rules s31, including s31(4)(a) NSW parcel definition | How many SDA-enrolled dwellings already exist in the scheme and their resident numbers | Scheme already at or over the greater of 10/10% or 15/15% cap |
| Owners corporation approval route | Strata Schemes Management Act 2015 s108, s110, s132C | Whether structural/waterproofing work needs special resolution or fits an accessibility infrastructure resolution | No viable approval path for common property or structural work |
| Hoist structure and engineer’s certification | SDA Design Standard cl 20.1–20.2 | Structural engineer confirmation that slab can support 250 kg hoist path | Post-tensioned slab or soffit cannot accept the load without major work |
| Step-free wet areas and thresholds | SDA Design Standard cl 4.2.4 | Existing set-downs and ability to achieve step-free showers and thresholds | Set-downs or slab levels prevent compliant wet areas without major reconfiguration |
| Lift access to the floor | SDA Design Standard cl 1.1–1.2 | Existing passenger lift serving the unit level | No lift and unit not on entry level |
| 2-hour emergency power | SDA Design Standard cl 22.1 | Ability to provide emergency power to at least two double GPOs in bedrooms and automated doors | No practical path for dedicated emergency power |
| Fire, smoke and evacuation plan | SDA Design Standard cl 24 and NCC for the class | Certifier view on smoke alarms, sprinklers (desirable) and evacuation plan | Fire-safety upgrade triggers that make the conversion uneconomic |
| Certifier’s view on approvals and classification | NCC and local planning rules | Whether work is CDC, DA or CC and whether classification stays Class 2 | Unexpected change of classification or approval pathway |
Test 1: Will NDIA treat it as New Build (refurbished)?
Under section 8 of the NDIS (Specialist Disability Accommodation) Rules 2020 a dwelling is a new build if its certificate of occupancy (or equivalent) was first issued on or after 1 April 2016, or a certificate was issued on or after that date following renovations or refurbishments that result in the dwelling meeting the minimum design requirements for a category other than Basic. That second limb is the New Build (refurbished) pathway. Shared areas plus at least one bedroom and bathroom must meet the category. Resident limits also apply.
The 2026-27 SDA Pricing Arrangements Appendix G set minimum refurbishment costs for a refurbished dwelling to be treated as a New Build. For High Physical Support apartments without on-site overnight assistance (GST inclusive) the published rows are approximately: 1 bedroom/1 resident $399,737; 2 bedrooms/1 resident $418,532; 2 bedrooms/2 residents $419,572; 3 bedrooms/2 residents $465,748. Confirm the exact figures in the current Pricing Arrangements. Table 26 (with on-site overnight assistance) has no apartment rows. These are NDIA minimum spends, not consultant fees. A secondary source has indicated that design, approvals, engineering, accessibility design and certification costs can count; verify with NDIA. If the spend falls short the dwelling may only be Existing Stock, which has much lower prices under Appendix C. The Design Standard does not apply to Existing or Legacy stock.
Test 2: Density counts the whole strata scheme
Section 31 of the SDA Rules applies the density restriction to a parcel of land with two or more dwellings. In NSW, section 31(4)(a) makes the parcel the land in the strata scheme under the Strata Schemes Development Act 2015. The cap therefore counts every SDA new build or existing stock dwelling in the whole building, not just the unit you are converting. If any of those dwellings is enrolled for three or more residents, the cap is the greater of 10 participants or 10% of residents. If all are for two residents or fewer and it is not an intentional community, the cap is the greater of 15 or 15%. Ask the selling agent or strata manager how many SDA-enrolled dwellings are already in the scheme. See SDA building types and NCC classification.
Test 3: Strata approval and structure
In a typical NSW strata plan the slab, external walls and waterproofing membranes are often common property. Check the strata plan and by-laws. Under the Strata Schemes Management Act 2015, structural changes and waterproofing are excluded from minor renovations (section 110). Common property changes normally need a special resolution (section 108). Since 1 July 2025 an accessibility infrastructure resolution passes unless 50% or more of the votes are against (sections 4, 5 and considerations at section 132C). Whether an investor-led conversion with no resident yet in place fits the “person with a disability accessing their lot” wording is a question for the strata lawyer. Flag it; do not assume it applies.
