The Basics of NDIS Housing Support
The NDIS has revolutionised disability support in Australia by providing individuals with greater choice and control over the services they receive. When it comes to housing and living arrangements, the NDIS approach focuses on two main components:
- Support services to help participants live as independently as possible
- Physical accommodation that meets accessibility and specialized design needs
These components are addressed through different funding streams and support categories within the NDIS, primarily through SIL and SDA.
Supported Independent Living (SIL) explained
Supported Independent Living refers to the help people with disability need to live independently, regardless of where they live. In essence, SIL is about the support services provided rather than the physical dwelling itself.
What SIL funding covers
SIL funding typically covers:
- Personal care assistance: Help with showering, dressing, eating, medication management, and other personal needs
- Household management: Assistance with cleaning, laundry, meal preparation, and shopping
- Skills development: Support to build capacity in everyday activities and increase independence
- Social support: Help to maintain relationships and participate in community activities
- 24/7 support: For those with more complex needs, around-the-clock supervision and assistance
Real-world example: James has autism and intellectual disability. His SIL funding provides for support workers who help him plan and prepare meals, manage his finances, maintain his apartment, and develop skills for greater independence. They also support him to access community activities and maintain his social connections.
Levels of SIL support
SIL support is available at different levels based on the individual’s needs:
- Lower needs: A few hours of support per day
- Standard needs: Regular support throughout the day
- Higher needs: Continuous support including overnight supervision
- Complex needs: 24/7 support with specialized staff training
SIL assessment and funding
To access SIL funding, participants typically need to complete these steps:
- Initial discussion with your NDIS planner or Local Area Coordinator about your support needs
- Functional capacity assessment from an occupational therapist documenting your support requirements
- SIL roster of care development with potential providers
- Provider SIL quote submission to the NDIS
- NDIS review and approval of the quote and support needs
SIL is funded under the Core Supports budget category in NDIS plans and is designed to be portable, meaning it travels with the participant if they change where they live.
Common SIL arrangements
SIL can be delivered in various living arrangements:
- Shared housing with other NDIS participants
- Private rental or owned properties
- Family homes
- Innovative housing models
Importantly, SIL can be delivered in any type of dwelling — it’s about the support, not the house itself.
Specialist Disability Accommodation (SDA) explained
Unlike SIL, Specialist Disability Accommodation refers to the physical housing solution — the actual building or dwelling designed to meet the needs of people with extreme functional impairment or very high support needs.
What SDA funding covers
SDA funding provides for:
- Specialized design features: Such as wider doorways, accessible bathrooms, reinforced walls, or built-in assistive technology
- Additional costs: The extra costs associated with specialized housing beyond what would be expected in standard housing
- Location premiums: Additional funding based on the location of the property
SDA does NOT cover:
- The support services required to live in the accommodation (that’s what SIL is for)
- Regular rent that would be comparable to standard housing in the area
- Everyday living expenses
Real-world example: Sarah has cerebral palsy and uses a power wheelchair. Her SDA funding enabled her to move into an apartment with wider doorways, automated doors, ceiling hoists, height-adjustable kitchen counters, and an accessible bathroom. The SDA funding covers the additional cost of these specialized features beyond what a standard apartment would cost.
