What are the SDA building types?

The four building types

Schedule 1 of the NDIS (Specialist Disability Accommodation) Rules 2020 defines each building type:

• Apartment: self contained, occupying only part of a larger residential building, and typically built above or below another dwelling
• Villa, duplex or townhouse: a semi attached home with 3 or fewer residents, a separate accessible entry and no internal access between dwellings for residents. A self contained granny flat on the same block as another home also fits here
• House: a low rise detached home with a garden or courtyard on a clearly separate block, not sharing walls, roof, entry, driveway or outdoor area with another dwelling, apart from up to 2 ancillary villas, duplexes or townhouses
• Group home: distinguished from other houses by having 4 or 5 long term residents

How building type sets your funding

If you are eligible for SDA, the NDIA must decide the building type, design category and location that are reasonable and necessary for you. These three things set the maximum SDA funding, using the SDA pricing schedule for the year. Your plan names them, and the NDIA may list more than one building type or location to give you choice.

The amount also depends on how many residents the home is enrolled for and whether it is a new build or older stock. Check the current SDA pricing schedule for the figures.

Building type and design category work together

Building type is the shape of the home. Design category is the level of specialist design inside it: Improved Liveability, Fully Accessible, Robust or High Physical Support, plus Basic for some older homes. So you might be funded for a High Physical Support apartment, or a Robust house. A home you move into usually needs to match both.

What the NDIA considers

When deciding your building type, the SDA Rules say the NDIA must consider a list of matters, including:

• Your preference, where it fits your goals
• Your support needs, and whether you need someone available at all times
• How the building type affects your life in the household and community, and whether you can share with others
• Risks to you and others, and your connections to family, culture and community
• Whether it builds your independent living skills and supports informal support
• Value for money compared with the alternatives

Limits on how many SDA homes share a block

The SDA Rules include a density restriction so SDA does not cluster too many participants in one place. Where a block has two or more dwellings and one is enrolled for 3 or more residents, the number of SDA funded participants is capped at 10 or 10% of residents, whichever is greater. Where every dwelling is for no more than 2 residents, the cap is 15 participants or 15% of residents, or 25% in an intentional community.

Choosing the right type for you

• Think about who you want to live with, if anyone, before you think about the building
• Visit homes of each type if you can, including the street, transport and shops
• Ask your occupational therapist whether a type suits your support and design needs
• If your plan names a type you do not want, you can ask for a review or, if your needs change, a plan variation or unscheduled reassessment

For providers

Every SDA dwelling is enrolled with the NDIA under one building type, design category and maximum number of residents, and you must not house more residents than it is enrolled for. Tell the NDIA in writing within 5 business days of a change to the building type or design category, or a vacancy. List the building type, design category and resident numbers clearly, because that is how participants and coordinators search.