What is SDA?
Also known as: Specialist Disability Accommodation
SDA is NDIS funding for the physical dwelling a participant with extreme functional impairment or very high support needs lives in. It pays the housing provider for accessible, purpose-built housing. SDA covers the building; SIL covers the support workers inside it, and the two are funded and claimed separately.
SDA is Capital Supports funding and is paid to the registered SDA provider, typically as a recurring payment tied to the dwelling’s design category, building type and location. Only a small proportion of participants are eligible.
Confusing SDA with SIL is the most common error in this area. A participant may have one, the other, both, or neither: SDA answers “what building”, SIL answers “what support”.
Who is eligible
SDA is for participants with extreme functional impairment or very high support needs. The NDIA says most participants do not need SDA and that other home and living supports may suit them better. When a participant is eligible, the NDIA works out an SDA budget for their plan.
Design categories and building types
The NDIA can fund four design categories:
- Improved liveability: better physical access plus features for people with sensory, intellectual or cognitive impairments, such as living areas where support workers can easily see the resident.
- Fully accessible: a high level of physical access features, for example for people who use a wheelchair at home or cannot use steps.
- Robust: very strong and durable housing that is safe for residents and others, which may suit people who need help managing complex behaviours.
- High physical support: a high level of physical access for people who need very high levels of support, such as a ceiling hoist, backup power or home automation.
For participants new to SDA there are four building types: apartments; duplexes, villas and townhouses; houses; and group homes with 4 or 5 residents. The NDIA looks at allied health reports and how each option affects the participant's other supports when choosing the design category and building type.
Rules for SDA providers
- SDA providers must be registered with the NDIS Quality and Safeguards Commission.
- Each home must be enrolled with the NDIA. Once approved, it becomes an SDA dwelling.
- A written service agreement is mandatory for SDA supports.
- Maximum amounts are set in a separate NDIS Pricing Schedule for Specialist Disability Accommodation 2026-27.
- Residents pay rent and their own day-to-day living costs, such as bills.
How SDA and SIL fit together
SDA covers the dwelling only. It does not include personal care, SIL, individualised living options or most assistive technology, which are funded as separate supports. SDA may be a shared home with a small number of other people, each with their own private bedroom, or a participant may live alone if that best meets their needs.
Apart from SDA, the NDIS does not fund housing. Most participants rent or own in the private market or live in social housing, and a local area coordinator or support coordinator can help them apply for state or territory housing programs.
Questions people ask
What are the 4 SDA design categories?
Improved liveability, fully accessible, robust and high physical support.
Do SDA residents pay rent?
Yes. Participants living in SDA pay rent and their own day-to-day living costs, such as bills.
Does SDA include support workers?
No. SDA funds the home. Support in the home, such as SIL or personal care, is funded separately.
Can any landlord offer SDA?
No. The provider must be registered with the NDIS Quality and Safeguards Commission and each home must be enrolled with the NDIA as an SDA dwelling.
Checked against the official sources on 2 October 2026. Rules change: confirm the current position with the agency before you rely on it.
Related terms
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Rostery handles this in practice
SCHADS interpretation, NDIS price-guide validation, claiming and the evidence an audit asks for — built for Australian providers.