What a building works project manager does
Complex home modifications, such as a full bathroom redesign, structural changes or a lift, are real building projects. Most participants and families have never managed one. A building works project manager does that job for you, working on your side rather than the builder's.
According to the NDIA, a building works project manager:
- Helps you manage complex home modifications from start to finish
- Works independently of the builders
- Makes sure the works meet the relevant building standards and legal requirements
- Checks the works are completed as agreed in the building contract
- Helps you understand your building contract
- Helps oversee the key stages of the modifications
When the NDIA funds one
The NDIA can fund a building works project manager for complex home modifications, particularly where the work involves high risk or high cost. Complex modifications are usually structural or custom built, involve several areas of the home, need more building permissions and certifications, and have a bigger effect on your life while they are being built.
Minor home modifications, such as grab rails or small non structural changes, do not usually need one.
Where they fit in the process
A typical complex home modification brings in several people, each with a separate job:
- Home modification assessor: usually an experienced occupational therapist who assesses your needs and writes the scope of works
- Builders: quote against the scope, then do the work
- Building works project manager: independent of the builders, overseeing the contract and the build for you
- Certifiers and trades: approve and sign off work such as structural, plumbing and electrical
How it is funded
When the NDIA approves complex home modifications, the funding for the works, the project manager and any certification is usually included in the Capital budget of your plan. Home and vehicle modifications are on the government's list of supports not affected by the October 2026 funding reset.
The assessor's time is different. It is often paid from the improved daily living skills part of your Capacity Building budget, which is reduced by 10% when a plan is created, reassessed or renewed from 1 October 2026.
Choosing a building works project manager
- Make sure they have no link to any builder who quoted or will do the work
- Look for experience with accessible design and NDIS home modifications
- Check they hold the licences or registration your state or territory requires for building work
- Ask how they will report to you, and how often they will visit the site
- Agree fees, scope and stages in writing before work starts
For providers
If you offer project management for NDIS home modifications, make your independence from builders clear in your quotes and service agreements. Set out how you will report progress to the participant, how you handle variations and defects, and what documents you will hand over at completion. The NDIA's guide to providing home modifications explains its expectations.