High Physical Support requires a ceiling hoist structure of at least 250 kg (SDA Design Standard clause 20.1), certified by a structural engineer at as-built (clause 20.2). In a concrete Class 2 building that usually means fixing into the slab soffit. In post-tensioned slabs, coring and anchoring need the engineer’s sign-off. Structural, waterproofing and fire-related work in a Class 2 building usually needs a certifier’s view on whether the path is CDC, DA or CC. The Design and Building Practitioners Act framework may also apply; confirm scope with the certifier.
Test 4: HPS features that fight an existing apartment
- Step-free thresholds and shower set-downs (clause 4.2.4) over existing levels.
- Door clear openings (clauses 4.2.1–4.2.3: confirm the applicable width for HPS from the Design Standard icons).
- Features on the entry level or a level served by a lift (clauses 1.1–1.2).
- Hoist path from bed to bathroom.
- Emergency power for at least 2 hours to at least 2 double GPOs in participant bedrooms and any automated entry/egress doors (clause 22.1).
- Smoke alarms and an emergency evacuation plan (clauses 24.1–24.2). Sprinklers are noted as desirable. Fire-safe design follows the NCC for the building classification, which the certifier decides.
See high physical support SDA for the full category requirements.
Does the building stay Class 2? Do the Premises Standards apply?
The SDA Rules Schedule 1 definition of an apartment is a self-contained dwelling that is part of a larger residential building and typically sits above or below another dwelling. The certifier determines the NCC classification; it normally remains Class 2. The Premises Standards generally do not apply to Class 2 (the exception is a new building with short-term rent accommodation, and they never apply inside a sole-occupancy unit). See SDA building types and NCC classification and apartment access reports NSW.
Certification and enrolment sequence
Design-stage certification by an accredited third-party SDA assessor, then strata and approvals, then works, then as-built certification (including the engineer’s hoist certificate), then occupation certificate or completion, then the enrolment application stating building type, new build/existing/legacy, category and density (section 25(3)). Design Standard certification does not guarantee enrolment. Sydney Access Consultants either advises on the design or acts as the independent certifying assessor, never both on the same project. See SDA certification and SDA design standard review.
Why this matters now
The SDA Report 2026 (data to 31 December 2025) put enrolled dwellings at about 13,297, with High Physical Support dominating new enrolments. Analysts have raised oversupply and wrong-category or poor-fit risks. Legacy and Basic stock is ageing, and upgrades are constrained by funding and structural limits. A conversion has to fit a real participant need and location. It is not a shortcut. See SDA funding intact October 2026 and SDA design quality and providers.
How Sydney Access Consultants helps
Pre-purchase SDA feasibility review of the unit, strata plan and building; Design Standard mark-up for the architect; or independent assessor certification (not both). Practice work concentrates on Cronulla, Sutherland Shire and Hurstville / Georges River, with Mid North Coast support from Sandy Grey at Black Beach and coverage in Perth / Western Australia. Call Sydney Access Consultants on (02) 9586 3111 for a fee proposal.
Frequently asked questions
Can you convert an existing apartment into High Physical Support SDA in NSW?
Yes, but it is one of the hardest SDA pathways. To get New Build prices the refurbished apartment has to meet the SDA Design Standard for High Physical Support. A certificate of occupancy (or equivalent) has to be issued after the works, and the spend has to meet the NDIA’s minimum refurbishment cost in the SDA Pricing Arrangements. The building also has to pass the SDA Rules density test, and you need owners corporation approval for any common property or structural work.
What is “New Build (refurbished)” SDA?
Under section 8 of the NDIS (SDA) Rules 2020 a dwelling can count as a new build if a certificate of occupancy (or equivalent) is issued on or after 1 April 2016 following renovations that bring it up to a design category other than Basic. The 2026-27 Pricing Arrangements (Appendix G) also set minimum refurbishment costs for this pathway.
Does the SDA density limit apply to my unit or the whole building?
In NSW it applies to the whole strata scheme. Section 31(4)(a) of the SDA Rules treats the land in the strata scheme as the parcel, so the cap counts SDA dwellings across the building.
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