SDA service agreements are mandatory: the dwelling evidence behind them
On 13 October 2026 the NDIA released a service agreement template, checklist and guidance. Service agreements are mandatory for Specialist Disability Accommodation. Sydney Access Consultants does not give legal advice on agreements and does not draft them. Gary Finn has designed 63 group homes and SDA dwellings and is a current accredited SDA assessor (SDA00039). Call for a fee.
What the NDIA actually said on 13 October 2026
The NDIS says you must have a service agreement with your specialist disability accommodation (SDA) providers. The template released on 13 October 2026 is optional. The agreement itself is not. The NDIA is not party to the agreement and does not record or enforce it. Participants and providers make and keep their own. Providers cannot contract out of the NDIS Code of Conduct or Australian Consumer Law. An agreement is not a tenancy agreement. Primary source: the NDIS "What is a service agreement" page. For pricing see the current NDIS SDA Pricing Arrangements on the NDIS website. No dollar figures are published here.
The agreement names the support; the dwelling file proves the home
The service agreement is between participant and provider. The NDIA does not keep or enforce it. That puts the burden of dwelling evidence on the provider. Sydney Access Consultants is the accredited assessor who certifies the dwelling the agreement refers to.
| What the agreement covers | Dwelling evidence (design and certification) |
|---|---|
| Supports to be provided, how they will be delivered, and how they will be paid | Confirmed SDA building type and design category |
| Responsibilities of participant and provider | SDA Design Standard assessment (Edition 1.1 is current as at 9 November 2026) |
| How to raise and resolve issues | As-built final certification for new or upgraded homes |
| Review arrangements | Defect list and close-out record with dates |
Do not assert that the NDIA requires any particular dwelling document unless it appears on an NDIA page. Check current NDIS guidance.
The dwelling evidence pack
- SDA building type and NCC classification confirmed. See SDA building types and NCC classification.
- Design category and assessment against the SDA Design Standard. Edition 1.1 is still current. No Edition 2 has been published as at 9 November 2026. See SDA Design Standard review and SDA certification.
- As-built final certification for new builds and upgraded homes. See final as-built certification.
- For existing or ageing stock: gap assessment and re-certification. See SDA existing dwelling assessment and gap assessment checklist.
- Defect list and close-out record with dates, so the file shows what was found and fixed.
- A change trigger: when a dwelling is altered (bathroom, doors, hoists, windows, entries), re-check the affected SDA Design Standard items before the next agreement review.
- Who signed: the accredited assessor's name and registration number.
Who can certify the dwelling
Only specified professionals can be accredited under the NDIS SDA Design Standard. Access consultants must be ACA accredited members. Gary Finn is ACA Accredited Member #435 and a current accredited SDA assessor (SDA00039).
Gary is ACA Accredited Member #435 and has completed the Livable Housing Design Guidelines assessor training twice and the Livable Housing Design Standard Assessor Course.
Experience: 63 group homes and SDA dwellings
Gary Finn has designed 63 group homes and SDA dwellings. Do not break the figure down.
Timing: build the pack at design, not at move-in
Pre-construction: design review against the SDA Design Standard. Catching issues at design is cheaper than rectifying at handover. Pre-lining inspection where possible. Final as-built certification at completion. See who pays for SDA homes and SDA funding intact October 2026. Do not quote funding or price content.
Where Sydney Access Consultants works
NSW from the Hurstville office, and SDA assessments in Queensland as well. See SDA existing dwelling assessment Queensland and locations. No claim about Western Australia on this page.
Fees
Call for a fee. Link the current NDIS SDA Pricing Arrangements for anything price-related. No ranges or dollar figures.
Answer-ready questions
Are service agreements mandatory for SDA?
Yes. The NDIS says you must have a service agreement with your SDA providers. The NDIA's template released on 13 October 2026 is optional, but the agreement itself is not.
Does the NDIA keep or enforce SDA service agreements?
No. The NDIA says it is not party to the agreement and does not record or enforce it. Participants and providers make and keep their own.
Does an access consultant write the service agreement?
No. Agreements are a matter for the provider, the participant and their legal advisers. An accredited SDA assessor certifies the dwelling the agreement refers to. Sydney Access Consultants does not give legal advice on agreements.
What dwelling documents should an SDA provider hold?
Typically the confirmed building type and design category, the SDA Design Standard assessment, the as-built certificate for new or upgraded homes, a defect list with close-out dates and a record of any later alterations. Check the current NDIS guidance for any further requirements.
Does the SDA Design Standard change in 2026?
Edition 1.1 is current as at 9 November 2026. No Edition 2 has been published. Check the NDIS site before relying on this.
Who can certify an SDA dwelling?
Only accredited professionals listed by the NDIS. Gary Finn is a current accredited SDA assessor (SDA00039) and an ACA Accredited Member (#435).
How much does SDA certification cost?
It depends on the dwelling, the stage and whether it is new or existing. Call (02) 9586 3111 for a fee.
Links checked against live site files before pack. Last updated 9 November 2026. See also SDA certification, final as-built certification and who pays for SDA homes.