Navigating NDIS housing requirements can feel overwhelming when you're researching options for a loved one with disability. Understanding what's required for Specialist Disability Accommodation (SDA) is the first step toward finding housing that offers independence, accessibility, and connection to family.

NDIS housing requirements are the eligibility criteria, design standards, and compliance rules that govern Specialist Disability Accommodation (SDA) under the National Disability Insurance Scheme (NDIS). These requirements determine who can access SDA funding, what properties qualify, and how providers must meet NDIS design and safety standards.

This guide breaks down everything you need to know about NDIS housing requirements in 2026. We'll explain eligibility criteria, design standards, application processes, and Victorian-specific compliance. Whether you're just starting to explore SDA or preparing to apply, you'll find clear, practical guidance to help you make informed decisions.

Understanding NDIS Housing Requirements in 2026

NDIS housing requirements exist to ensure that Specialist Disability Accommodation (SDA) properties are safe, accessible, and genuinely meet the needs of people with disability. These requirements cover three main areas: participant eligibility, property design standards, and provider compliance.

First, participant eligibility requirements determine who can access SDA funding. The National Disability Insurance Agency (NDIA) assesses whether a person has extreme functional impairment or very high support needs that require specialist housing with specific design features. This isn't about general housing assistance. It's about properties purpose-built for people whose disability means standard housing simply won't work.

Second, design standard requirements outline how SDA properties must be constructed and equipped. Every SDA dwelling must meet the SDA Design Standard, which sets detailed technical specifications for accessibility features, structural requirements, and safety considerations. These standards ensure properties deliver genuine accessibility, not token modifications.

Third, compliance requirements govern how SDA providers operate. Providers must be NDIS registered, maintain properties to required standards, respect participant rights, and follow all NDIS Practice Standards. These rules protect participants and ensure quality housing throughout their tenancy.

Why do these requirements exist? They protect participants from substandard housing, ensure NDIS funding delivers genuine outcomes, and create accountability for providers. For families researching options, understanding these requirements helps you assess whether SDA is appropriate for your loved one and what to expect from the application process.

The requirements are reviewed regularly. In 2026, the SDA Design Standard is being updated to reflect advances in assistive technology and participant feedback about what works in practice.

NDIS SDA Eligibility Requirements

Not every NDIS participant qualifies for SDA funding. The eligibility criteria are specific and carefully assessed by the NDIA. Understanding these requirements helps you determine whether SDA might be included in your family member's NDIS plan.

Who Qualifies for SDA?

To be eligible for SDA, a participant must meet all of these criteria:

They must be an NDIS participant with an approved plan. SDA is only available to people already receiving NDIS support. The disability must be significant and permanent, attributable to intellectual, cognitive, neurological, sensory, or physical impairment. Temporary housing needs don't qualify for SDA funding.

The participant must have extreme functional impairment or very high support needs. This means their disability requires housing with specialist design features that standard housing cannot provide, even with modifications. The NDIA looks at whether the person's support needs can only be met in purpose-built accommodation.

The participant must require housing with specialist design features to support their independence, manage risks, or enable delivery of supports. This might include ceiling hoists for transfers, reinforced walls for safety, or comprehensive wheelchair accessibility throughout the dwelling.

SDA must represent value for money compared to other housing options. The NDIA considers whether SDA will deliver better outcomes than alternative housing with modifications or increased support hours.

Learn more about SDA eligibility criteria to understand how these requirements apply to specific disability types and support needs.

The SDA Assessment Process

The NDIA assesses SDA eligibility based on evidence from health professionals, occupational therapists, and support coordinators. This assessment typically takes 4-8 weeks, though complex cases can take 3-6 months.

You'll need comprehensive reports documenting your family member's disability, functional capacity, current housing situation, and why specialist accommodation is necessary. An occupational therapist assessment is particularly important. It should detail specific design features required and explain why standard housing is inadequate.

The NDIA evaluates whether SDA will improve the participant's independence, safety, or quality of life compared to their current situation. They also consider whether the participant's support needs match one of the four SDA design categories.

If SDA is approved, it's included as a line item in the NDIS plan specifying the design category, building type, and number of residents the dwelling can accommodate. The participant then contacts SDA providers to find available properties matching their approved category.

