Types of Fees in The SDA Investment Market: Are Upfront “Fees to Engage” a Red Flag?

The Specialist Disability Accommodation (SDA) investment market offers tremendous opportunities, but it also presents several challenges for investors. One of the most debated topics in this market is the practice of charging a "Fee to Engage" before investors can access potential SDA investment opportunities. This hefty upfront fee, often ranging from $3,000 to $70,000+, raises concerns and questions about its value and fairness.

We'll explore Fee to Engage, highlight the pros and cons of this investment model, and provide expert insights into how to make more informed and safe investment decisions. This is to ensure your entry into the SDA market is built on clarity, not just a costly handshake.

Understanding the Types of Fees in The SDA Investment Market

The first step is to understand what you’re being asked to pay for. In the SDA space, the types of fees in the SDA investment market generally fall into three distinct categories.

1. The "Fee to Engage" (The Potential Red Flag)

This is the practice causing the most concern. It’s a significant, non-refundable upfront fee required just to get access to a company's people or property listings. This is considered as a necessary step to filter serious investors. The problem? Often, what you receive in return is vague and intangible, like a "membership" with no clear deliverables. It varies significantly, with some companies charging as little as $3,000, while others may demand upwards of $70,000

2. The "Fee for Service" 

This is the normal, transparent billing model you’d expect from any professional, like an accountant or a lawyer. They bill you for work as it’s completed, often on an hourly basis. This is a standard, ethical business practice.

3. The "Fee for Reports" 

This is a smaller, more specific fee typically ranging between $300 to $3,000 for a tangible, valuable document. This could be a detailed feasibility study, a data analysis of a specific location, or a cash flow projection. You are paying for a concrete piece of work that empowers you to make an informed decision. One of the examples is the SDA research service offered by SDA Advisory. 

Read Also: Vacant Land for SDA Housing

The Argument: Why Do Companies Charge a "Fee to Engage"?

There are several reasons why some companies charge an upfront "Fee to Engage." Here are the main reasons:

To Filter Serious Investors

One of the main justifications is that the fee helps separate serious investors from "tyre-kickers". "Tyre-kickers" are individuals who may only be gathering information for personal interest or to later proceed on their own. By charging a fee, companies ensure that those who engage are genuinely committed to the process.

To Protect Intellectual Property (IP)

SDA investment companies often invest significant resources into researching the market, identifying profitable opportunities, and developing proprietary data. Charging a fee helps protect this valuable intellectual property and ensures that clients don’t simply take this information and apply it elsewhere.

To Recover Marketing and Acquisition Costs

Marketing and acquiring investors is a costly endeavour for any company. The "Fee to Engage" helps offset these initial expenses, especially when companies need to evaluate each potential investor before offering personalised services.

What’s a Fair Price and What Should You Expect?

When paying a "Fee to Engage," it’s important to ensure that the fee is justified. An expert suggests that a reasonable fee might range from $1,500 to $2,500, provided it also delivers valuable, tangible reports. For example:

• Detailed SDA Reports
  
  
• Property Investment Analysis (PIA) Reports
  
  
• Feasibility Analysis, including spreadsheets on build costs, holding costs, timelines, tenancy mix, and net/gross yield returns
  
  

This approach ensures that the investor is receiving useful, actionable insights that can help them make informed decisions about SDA investments.

Read Also: NDIS Housing Supply and Demand

Tips for Investors

1. Get Everything in Writing

If an advisor or investment company is unwilling to provide written advice or deliverables, this is a major red flag. Without a written scope of work, the provider is not accountable for the service they offer, leaving you with little recourse if things go wrong.

2. Be Sceptical of Unrealistic Rental Returns

Beware of overly optimistic rental returns being touted by certain sellers. Some companies promise rents of $170k to $190k per year, which are rarely achievable in realistic market conditions. Realistic SDA properties tend to yield rents in the range of $110k to $130k annually.

3. Know What Data You're Getting

Public reports, like the quarterly NDIA data, may not provide enough information to make informed investment decisions. To get accurate, up-to-date insights, you may need to pay for premium, non-public data that offers more comprehensive details.

4. Ask Some Questions

When asked to pay a "Fee to Engage," always ask these essential questions:

• What exactly am I getting for this fee? Always request a written scope of works with clear deliverables.
  
  
• Is there a cooling-off period? Ensure that you have time to decide if you're comfortable with the provider.
  
  
• What is your refund policy? This should be clearly outlined, providing peace of mind if things don't go as expected.

5. Vet Your Builders

Investing in SDA properties involves significant risk, especially if the builder’s credibility is questionable. It’s critical to perform due diligence on your builder to ensure that they are reliable and capable of delivering quality construction on time.

Get Expert Guidance from SDA Advisory Services

Navigating the SDA investment market can be tricky, especially when dealing with upfront fees and complex reports. To make informed decisions, you need an expert SDA consultant who can guide you through the process and help you avoid common pitfalls. Contact SDA Advisory service today to get personalised advice, detailed feasibility studies, and support every step of the way.

Don’t let confusion or hidden fees hold you back from making the right investment choice. Reach out SDA Advisory today and start your SDA journey with confidence!

Conclusion

There are 3 types of fees in the SDA investment market which are “fee to engage”, “fee for service”, “fee for reports”. “Fee for engage” can be a potential red flag because what you receive in return can be vague and intangible, like a "membership" with no clear deliverables, or an expensive handshake. Even though the companies make an argument that this fee is used for filtering serious investors and cover their cost, as an investor, you must be sceptical and get every claim in writing. For more guidance, we suggest to contact an expert SDA Advisor so that you can get personalised advice.