How SDA Funding Works
SDA funding sits in the capital supports budget of an NDIS plan, under Home Modifications and SDA. The NDIA sets the amount from the SDA pricing arrangements, based on the design category, building type and location in the plan. The money goes to the registered SDA provider for the home. The resident pays rent and bills separately.
Where Does SDA Appear in an NDIS Plan?
In capital supports, in the Home Modifications and SDA support category.
Capital funding is stated. You can't move money between capital support categories, and it has to be used for the supports described in the plan. For SDA, the plan describes the design category, building type and location the NDIA has decided meet your needs.
The SDA amount in your plan is a budget, the most the NDIA will pay for your SDA. If SDA is approved but you haven't found a home yet, the plan still shows the budget. Tell the NDIA when you find a suitable home so the funding can be added and used from when you move in.
How Is the SDA Amount Worked Out?
From the NDIS Pricing Arrangements for Specialist Disability Accommodation, which set a maximum annual price per participant for every kind of SDA home.
| Factor | What it means |
|---|---|
| Design category | Improved Liveability, Fully Accessible, Robust, Robust with a breakout room, or High Physical Support |
| Building type and size | Apartment, villa, duplex or townhouse, house or group home, and the number of bedrooms and residents |
| Age of the home | Post-2023 new builds, pre-2023 new builds, existing stock and legacy stock each have their own tables |
| Fire sprinklers | Homes with and without sprinklers are priced separately |
| On-site overnight assistance | Homes with and without on-site overnight assistance are priced separately |
| Location | A location factor adjusts the base price for each area |
The provider receives the lower of two amounts: the maximum for the dwelling as enrolled, or the SDA amount in the participant's plan. The NDIA publishes an SDA price calculator alongside the pricing arrangements for providers working out expected income.
Why we don't quote dollar figures
Prices differ by hundreds of combinations and are set for each financial year. The current tables are in the NDIA's SDA pricing arrangements, linked at the bottom of this page.
Looking for an SDA Home?
We'll connect you with a registered SDA provider who may have a home that suits.
How Do Providers Get Paid?
The SDA provider claims the SDA funding when they provide the home. It's paid to the provider, not to the participant.
- The provider must be registered with the NDIS Quality and Safeguards Commission
- The home must be enrolled with the NDIA as an SDA dwelling
- You need a written service agreement with the provider
- You record the SDA provider in your plan as a my provider
The pricing arrangements list two support items: Specialist Disability Accommodation (SDA), and SDA Vacancy, Person-Specific Adjustment.
What Doesn't SDA Funding Pay For?
Support workers, personal care, equipment and living costs.
Support in the home is funded separately, often as supported independent living (SIL). Rent, electricity and other day-to-day costs are paid by the resident. Our page on SDA rent and costs explains what residents pay.
How Do You Get SDA Funding?
Tell the NDIA you have a home and living goal, give evidence of your support and housing needs, and the NDIA decides.
Our guide to getting SDA funding sets out the steps and the evidence that helps. The eligibility rules are on our SDA eligibility page.
Questions People Ask
Is SDA core or capital funding?
Capital. It's in the Home Modifications and SDA support category of the capital supports budget.
Does SDA funding go to me or the provider?
To the registered SDA provider, who claims it when they provide the home. You pay your rent contribution to the provider directly.
How much is SDA funding?
It depends on the design category, building type, number of residents, age of the home, sprinklers, overnight assistance and location. The NDIA's SDA pricing arrangements set the maximum for each combination.
Can SDA funding be taken out of my plan?
The NDIA says that once you're found eligible, it generally won't remove SDA funding unless you ask. It may look at it again if your needs change or you want a different kind of SDA.
Does SDA funding pay for support workers?
No. Support workers are funded separately, often through supported independent living (SIL).
Keep Reading
- SDA rent and costsWhat SDA residents pay: the reasonable rent contribution, how the cap is worked out, board, bills, sharing a bedroom and paying extra for a higher value home.
- SDA eligibilityWho is eligible for SDA funding under the NDIS: extreme functional impairment, very high support needs, the SDA needs requirement and the funding criteria.
- How to get SDA fundingHow to get SDA funding in an NDIS plan: the home and living goal, the evidence the NDIA wants, how to send it, what the decision covers and what if it's no.
- SDA vs SILSDA vs SIL explained: SDA is the specialist home, SIL pays for support workers in it.
- SDA providersWhat an SDA provider is, the rules they must follow, how they differ from your SIL provider, and what to check before you choose a registered SDA provider.
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