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Specialist disability accommodation
Specialist disability accommodation is for eligible NDIS participants with high support needs.
This type of housing often includes wider doors, wheelchair accessible ramps, and flatter surfaces.
Governments do not fund building of specialist disability accommodation properties. Meeting the demand for specialist disability accommodation relies on private investment.
Marketing, building and getting NDIA approval to register this type of housing is usually done by a property developer. The developer then links with a separate business which acts as the specialist disability accommodation provider.
ÌÇÐÄÔ´´ report on consumer issues
In February 2026 the ÌÇÐÄÔ´´ released a report on its observations of consumer issues in the NDIS.
One area of concern was business conduct in specialist disability accommodation markets.
Promoting investment in specialist disability accommodation
The ÌÇÐÄÔ´´ has concerns some developers are promoting to investors in ways that may break the law.
They may make claims about the future without reasonable grounds.
Some terms used in advertising may:
- mislead investors about the extent of government involvement
- downplay the risks involved in the investment
- overstate the return on their investment.
The terms are, or are similar to:
- government-backed
- NDIS-backed
- recession proof
- guaranteed income from NDIS funding.
No government agency guarantees payment for specialist disability accommodation properties. They also do not play a role in finding tenants for specialist disability accommodation properties.
Finding suitable tenants is generally managed by specialist disability accommodation providers.
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Unfair contract terms for specialist disability accommodation investors
Unfair contract terms can lead to a lack of future investment, and negative outcomes for investors and NDIS participants.
When investment in specialist disability accommodation fails, the negative outcomes include:
- significant financial loss by investors
- removing the home from specialist disability accommodation and jeopardising an NDIS participant’s housing situation
- discouraging further investment
- fewer specialist disability accommodation properties in areas where they’re needed.
Some standard form contracts between specialist disability accommodation providers and investors may contain unfair terms.
Requiring investors to use specific service contractors
Some contracts require investors to use specific contractors to supply services. This might include cleaning, gardening, maintenance and support worker services.
Often these contractors charge inflated prices for their services. Sometimes the specialist disability accommodation provider has a hidden interest in the contractors and receives a cut of the costs.
First right of refusal options
First right of refusal options set a period of time after the end of a contract where the investor:
- can’t engage with another specialist disability accommodation provider
- can’t participate in the NDIS industry more broadly.
This reduces an investor’s ability to look for a better deal.
Limited contract exit options
Investors may wish to end the contract if providers are mismanaging the property or failing to find tenants. Some contracts use lock-in terms or significant exit fees to prevent them from doing so.
Case study: Stephen's story
Stephen invested in a 4-bedroom house and land package through a property developer. The developer advertised rental income of $94,000 per year.
This investment was not through a managed investment scheme. It was Stephen’s way of funding his retirement.
The developer connected Stephen with a specialist disability accommodation provider. The provider offered Stephen a 10-year lease with guaranteed tenants. He was also led to believe a head lease arrangement was the only way to place tenants in the property.
Once Stephen signed the contract the specialist disability accommodation provider told him he'd struggle to find NDIS tenants to rent in that area.
He suggested Stephen should rent the property to a family for a return of $65,000 per year.
The specialist disability accommodation provider didn't offer to compensate Stephen for the shortfall in promised rental income.
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ÌÇÐÄÔ´´ actions for the specialist disability accommodation sector
The ÌÇÐÄÔ´´ is working with the NDIA, NDIS Commission, ASIC and the Specialist Disability Accommodation Alliance to monitor the sector.