SDA design categories
SDA properties are classified into different design categories:
- Basic: Minimum requirements for accessibility
- Improved Liveability: Features that help people with sensory, intellectual, or cognitive impairments (e.g., predictable design layout, good visibility, reduced sensory stimulation)
- Fully Accessible: Designed for people with significant physical impairment (e.g., wheelchair accessibility, height-adjustable features)
- Robust: Incorporating features for people who may exhibit behaviors of concern (e.g., reinforced walls, laminated glass, secure fixtures)
- High Physical Support: For people with significant physical impairment requiring extensive assistive technology (e.g., structural provisions for ceiling hoists, automation)
SDA eligibility
SDA eligibility is quite limited — only about 6-7% of all NDIS participants qualify for SDA funding. To be eligible, a participant must:
- Have an extreme functional impairment or very high support needs
- Require specialized housing solutions that cannot be met through mainstream housing
- Demonstrate that SDA is a reasonable and necessary support
- Show that other options have been explored and are not suitable
SDA application process
The typical steps to apply for SDA funding include:
- Initial assessment with your Support Coordinator to determine if you might be eligible
- Home Modifications assessment to determine if your current home could be modified instead
- Comprehensive OT assessment specifically for SDA, documenting why you need specialized housing
- Housing Plan development outlining your needs, preferences, and goals
- Evidence submission to the NDIS, including assessments and quotes
- NDIS determination regarding your eligibility for SDA
- Finding suitable SDA properties once funding is approved
SDA funding structure
SDA funding works differently from most NDIS supports:
- It’s paid directly to SDA providers (property owners)
- Participants still pay rent (typically 25% of their Disability Support Pension plus Commonwealth Rent Assistance)
- Funding amounts vary based on location, design category, and number of residents
- It’s calculated as an annual amount but paid in regular installments
Key differences between SIL and SDA
Here’s a side-by-side comparison of the key differences:
| Feature | Supported Independent Living (SIL) | Specialist Disability Accommodation (SDA) |
|---|---|---|
| Purpose | Support services to help with daily living | Specialized physical housing solution |
| What it covers | Personal care, household tasks, skill development | Physical building features, design elements, technology integration |
| NDIS budget category | Core Supports | Capital Supports |
| Eligibility | Based on support needs assessment | Limited to approximately 6-7% of participants with extreme needs |
| Portability | Moves with the participant | Tied to a specific property |
| Participant contribution | None for the support itself | Rent contribution (typically 25% of DSP plus Commonwealth Rent Assistance) |
| Provider type | Support service organizations | Property owners/housing providers |
| Assessment process | SIL assessment and quoting | Extensive OT assessment and SDA eligibility assessment |
How SIL and SDA work together
While SIL and SDA are separate support types, they often work together to provide a comprehensive housing solution for participants with high support needs.
Common combined scenarios
A participant might:
- Live in an SDA property and receive SIL supports from the same or a different provider
- Share an SDA property with other participants, each with their own SIL funding
- Have SDA funding for their accommodation and SIL funding for the support services they need within that accommodation
Case study examples
Example 1: Maria’s Combined SIL and SDA
Maria has quadriplegia resulting from a spinal cord injury, requiring significant support and specialised housing:
- She receives SDA funding for a Fully Accessible apartment with ceiling hoists, wider doorways, and automated features
- She also receives SIL funding for support workers who assist her with personal care, meal preparation, and community access
- The SDA funding covers the specialized elements of her apartment
- The SIL funding covers the support staff who help her live in that apartment
- She pays rent (25% of her DSP plus Commonwealth Rent Assistance) to the SDA provider
- She chooses a different organization to provide her SIL supports
Example 2: Thomas’s SIL-only Arrangement
Thomas has an intellectual disability and can navigate his environment independently but needs support with daily activities:
- He lives in a regular apartment in the community that he rents through the private rental market
- He has SIL funding for support workers who visit him daily to help with meal planning, budgeting, and life skills development
- His apartment required no specialized modifications, so he did not need SDA funding
- His SIL support adjusts as his needs change and would follow him if he moved to a different apartment
These examples demonstrate how SDA covers the specialized physical environment while SIL provides the human support needed to live in that environment.
Common challenges and solutions
Challenge 1: Long waiting times for SDA properties
Solution: Work with your Support Coordinator to explore interim options while waiting, such as:
- Temporary alternative accommodation
- Investigating home modifications for your current residence
- Joining SDA waitlists in multiple locations if feasible
Challenge 2: Finding compatible housemates for shared SIL
Solution:
- Request “matching” services from SIL providers
- Consider trial periods with potential housemates
- Clearly document your preferences and needs for housemate compatibility
- Look into innovative options like housemate matching platforms
Challenge 3: Coordinating multiple providers
Solution:
- Ensure clear service agreements with each provider
- Consider appointing a Support Coordinator specialized in housing
- Maintain a communication book or digital platform that all providers can access
- Schedule regular coordination meetings with all involved parties
Challenge 4: Managing the transition to new living arrangements
Solution:
- Develop a detailed transition plan with timelines
- Schedule orientation sessions at the new home before moving
- Arrange for familiar support workers to assist during the transition
- Create visual supports and routines for the new environment
Making informed choices
When exploring housing options under the NDIS, consider these questions:
- What level of support do you need in your daily life?
