SDA Design Standard FAQ: what applies in 2026, the four categories, and who certifies
The SDA Design Standard is the NDIA document that sets the technical design requirements for dwellings intended for Specialist Disability Accommodation enrolment. New build and new build refurbished SDA enrolled from 1 July 2021 must be designed and certified to the currently published edition. Checked against the NDIS site on 22 October 2026.
What is the SDA Design Standard?
The Specialist Disability Accommodation (SDA) Design Standard outlines the detailed design requirements for prospective SDA dwellings. It was published in October 2019 and applies to all new and new build refurbished SDA from 1 July 2021. The Standard has four design categories set out in the SDA Rules: improved liveability, robust, fully accessible and high physical support. It improves clarity about design requirements so that participants can access high-quality housing, providers have flexibility to respond to needs, and architects and builders have clear information. The Standard sits on top of the National Construction Code. The dwelling must still comply with applicable NCC requirements. The NDIS page confirms the Standard does not apply to dwellings seeking enrolment as existing or legacy stock SDA.
Full text is on the NDIS SDA design standards page.
Which edition do I design to today?
The published Standard is Edition 1.1, issued 25 October 2019. That is the design basis for new SDA until the NDIA publishes a replacement. The NDIA has engaged KPMG Australia to conduct an independent review and develop the next edition, Edition 2.0. Consultation ran from October to December 2025. A Technical Working Group has been established as an advisory body. Submissions closed on 19 December 2025. Until Edition 2.0 is published with transition rules, design and certify to Edition 1.1. Detail on the review is on the SDA Design Standard review.
The four design categories at a glance
Category is separate from building type. Building types are apartment, villa/duplex/townhouse, house and group home. See SDA building types and NCC classification.
| Category | Who it is for | Defining focus | Deep page |
|---|---|---|---|
| Improved Liveability | People with sensory, intellectual or cognitive impairment | Reasonable physical access plus enhanced provision for sensory, intellectual or cognitive needs | Improved Liveability |
| Robust | Participants who need a very resilient dwelling | Impact-resistant construction and fittings that withstand heavy use | Robust |
| Fully Accessible | People with significant physical impairment, often wheelchair users | High level of physical access for barrier-free movement and transfer | Fully Accessible |
| High Physical Support | People with very high support needs | Highest support provisions, including structural readiness for ceiling hoists | High Physical Support |
Person-centred planning for Robust is covered on person-centred design for robust SDA.
Who certifies an SDA design, and when?
Provisional design certification
An accredited SDA assessor certifies the drawings at design stage, before or during construction. This gives more certainty that what is built will meet the minimum design requirements for the nominated category. The assessor lodges the certification with the NDIA, which records it on the design stage register. Adding a dwelling to the register does not mean it will be enrolled.
Final as-built certification
After construction is complete, the same or another accredited SDA assessor certifies the as-built dwelling. Final as-built certification is required for enrolment of newly built SDA. The NDIS site states that all dwelling enrolment applications for newly built SDA must include SDA Design Standard certification signed by an accredited third-party SDA assessor.
Independence
The assessor cannot be an employee, associate or otherwise contracted by the provider, developer or owner. The NDIA uses the conflict of interest definition in the National Model Code of Conduct for Building Surveyors. An assessor cannot certify a project they designed, built or assessed in another capacity, or where private interests prevent impartiality. Sydney Access Consultants can advise the design or be the independent certifying assessor on a given development. Not both on the same project.
Certification is not enrolment
Certification does not mean the dwelling will be enrolled as SDA. The registered SDA provider submits a completed application after the dwelling is built. The NDIA decides whether to enrol based on the SDA Rules at the time. The NDIA will not enrol if the provider and dwelling do not meet all requirements, regardless of prior certification.
Send drawings for a provisional SDA design assessment via SDA certification. Gary Finn of Sydney Access Consultants is listed on the NDIS find-an-assessor register as SDA00039 and is an Accredited Member of the Access Consultants Association, member 435. Call (02) 9586 3111.
Is it the same as the NCC, Livable Housing or AS 1428.1?
No. The National Construction Code still applies to the building for classification, structural, waterproofing and other requirements. Where the NCC and the Design Standard conflict on spatial items, the Design Standard applies for enrolment purposes, but the NCC takes precedence on its own matters. In NSW, building work is assessed against NCC 2022 Amendment 2 until NSW adoption of NCC 2025 on 1 May 2027. Premises Standards access, where it applies to common areas, references AS 1428.1:2021 from 29 July 2025. That is separate from SDA enrolment.
Livable Housing Design is not the SDA Design Standard. NSW has not adopted the NCC Livable Housing provisions. Sydney Access Consultants does not hold Livable Housing assessor registration and does not issue Livable Housing assessments. The differences are set out on SDA vs livable vs adaptable and Livable Housing.
AS 1428.1 is the public-building access standard referenced by the Premises Standards. Some SDA clauses refer to it for specific items such as threshold ramps or handles. It is not the SDA Design Standard itself.
What changes when Edition 2.0 comes out?
What is known is that the NDIA engaged KPMG for an independent review, consultation closed on 19 December 2025, a Technical Working Group is advising, and the review will develop Edition 2.0 with an implementation plan. What is not known is the published text or any transition rules. Practical advice is to design and certify to the current Edition 1.1 and date your assumptions. Monitor the NDIS page and the review page.
Does it apply to existing SDA stock?
The NDIS site states that the SDA Design Standard does not apply to dwellings seeking enrolment as existing or legacy stock SDA. Requirements for that stock are set out in the SDA Rules and the Pricing Arrangements. Check with the NDIA for a specific dwelling.
Who pays, and does the category change the price?
Funding and pricing are separate from design certification. The NDIS Pricing Arrangements for SDA set maximum prices by building type, design category and location. See who pays for SDA homes. No dollar figures are given here.
Frequently asked questions
What is the SDA Design Standard?
The SDA Design Standard is the NDIA's technical document setting the design requirements a dwelling must meet to be enrolled as Specialist Disability Accommodation. It was introduced in 2019 and became mandatory for new build and new build refurbished SDA from 1 July 2021. It sits on top of the National Construction Code, not in place of it.
Which SDA Design Standard edition applies today?
New SDA is designed and certified to the currently published SDA Design Standard on the NDIS website, Edition 1.1 issued 25 October 2019. The NDIA has engaged KPMG to review it and develop Edition 2.0, but until Edition 2.0 is published with transition rules, the current Standard is the design basis.
Who certifies an SDA dwelling?
An independent, accredited SDA assessor certifies the design twice: a provisional design certification on the drawings and a final as-built certification once construction is complete. The assessor can't have designed the dwelling. Certification is separate from enrolment, which the SDA provider lodges with the NDIA.
Sydney Access Consultants works from Hurstville for metropolitan Sydney, including Cronulla and the Sutherland Shire. On the Mid North Coast, Sandy Grey works from Black Beach. In Perth and Western Australia the same national Design Standard applies. See locations.
This page was checked against the NDIS SDA design standards page on 22 October 2026. Dimensions and features quoted on category pages are matched to the Standard. If a figure cannot be matched, it is not used.