SDA Design Standard Requirements Explained

The SDA Design Standard is the detailed technical document that outlines exactly how SDA properties must be designed and constructed. It's not a suggestion. It's a mandatory requirement that every SDA dwelling must meet to qualify for NDIS funding.

The Design Standard covers everything from minimum room sizes and doorway widths to lighting levels and emergency systems. It specifies requirements for each of the four design categories, ensuring properties genuinely meet the needs they're funded to address.

Properties must comply with the SDA Design Standard, the National Construction Code, and all relevant state and territory building codes. In Victoria, this means meeting Victorian Building Regulations and planning requirements as well. The Design Standard sits on top of these baseline requirements, adding specialist disability features.

Compliance is verified through third-party certification. Before a dwelling can be enrolled for SDA funding, an accredited assessor must inspect it and confirm it meets all Design Standard requirements for its nominated design category. This independent verification protects participants from properties that claim to be SDA-compliant but don't actually meet specifications.

The 2026 edition of the SDA Design Standard reflects feedback from participants and providers about what works in practice. Updates include clearer guidance on assistive technology requirements, improved specifications for outdoor spaces, and enhanced acoustic standards for better quality of life.

Understanding the Design Standard matters because it determines what features your family member's home will include and what level of accessibility they can expect. When you inspect SDA properties, knowing these requirements helps you verify whether a dwelling genuinely meets the standard.

The Four SDA Design Categories and Requirements

SDA includes four design categories, each with specific requirements tailored to different support needs. The NDIA determines which category a participant qualifies for based on their disability and functional support requirements.

Improved Liveability Requirements

Improved Liveability (IL) is designed for people with sensory, intellectual, or cognitive disability who benefit from better design but don't require full physical accessibility. Properties include enhanced lighting to reduce falls and support visual impairment, reduced trip hazards through level transitions and careful floor surface selection, and improved acoustic insulation to reduce sensory overwhelm.

IL properties feature thoughtful design that makes daily living easier and safer, though they're not wheelchair accessible throughout. This category suits participants who are independently mobile but benefit from housing designed with their specific needs in mind.

Fully Accessible Requirements

Fully Accessible (FA) properties are designed for people using wheelchairs or who have significant mobility impairment requiring high physical access. Every room must be wheelchair accessible with wide doorways, level transitions throughout, accessible bathroom with roll-in shower, wheel-in wardrobe access, and kitchen designed for wheelchair use.

FA properties include circulation space for wheelchairs, appropriate turning circles in all rooms, and accessible controls and fittings throughout. This category ensures genuine independence for wheelchair users, not just token accessibility in a few rooms.

Robust SDA Requirements

Robust (RB) housing is designed for people with complex behavioural support needs who require a safe environment with enhanced durability. Properties feature reinforced walls and fixtures, impact-resistant surfaces and fittings, enhanced safety features including secure windows and doors, and durable finishes that withstand higher wear.

Robust properties balance safety with dignity. They're designed to reduce risks without creating an institutional environment. The focus is on thoughtful design that supports participants while respecting their right to a home that looks and feels like a home.

High Physical Support Requirements

High Physical Support (HPS) is the highest level of SDA, designed for people with very high physical support needs requiring extensive assistive technology. Properties include ceiling tracking hoists for transfers between rooms, emergency backup power for essential medical equipment, enhanced environmental controls, and space for caregivers and equipment.

HPS properties accommodate complex support arrangements while maximising participant independence. They're comprehensively accessible with features that enable people with very high support needs to live in their own home rather than institutional care.

The design category approved in a participant's NDIS plan determines what properties they can access. Understanding these categories helps families identify whether available properties genuinely match their loved one's needs.

SDA Provider Registration Requirements

SDA providers must meet specific registration and compliance requirements to operate and receive NDIS funding. Understanding these requirements helps families verify they're dealing with legitimate providers who meet quality standards.

All SDA providers must be NDIS registered providers, registered with the NDIS Quality and Safeguards Commission. Registration requires providers to demonstrate they meet NDIS Practice Standards, have appropriate governance and safeguards in place, and maintain professional indemnity insurance.

