Exploring Disability Housing options – NDIS rentals, SDA apartments & more explained.

By Melanie Etiennette, Business Development Manager

Finding the right home can be a major life decision. Choosing to leave the comfort of the familiar for something new and unknown can be unsettling and sometimes downright daunting. Will I be happy there? How easy or hard will my landlord be to deal with? What if I move and I end up not liking it? After all, better the devil you know – right?

For people with disability, there’s the added complexity of NDIS funding, modifications, and making sure the home is both accessible and suited to the persons needs when looking at Disability Housing.

With so many housing pathways available through the NDIS, it’s important to know the differences and how the various Disability Housing options align with a person’s goals and lifestyle. By the end of this article, you’ll have an overview of the different types of Disability Housing and funding models available

Mainstream Disability Housing Options

Not every person with disability needs or wants disability specific housing. Sometimes the right choice is the same as anyone else’s – renting or buying a home.

Private Rental or Home Ownership

Private rental offers flexibility, choice of location and independence. But it also comes with challenges: affordability, security of tenure and how supportive (or not) a landlord might be. If you’re considering this pathway and need things like ramps, bathroom adjustments, or smart home technology, you’ll need approval from the landlord. These conversations should happen before signing any agreements to make sure modifications are possible and avoid getting stuck in a house that’s not functional for you.

If upfront costs aren’t a barrier, home ownership may be the right option. The advantage here is that decisions about modifying the property are in your control. The NDIS can fund reasonable and necessary modifications, but it’s important to be prepared: approval and completion times can be very lengthy (we’re talking years!).

Community and Social Housing

Community housing is often more affordable and can provide longer-term stability. Some providers also offer properties with accessible features. However, demand is high and waiting lists are long, so it’s wise to explore this option early while also keeping other pathways open.

NDIS Housing Rentals and Support Options

The NDIS has created disability housing pathways that aim to give people with disability more choice and control. Understanding these can help you decide which option best fits your needs.

Short-Term Accommodation (STA)

STA, often called respite, is a short break in a different environment. The NDIS can fund up to 28 days of STA per year. This gives you the chance to try new routines, new supports, and even test a living arrangement before committing long-term.
For families and carers, STA provides valuable time to rest and recharge. If caring arrangements are under strain, these breaks can help sustain them so the person with disability doesn’t need to seek alternative accommodation (unless they want to, of course!).

Supported Independent Living (SIL)

SIL describes ongoing daily support service from support workers, for people who need help with everyday activities. It usually involves living in a shared home, but it can also be in your own place with the right supports around you. SIL is designed to help people with disabilities build independence while knowing support is always available.

It’s worth noting that SIL doesn’t cover rent, utilities, or food. However, providers often support tenants to plan and manage shared expenses, such as organising meal planning or splitting utilities fairly among housemates.

Medium Term Accommodation (MTA)

MTA is a temporary Disability Housing solution, often used when someone is ready to leave hospital but their permanent housing isn’t yet ready, or if they are temporarily displaced due to disability-related circumstances. The NDIA may fund up to 90 days of Medium Term Accommodation (MTA), provided you have secured a long-term arrangement at the end of that period.

Liverty Housing offers MTA options in Victoria, New South Wales, Queensland, ACT and South Australia – submit an enquiry here or talk to an engagement specialist to find out more

Specialist Disability Accommodation (SDA)

SDA is designed for people with very high support needs or extreme functional impairment. There are four different categories of SDA – improved liveability, robust, fully accessible & high physical support and each includes specialist design features unique to their category – such as wide doorways, step-free access, reinforced walls and smart automation.

Specialist Disability Accommodation funding covers the cost of the housing and accessibility features, but not things like utilities, food, or support staff. You will still need to pay rent, but it is capped at 25% of the Disability Support Pension (or the equivalent amount if you don’t receive the pension).

SDA is often coupled with On Site Support Services to give tenants greater independence, flexibility, and control. This on-site shared support ensures 24/7 help is accessible via phone or nurse call systems for a wide range of needs – from daily living tasks, personal care to emergencies and unplanned support.

Liverty Housing specialises in Specialist Disability Accommodation – submit an enquiry here or talk to an engagement specialist to find out more

Individualised Living Options (ILO)

If you’re looking for something more flexible, ILO might be the answer. Unlike Specialist Disability Accommodation , ILO doesn’t fund the house itself – it funds the supports you need to live how and where you choose.

That might mean:
• Living with a friend or housemate
• Having family or neighbours provide some supports
• Using drop-in workers for a few hours each day

ILO is developed in two stages: Exploration & Design (mapping out your needs and preferences) and Implementation (putting supports in place). It’s all about choice, control, and building a life around what matters to you.

So there you have it — the main Disability Housing options that might be available to someone with a disability.

It’s important to remember that having a disability doesn’t automatically mean you’ll qualify for every option. The good news is that you don’t have to figure it out alone. Your Support Coordinator and NDIS planner can help you understand which options are the best fit and guide you through the NDIS home and living application process.

Now that you have an overview, you can step into those conversations with more confidence — knowing the questions to ask, the choices to consider, and that you are in control of shaping the future that feels right for you or your loved one.

Still have questions?

Reach out to a friendly engagement specialist on 1300 156 555 or at info@liverty.org.au or check out our website for more information about Disability Housing , Specialist Disability Accommodation and Medium Term Accommodation (MTA)