SDA IN-DEPTH

Property Development

Before making any investment decisions in property development, it’s important to conduct thorough research, consult with professionals, and comply with all relevant regulations and guidelines. Though the process can be lengthy and detailed, these steps help ensure a smoother experience.

Researching

For investors to make properly informed investment decisions in SDA, it's important to constantly be researching more about SDA and the NDIS. Due to how new SDA is, the industry is constantly evolving, and you should be too. To ensure investors have all the information they need, there are several steps you can take to gain as much information on the SDA sector as you possibly can! Such as:

The Importance of Assessors

An SDA assessor is an independent professional who assesses and certifies that an SDA-designed home meets the SDA Design Standards and is suitable for housing people with high support needs.

Every home should be accessible

Changes in NDIS

The disability sector in Australia has undergone significant change since the introduction of the NDIS in 2013. One of the most significant changes is the increased use of technology to support people with disabilities in their daily lives. NDIS-funded technology is designed to assist people with physical and cognitive disabilities, making it easier for them to access services, communicate with others, and live independently. Some examples include:

• Smart home technologies
• Wearables
• Assistive robots

Another significant change is the increasing role of people with disabilities in decision-making processes. The NDIS will foster a greater culture of inclusion and participation, so feedback from people with disabilities will be essential in shaping how services are developed, provided and evaluated. There will also be a growing emphasis on community-based services and support systems. The NDIS aims to promote a more inclusive society by enabling people with disabilities to live in their communities rather than in institutions. This will mean more services being developed and delivered in the community, such as housing, transport, education, and healthcare.

Design Considerations and Inclusions

Firstly, a disability home should be designed to promote accessibility and mobility for its occupants. This may involve modifying features such as doorways, hallways, bathrooms, and kitchens to allow for wider access and accommodating equipment such as wheelchairs, walkers, and lifts. Additionally, designers could incorporate additional handrails, non-slip surfaces, and accessible controls for items such as light switches and faucets.

Secondly, disability homes need to prioritise safety for occupants. This may involve designing the home to minimise hazards, such as sharp edges or uneven surfaces, and ensure that rooms and common areas are well-lit. This could include incorporating fire safety measures and allowing for easy evacuation during emergencies. 

Class 3 includes Fire Sprinklers, however SDAs can be built to Class 1B and have residential fire sprinklers installed. The requirement for Class 3 is not mandated by the NDIS, however some councils are now requiring it to approve developments and builds (DA/BA).

SDA Categories

The density rules for SDA properties in the NDIS sector depend on the specific category of SDA that the property falls into. The NDIS sets out different categories of SDA, each with its own requirements and specifications. The categories are:

The ROBUST category is for properties that have been designed for people with complex and challenging behaviours, and people with high levels of physical aggression or self-injury requiring features such as reinforced walls and doors, sensory rooms, and secure outdoor areas. The density limit for this category is one person per bedroom, with a maximum of one bedroom per dwelling.

Some key features of the ROBUST category design include:

1. Physical design:
  - Reinforced construction and materials to ensure durability and safety
  - Wider doorways and circulation spaces to accommodate mobility aids and equipment
  - Accessible bathrooms and kitchens with appropriate fixtures and fittings
  - Separate spaces for personal care and support staff

2. Safety features:
  - Secure perimeter fencing or barriers
  - Reinforced walls and impact-resistant materials
  - Emergency communication systems
  - Calming spaces or sensory rooms

3. Support provisions:
  - On-site or nearby staff for 24/7 monitoring and assistance
  - Separate accommodation for support staff
  - Spaces for therapy and specialised equipment

The HIGH PHYSICAL SUPPORT category is for properties that have been designed for people with high physical support needs, requiring features such as ceiling hoists, wheelchair-accessible bathrooms, and adjustable kitchen benches. The density limit for this category is one person per bedroom, with a maximum of four bedrooms per dwelling.

Some key features of the HIGH PHYSICAL SUPPORT category design include:

1. Physical accessibility:
  - Fully wheelchair accessible throughout the dwelling
  - Step-free entries and circulation spaces
  - Assistive technology and equipment provisions (e.g., ceiling hoists, automatic doors)
  - Accessible bathrooms with appropriate fixtures and space for personal care

2. Safety and support:
  - Emergency communication systems
  - Provision for on-site or nearby support staff

3. Design considerations:
  - Open plan layouts for ease of movement and support
  - Suitable space and provisions for personal care and assistive equipment
  - Separate areas for staff or overnight support workers (if required)

The FULLY ACCESSIBLE category is for properties that have been designed for people with high physical support needs, requiring features such as hoists and lifts. The density limit for this category is one person per bedroom, with a maximum of five bedrooms per dwelling.

