FAQS

This is the Maximum Reasonable Rental Contribution (MRRC) paid by the tenant, capped at 25% of the base rate of the Disability Support Pension and 100% of any Commonwealth Rental Assistance scheme. This is the same for the participant no matter where they live; it is currently $12,058 p/a per person (as of 20th March 2024).

We provide a free initial 15-minute session to discuss your project goals and determine how we can assist. For in-depth feasibility reviews or strategic planning, our paid consultancy services apply.

We operate on a fee-for-service model, offering tailored consultancy for NDIS property investors, developers, and providers. Our services include feasibility assessments, SDA compliance guidance, and tenancy strategy planning. Fees vary based on project scope, contact us for a transparent quote.

The SDA payment from the NDIS is a standardised annual amount calculated based on the dwelling’s location, size and level of accessibility. This is on a per-tenant basis. Payments for a SDA property are paid differently to that of a non-SDA property. Your rental payments will be paid to you from SDA Provider at the end of each calendar month. Each Tenant’s payment is made up of 3 parts:

• Reasonable rent contribution (RRC): (25% of base disability supplement) Paid Fortnightly by the participant (tenant)
• 100% Commonwealth Rent Assistance Paid Fortnightly by the participant (tenant)
• NDIS SDA Payment (Refer to the NDIS SDA Schedule) Paid Monthly in arrears.

To meet stringent requirements under NDIS guidelines, the homes include many features the house next door will not have and thus present as a higher cost to build. These homes need to have a larger floor plan for ease of mobility, depending on the category of SDA (Robust or High Physical Support etc) the homes must include materials sound enough to withstand damage from wheelchairs or movement and thus require stronger materials for floors and walls. Some of the categories require full home automation for lights, curtains, windows, and doors. Each build is customised and not cookie cut like most new builds built by volume builders. Material is not purchased in bulk as done with volume builders and thus also costs more. Based on requirements, materials used, customisation, automation, floor plan size etc the cost per square metre in no way can be compared to the new home being built next door.

Other factors that affect cost are additional compliance and reporting for building codes, local council regulations and other requirements.

Factors that affect the valuations are: the size of the home being too large, or the land price is way too expensive given the demand right now in certain areas, and the fact that these homes may have a lot of special features and that naturally pushes up the cost. We know of builders who are thinking of doing very high custom builds which aren’t necessary, just

because the SDA provider wants the “bells and whistles” plus gold plated toilet seats (kidding!) The problem is that these features push up the cost of the build but make zero difference to its valuation, and as a result the valuations can come in lower than expected. We advise investors to allow for a 15-20% discrepancy in the valuation, and thus it is recommended that investors have cash or equity of around $350,000 – $450,000 (for a 20% deposit + valuation shortfall + SDA provider costs + loan repayments during construction). In addition, the lender may calculate the serviceability of the investment property based on a market rate of 4%-5% pa rental income, not the expected rental return forecast. This also plays a part in their calculations in valuations because their job is to protect the lender and the mortgage insurer, not the borrower. We recommend you work with a lender who has an in-depth understanding of the NDIS property market.

This always depends on the location and builder. At the lower end of the scale, a build could take as little as 5 months, but in other areas it can be a 12 month plus time frame. We provide estimates for each property we have for sale.

Once you have the Certificate of First Occupancy, the property can be enrolled with the NDIA (completed by the SDA Provider engaged to manage the property).

Compliance is checked at several stages throughout the process:

1. At the Plan Stage before committing to the land and build contracts, the plans receive a Provisional Design Certificate from an SDA assessor. This then goes into local council for Building Approval like a normal house build.
2. At the Frame Stage, The SDA assessor should come to the site to ensure that the approved plan is matched.
3. At Completion. Final SDA Certification will happen when the home is at Practical Completion. This process ensures that the investor will be able to receive SDA funding.

Without certification the house will never be able to have NDIS/SDA tenants and therefore will not receive the high returns.

The Specialist Disability Accommodation (SDA) design standards released on October 25th, 2019, mandated an NDIS accredited SDA assessor is required to assess and provide certification of an SDA

property. SDA assessors must be approved by the NDIS and can be from 1 of 4 professions:

• Builder surveyors
• Architect
• Occupational Therapist
• Access Consultant

The SDA provider is the company who is tenanting and managing the property. They handle everything. They do the monthly submission to collect the SDA payments according to the number of tenants you have and the payment category they are in. They also collect the Maximum Reasonable Rent Contribution (MRRC) from the tenants. This is then forwarded to your account monthly (less their management fees). They also do the annual audit of the property that is required, but this is not an additional fee as it is covered by their management fee. Your experience of it is very passive, it’s mostly hands-free except for the annual rates and insurance bills etc. This is called ‘armchair investing’. You sit back and let the professionals deal with all matters relating to your NDIS investment property.

If you are considering renovating an existing property, you need to consider the following points:

1. The property needs to have been issued a certificate of occupancy on or after April 1st, 2016.
2. The refurbishment must meet the minimum requirements for the selected Design Category OR
3. If the property is older than April 1st 2016, the design requirements must be met for the selected Design Category AND the cost to refurbish or renovate the home must meet the minimum requirements in the NDIS’ Pricing Arrangements for SDA (2023-24) Appendix G —Minimum Refurbishment Costs for New Builds.

The required minimum costs to refurbish are high, making this option generally not financially viable.

Yes, in most cases. SDA developments often require development approval from the local council, especially for new builds, change of use, or if building in a residential area. We assist with preparing the application and managing the approval process.

Site suitability depends on several urban planning factors:

Zoning under the Planning Scheme

Overlay controls (e.g., heritage, flood, bushfire)

Proximity to essential services (public transport, healthcare, shopping)

Land size and configuration

Yes. Some states have introduced fast-tracked approvals for SDA. In Victoria, SDA projects in some council are exempt from normal planning permits under the revised VPP 52.22 —no public notice or objections, with approvals in weeks. In NSW, small SDA homes (up to 10 bedrooms) can use a Complying Development pathway, often approved in ~20 days. South Australia and Western Australia are also implementing streamlined processes for community housing and SDA, bypassing standard council delays. Always confirm local eligibility and documentation early with your council.

Timeframes vary by project and location. Without special exemptions, a typical DA might take several months. Councils often aim to decide a standard housing DA in ~60–90 days, but complex sites or those requiring variations can take 4–6 months (including time for public notice, responses, and possible revisions). One SDA investment guide suggests budgeting roughly 3–5 months for design and approvals and 7–9 months to build, for a total of about 12–15 months from land purchase to move-in.

Absolutely. We review floorplans and KDR projects to ensure they meet SDA design standards (e.g., livable housing guidelines, category requirements). We’ll optimise your layout for NDIS participant needs and funding eligibility.

The optimal mix depends on location, SDA category, and participant demand. We analyse local NDIS data to recommend a tailored tenancy strategy.

Yes, developers can register as SDA providers, but strict NDIS rules apply to avoid conflicts of interest. You must demonstrate arms-length agreements, transparent pricing, and participant choice. We also guide developers through provider registration and compliance frameworks.