Basic Specialist Disability Accommodation (SDA): Drivers, Barriers and Opportunities for Renewal

Abstract

A large proportion of Basic SDA dwellings are increasingly recognised as outdated, often inaccessible, in poor condition, not fit-for-purpose, costly to maintain, and often failing to meet contemporary standards of community-based and more individualised housing for people with disabilities. Despite this, many people with disability continue to live in such housing due to a lack of suitable alternatives and systemic barriers to upgrading or relocating. Although the number of New Build SDA dwellings continues to grow, Basic properties still account for two out of every five dwellings enrolled in the SDA program.

Drawing on interviews with government and community sector stakeholders, and available quantitative data (albeit limited), this research highlights the physical and financial challenges associated with Basic SDA housing. A key finding is that SDA payments attached to Basic housing are insufficient to support the significant capital investment required for dwelling upgrades or replacements. Community housing providers face additional constraints, such as limited capacity to borrow, insufficient access to affordable land, and funding rules that exclude or limit SDA dwellings from accessing grants and concessional finance through non-SDA government programs such as the Housing Australia Future Fund (HAFF) or the Affordable Housing Bond Aggregator (AHBA). At the same time, high vacancy rates in these dwellings and high maintenance costs reduce rental income and undermine the financial sustainability of housing and support providers.

The report identifies several promising practices and strategies and calls for urgent coordinated action across government and community sectors to facilitate the transition away from outdated housing models within the SDA program and towards contemporary, accessible housing that aligns with residents’ preferences and needs. The findings and recommendations aim to support practice and policy pathways for improving the quality and sustainability of housing for people with disability.