Every SDA dwelling must be individually enrolled with the NDIA before it can accommodate participants. Dwelling enrolment involves providing evidence the property meets SDA Design Standard requirements for its nominated category, specifying the building type and location, and confirming the pricing features that determine funding rates.

Once enrolled, providers have ongoing compliance obligations. They must maintain properties to the required standard throughout the tenancy, follow tenancy laws and participant rights requirements, respond promptly to maintenance and repair needs, and provide regular reporting to the NDIA about dwelling occupancy and compliance.

Families can verify provider registration using the NDIS Provider Finder on the NDIS website. While the Finder doesn't show available properties, it confirms which providers are registered to deliver SDA in specific locations. Contact providers directly to enquire about current vacancies in properties that meet your loved one's approved design category.

We provide SDA housing across Melbourne, with all our properties meeting NDIS requirements while prioritising proximity to family networks and community connections.

NDIS Housing Application Requirements

Applying for SDA funding requires careful preparation and comprehensive evidence. Understanding what's required helps families prepare strong applications that demonstrate why specialist housing is necessary.

Required Documentation

The NDIA requires evidence from multiple sources to assess SDA eligibility. You'll need health professional reports documenting the participant's disability, functional limitations, and current living situation. Occupational therapist assessments are particularly critical, detailing specific design features needed and explaining why standard housing is inadequate.

Functional capacity evaluations describe how the participant manages activities of daily living, what supports they currently receive, and how specialist housing would improve their independence or safety. Support coordinators typically help compile this evidence and present it coherently to the NDIA.

The application should clearly articulate why SDA represents the most appropriate housing option and how it will deliver better outcomes than alternatives. Generic statements don't work. The evidence needs to be specific to the individual's circumstances and tie directly to SDA Design Standard features.

Application Timeline

Once submitted, the NDIA typically takes 4-8 weeks to assess SDA requests. Complex cases requiring additional evidence or specialist input can take 3-6 months. These timelines are for the NDIA's assessment, not the entire process from initial inquiry to moving in.

If approved, the participant can begin searching for available SDA properties matching their approved design category. If declined, families can request a review of the decision or reapply with additional evidence when circumstances change.

Follow our SDA transition steps guide for practical guidance on moving from application approval through to moving into your new home.

Victorian-Specific Housing Requirements

SDA properties in Victoria must comply with state-specific requirements in addition to the national SDA Design Standard. Understanding these Victorian requirements is essential for families researching options in Melbourne and regional Victoria.

All SDA developments require planning approval under Victorian planning schemes. For properties accommodating five or more residents, Clause 52.22 specifically governs planning applications for residential aged care and supported residential services. Understand Victorian town planning requirements for SDA to see how these apply to different property types.

SDA properties must comply with the Victorian Building Code, including all accessibility requirements under the National Construction Code as adapted for Victoria. The Building Code sets baseline standards, with the SDA Design Standard adding specialist disability features on top.

Victorian Residential Tenancies Act 1997 applies to SDA tenancies. Participants have the same tenancy rights as any other Victorian renter, including rights to quiet enjoyment, proper notice for inspections, and appropriate processes for repairs and maintenance. Bond requirements follow Victorian standards, typically four weeks' rent.

Local council planning approval is required before construction or significant modification of SDA properties. Approval processes consider neighbourhood character, amenity impacts, and local planning policies. Some councils have specific policies supporting or restricting SDA developments in certain zones.

These Victorian requirements work alongside NDIS standards to ensure properties meet both disability-specific needs and general housing quality expectations. When evaluating properties, verify they've received all necessary Victorian planning and building approvals in addition to NDIA dwelling enrolment.

Compliance and Quality Standards for NDIS Housing

SDA providers must comply with NDIS Practice Standards and maintain ongoing quality assurance. These requirements protect participants and ensure housing remains at the required standard throughout tenancies.

NDIS Practice Standards outline how providers must operate, covering areas like rights and dignity, governance and operational management, provision of supports, and complaints management. SDA providers undergo regular audits to verify compliance, with certification required to maintain registration.

The NDIS Quality and Safeguards Commission oversees provider compliance, investigates complaints, and can take enforcement action including suspending provider registration if serious issues arise. This oversight ensures providers maintain standards and address problems promptly.

