Why the NDIS does not pay rent
The NDIS Supports Transitional Rules, in force since 3 October 2024, list rent, rental bonds, home and property deposits, stamp duty, mortgage repayments and strata fees as day to day living costs that are not NDIS supports. Housing subsidies, bonds and mortgage relief are listed as the job of the housing system.
That applies however your plan is managed. Self managed participants have more choice over providers and prices, but not over what counts as an NDIS support.
Specialist Disability Accommodation: you still pay rent
Specialist Disability Accommodation (SDA) is housing built for people with extreme functional impairment or very high support needs. If SDA is in your plan, the NDIS pays the SDA funding for the specialist design of the home.
You still pay the SDA provider a reasonable rent contribution. It is capped at 25% of the basic Disability Support Pension rate, plus 25% of any Pension Supplement and Youth Disability Supplement you receive, plus all the Commonwealth Rent Assistance you get. Food, power and personal costs are extra.
When the NDIS does pay for a place to stay
There are two short term exceptions, both tied to your disability:
- Medium Term Accommodation (MTA): funded, generally for up to 90 days, when your long term home is confirmed but not ready because your disability supports are not in place, and you cannot stay where you are. The 2026/27 price limit is $162.85 a day in most of Australia
- Short Term Accommodation (STA): a short stay away from home, often called respite, so you and your carers get a break. The accommodation part is claimed separately from support, up to $162.85 a day
- Neither covers your support workers, food or personal costs, which are claimed or paid separately
Supported Independent Living and other home and living supports
Supported Independent Living (SIL) pays for help and supervision with daily tasks in your home, often shared with housemates. It does not pay rent. If you live in SIL but not SDA, you usually pay rent to whoever owns or manages the home, under a normal rental arrangement, plus a share of food and bills.
Individualised Living Options work the same way. The NDIS funds the support model, and you meet your own housing and living costs.
Help to find and keep a rental
Tenancy support is an NDIS support. The Rules include supports that build your capacity to find or keep appropriate accommodation, including help to apply for a rental and to meet your obligations under a tenancy agreement. This is usually skill building, delivered by a support worker, support coordinator or other provider.
If you rent, home modifications can also be funded, but you will need the owner's agreement before any work starts.
Help with rent outside the NDIS
- Commonwealth Rent Assistance from Services Australia, if you get an eligible payment and pay rent
- Social and community housing through your state or territory housing authority, which can include accessible homes
- State and territory private rental assistance, such as bond loans
- Homelessness services and emergency accommodation, which the NDIS does not fund