Some key features of the FULLY ACCESSIBLE category design include:

1. Physical Accessibility:
  - Step-free entries and circulation spaces
  - Wide doorways and corridors to accommodate wheelchairs and mobility aids
  - Accessible kitchen and bathroom designs with appropriate clearances and fixtures
  - Provision for the installation of assistive technology (e.g., grab rails, ramps, hoists)

2. Circulation and Movement:
  - Level surfaces and smooth transitions between areas
  - Sufficient turning spaces for wheelchairs or mobility aids

3. Safety and Security:
  - Emergency communication systems
  - Reinforced construction and materials
  - Secure fencing or barriers (if required)

The IMPROVED LIVABILITY category is for properties that have been modified to improve the livability of people with disabilities, the density limit for this category is one person per bedroom, with a maximum of five bedrooms per dwelling.

The key aspects of the IMPROVED LIVEABILITY category design include:

1. Enhanced accessibility:
  - Step-free entries and circulation spaces
  - Wider doorways and corridors
  - Accessible bathroom and kitchen designs
  - Provision for installation of assistive technology (e.g., grab rails, ramps)

2. Improved functionality:
  - Open plan layouts for ease of movement
  - Suitable space and provisions for mobility aids and equipment
  - Adjustable kitchen benches and appliances
  - Easy access to outdoor areas

3. Safety and security:
  - Reinforced construction and materials
  - Emergency communication systems
  - Secure fencing or barriers (if required)

It is important to note that the NDIS Quality and Safeguards Commission sets out specific requirements for each category of SDA, including requirements for accessibility, adaptability, and safety. Properties that do not meet these requirements may not be eligible for registration as SDA under the NDIS, and investors may not be able to lease them to approved disability service providers.

Investing in SDA

Investing in NDIS property is an attractive option because of its potential long-term returns and stability. The demand for these types of properties is increasing as more people become eligible under the scheme and require accommodation that meets their specific needs. This means that investors can benefit from steady rental income over time while also helping those who need it most by providing them with safe housing solutions tailored towards their requirements. 

Finally, since these investments tend to remain relatively stable regardless of market conditions , they offer greater peace of mind compared to other forms of real estate investment where prices may fluctuate depending on economic factors outside one’s control . All things considered , investing in NDIS Property provides many advantages - both financially & socially - making it well worth considering if you're looking at expanding your portfolio today !

Modifications

Making a home accessible to someone with a disability can involve making modifications in the home’s design or structure that allow them to move around safely and comfortably. As an investor, it is important to be aware of what kind of modifications can be made so that you can provide your clients with quality housing solutions that meet their needs.

Making your investment property disability friendly doesn’t have to be an overwhelming task. Here are some more ideas on how to modify your house so that it is more accommodating:

1) Widening doorways and hallways - this will allow wheelchairs or walkers to fit through comfortably without any obstructions. 

2) Installing ramps - ramps provide easier access into the house for people who use wheelchairs or other mobility devices such as scooters or walkers. 

3) Lowering light switches and countertops - by lowering these items, they become easily reachable by individuals in wheelchairs or those who may have difficulty reaching higher places due to physical limitations. 

4) Adding grab bars in bathrooms - grab bars can help people with limited mobility balance themselves while using the restroom facilities which makes them feel safer when getting up from seated positions on toilets etc.. 

5 ) Installing lever handles instead of knobs - lever handles are much easier for anyone with limited hand strength/dexterity than traditional doorknobs as they require less effort when opening doors etc.

6 ) Removing carpets & rugs – carpets & rugs can present tripping hazards if not properly secured down, making it difficult (or even dangerous!) For someone using a wheelchair/walker/cane navigating around them safely . Therefore removing carpets & rugs altogether would be advised if possible!

To refurbish a property, it must meet the minimum requirements for the selected Design Category. For homes older than April 1, 2016, refurbishment costs must comply with NDIS’ Appendix G—Minimum Refurbishment Costs for New Builds. Given the high minimum costs required, this option is generally not financially viable.

Financing a Property

There are unique challenges associated with this type of project. Fortunately, there are ways to make financing an NDIS property easier and more accessible! The first challenge when it comes to getting finance for an NDIS property is finding lenders who understand what it takes. This means that they need to be familiar with SDA requirements and have experience in dealing with these types of projects. It can be difficult to navigate through all the different options available out there.  With some research and patience, you should eventually find a lender willing to work on your project. 

Lastly, ensure you have sufficient savings, as banks typically require a minimum 20% down payment for mortgages such as home or construction loans.

Having the necessary funds ready can make the process smoother and quicker. With proper planning and preparation, securing finance for an SDA-compliant NDIS property doesn’t have to be overwhelming. Prioritise thorough research and organise your finances as the first steps to success!