What makes a home modification complex
The NDIA groups home modifications by risk, cost and complexity. Minor modifications are non structural, low risk, touch one or two areas of the home and cost under $20,000. Anything bigger is a complex home modification.
Complex works usually need building approvals or permissions, and certification of work such as plumbing and electrical. They may be highly technical or affect several areas of your home. Common examples include:
- Redesigning a bathroom so you can shower and toilet independently or with a carer
- Widening doorways and hallways, or removing walls, for wheelchair access
- Building a ramp or lift to the front door when the site is steep
- Installing a ceiling hoist that needs structural support
- Changing a kitchen so you can use it from a seated position
The people involved
Complex works bring in more people than a simple grab rail, and each has a separate job:
- Home modification assessor: a registered occupational therapist with postgraduate training or experience in complex modifications. They assess how you use your home and write the scope of works
- Building construction practitioner: can work with you and your assessor on the scope before quotes are sought
- Builders: give quotes that match the scope exactly, then do the work
- Building works project manager: helps you understand the building contract, talks with the builder for you, checks the work meets legal requirements and is done as agreed. They must be independent of any builder who quotes on the job
- Building certifier: an independent certifier, where the project manager says one is needed
How to get complex home modifications in your plan
Start by talking with your my NDIS contact or support coordinator about your goals at home. You will need funding in your plan for the assessment, usually from the Capacity Building budget, before you can get the report done.
Your assessor uses the NDIA's complex home modifications assessment template and recommends specific works. You then get builder quotes against that scope and send the report and quotes to the NDIA. If approved, the funding for the works, the project manager and any certifier goes in your Capital home modifications budget.
What the NDIA looks at
Like every support, the works must be reasonable and necessary and related to your disability. The NDIA also considers:
- Whether cheaper options, such as assistive technology or minor works, would meet your needs
- Whether the works represent value for money compared with other ways to meet the need
- Whether moving to a more suitable home would be a better option than major works
- Whether another system is responsible, for example a social housing provider
- Whether the works comply with building codes and Australian Standards
If you rent or do not own your home
You need the owner's written permission before any works start. Social housing tenants should talk to their housing provider early, as they may be responsible for some modifications or have their own approval process.
The NDIS does not fund changes to Specialist Disability Accommodation dwellings, because those homes are already built and funded to a design standard.
Complex home modifications and the 2026 changes
Home and vehicle modifications are on the government's list of supports that are not affected by the October 2026 funding reset. Works funded in your Capital budget are not reduced. The assessor's time often comes from improved daily living skills, which is reduced by 10% when your plan is created, reassessed or renewed, so check what is left before you book.
The government has also consulted on simpler NDIS supports rules that would group this support under a broader category called home modifications. That is a proposal, and the types of works the NDIS funds are not intended to change.
Tips to avoid delays
- Choose an assessor who has specified similar works before, especially bathrooms and entries
- Make sure builder quotes match the assessor's scope line by line
- Get the owner's written consent before you send anything to the NDIA
- Keep copies of every report, quote, approval and contract
- Plan where you will live and how you will shower while works are under way