- Do you require specialized housing features, or would mainstream housing with modifications suffice?
- Would you prefer to live alone or share with others?
- What location would best suit your needs and preferences?
- Which support providers operate in your preferred area?
- How would different housing options affect your goals and community participation?
Practical steps to take
- Document your housing preferences and needs
- Create a list of must-haves versus nice-to-haves
- Consider proximity to family, services, transport, etc.
- Think about your support needs at different times of the day
- Gather evidence of your support needs
- Request assessments from relevant health professionals
- Document your current support arrangements
- Keep records of any incidents or issues with current housing
- Explore available options
- Ask your Support Coordinator about available SIL providers
- Search the SDA Finder website for SDA properties
- Attend housing information sessions and expos
- Request tours of potential housing options
- Evaluate providers thoroughly
- Check their registration status and compliance history
- Speak with current clients if possible
- Review their service agreements carefully
- Ask about staff qualifications and training
- Understand the financial implications
- Calculate your contribution to rent for SDA
- Review your budget for utilities and other housing costs
- Understand what happens if your circumstances change
The role of support coordination
A Support Coordinator can help navigate the complex process of securing appropriate housing and support by:
- Explaining different options and their implications
- Connecting with suitable SDA properties and SIL providers
- Gathering necessary evidence for funding requests
- Coordinating assessments and quotes
- Ensuring all aspects of housing and support work together
Frequently asked questions
Can I have SIL without SDA? Yes, absolutely. Most NDIS participants who receive SIL funding live in mainstream housing (either rented or owned) and do not require SDA. SIL is about the support services, not the physical building.
Can I choose different providers for my SIL and SDA? Yes, you can choose different providers for SIL and SDA. Some participants prefer this arrangement as it provides more choice and control. However, coordination between providers is important.
How long does it take to get approved for SDA? The approval process for SDA can be lengthy, often taking 3-6 months or more, depending on the complexity of your needs and the completeness of your evidence. Working with an experienced Support Coordinator can help streamline the process.
Can I use my SIL funding to pay rent? No, SIL funding cannot be used to pay rent. SIL funding is specifically for support services. Rent must be paid through your personal income, such as the Disability Support Pension and Commonwealth Rent Assistance.
What happens if my needs change after moving into an SDA property? If your needs change, you can request a review of your NDIS plan. If you need a different type of SDA (e.g., moving from Improved Liveability to Fully Accessible), you would need to provide evidence supporting this change and go through the approval process again.
Can family members provide SIL support? In most cases, the NDIS does not fund family members to provide SIL support, as this is considered informal support. However, there are some exceptions in remote areas or for culturally specific reasons. Discuss this with your NDIS planner if relevant to your situation.
Resources for further information
For more information consult these resources:
- NDIS website: www.ndis.gov.au - Official information about all NDIS supports
- NDIS Quality and Safeguards Commission: www.ndiscommission.gov.au - Information about provider registration and quality standards
Understanding the difference between SIL and SDA is crucial for making informed decisions about housing under the NDIS. While SIL provides the support services needed to live independently, SDA addresses the specialized physical accommodation requirements for those with extreme functional impairment.
Most NDIS participants who need housing support will access SIL funding, while a much smaller percentage will qualify for both SIL and SDA. The key is finding the right combination of housing and support that enables each individual to live as independently as possible while meeting their unique needs.
If you’re exploring housing options under the NDIS, start by discussing your needs with your Support Coordinator or NDIS planner, who can guide you through the assessment and application processes for both SIL and SDA.
Remember that housing arrangements should ultimately support your goals, preferences, and lifestyle choices — the right combination of SIL and/or SDA can provide the foundation for greater independence and community participation.