Participants have clear rights and protections under NDIS rules and Victorian tenancy law. These include the right to choose their SDA provider and SIL provider independently, the right to safe and well-maintained housing, the right to privacy and quiet enjoyment, and the right to raise concerns without fear of retribution.

If an SDA property doesn't meet requirements, consequences can be significant. The dwelling may lose NDIA enrolment, meaning no NDIS funding can be claimed for that property. Providers may face compliance action from the Commission. Participants can request alternative housing if their current property doesn't meet standards.

Families can report concerns about SDA properties to the NDIS Quality and Safeguards Commission. The complaints process is confidential and designed to protect participants while addressing genuine issues. Contact the Commission directly if you have concerns about property standards or provider conduct.

Regular compliance monitoring ensures SDA properties continue to meet requirements, not just at initial enrolment. This ongoing accountability protects participants' right to quality housing throughout their tenancy.

Frequently Asked Questions About NDIS Housing Requirements

What are the NDIS housing requirements?

NDIS housing requirements include eligibility criteria for participants, design standards for properties, and compliance obligations for providers. These requirements ensure SDA properties are safe, accessible, and appropriate for people with extreme functional impairment or very high support needs requiring specialist housing.

Who is eligible for NDIS housing?

NDIS participants with extreme functional impairment or very high support needs may be eligible for SDA. Your disability must be significant and permanent, requiring housing with specialist design features that standard housing cannot provide. The NDIA assesses eligibility based on evidence from health professionals and determines which design category matches your needs.

How do I know if I meet SDA requirements?

Speak with your support coordinator about SDA assessment. You'll need comprehensive reports from health professionals and occupational therapists documenting why specialist housing is necessary. The NDIA evaluates whether SDA will improve your independence, safety, or quality of life compared to standard housing options.

What is the SDA Design Standard?

The SDA Design Standard is the technical document outlining detailed design requirements for SDA properties. It specifies accessibility features, structural requirements, and safety standards for each design category. All SDA dwellings must meet the Design Standard and be verified by accredited assessors before NDIA enrolment.

How long does it take to get approved for NDIS housing?

The NDIA typically takes 4-8 weeks to assess SDA requests, though complex cases can take 3-6 months. This timeline covers the eligibility assessment only. Finding an available property and moving in takes additional time depending on vacancy availability in your preferred location and design category.

Can I choose my own SDA provider?

Yes. NDIS participants have the right to choose their SDA provider. You can contact multiple providers to compare available properties, locations, and how they operate. Many participants work with support coordinators to identify suitable providers and properties matching their approved design category and location preferences.

What if my SDA application is rejected?

If your SDA application is declined, you can request an internal review of the decision or appeal to the Administrative Appeals Tribunal. You can also reapply when circumstances change or with additional evidence. Support coordinators can help strengthen applications by providing more comprehensive documentation of why specialist housing is necessary.

Conclusion

Understanding NDIS housing requirements is the first step toward finding appropriate, accessible housing for your loved one. These requirements exist to protect participants, ensure quality standards, and deliver genuine accessibility rather than token modifications.

The key requirements to remember: SDA eligibility is based on extreme functional impairment or very high support needs requiring specialist housing. Properties must meet the SDA Design Standard for their nominated design category. Providers must be NDIS registered and maintain ongoing compliance. Victorian planning and building requirements apply in addition to NDIS standards.

Navigating these requirements can feel complex, but you don't have to do it alone. Support coordinators, occupational therapists, and SDA providers can help you understand how requirements apply to your specific situation.

At Paramount, our SDA properties meet all NDIS requirements while prioritising proximity to family networks and community connections. We understand that compliance matters, but so does location. Staying close to family transforms outcomes for participants and families alike.

If you'd like to discuss how NDIS housing requirements apply to your situation, our team is here to help. We can explain which of our properties match approved design categories and how our family-first approach supports ongoing connection to the people and places that matter most.

Contact us today:

• Phone: (03) 9999 7418
• Email: admin@paramounthomes.com.au

Browse our SDA homes that meet all NDIS requirements or contact our team to discuss your NDIS housing needs.

With this knowledge, you're better equipped to assess whether SDA is appropriate for your family member and navigate the application process with confidence.