NDISP’s furniture crew were in Townsville this week fitting out the common area and OOA for participants moving into their new Specialist Disability Accommodation houses.
The bed and desk are in the Onsite Overnight Assistance room to be used by the participant’s carers.
Lovely 2 participant houses in great locations.
The Last 2 photos are pics from the rear deck.
Close to Logan Hyperdome too but the never to be built out views really make this one.
The tenants that are going to move in there really love the view.
NDISP has new projects starting every single week. Below is a list of those sites where the land has been acquired and designs are being completed or construction is starting. They are listed in order in our project management system.
Depending on the state this means they are 4 – 8 months away from completion. Great timing to get your SDA in your plan. Note that we don’t take applications for properties until the slab is down.
NDISP only does REAL SDA – that is fit for purpose, not just the minimum standards of the SDA Guidelines.
Our 2 bedroom units and villas are available for one person who is approved at either 1 Bed 1 Resident or 2 Bed 1 Resident.
Rassmussen 2 Resident Real HPS SDA House
Labrador 4 x 2 Bed Real HPS SDA Units
Redcliffe 4 x 2 Bed Real HPS SDA Units
Beachmere 3 Resident Real HPS SDA House
Burpengary 3 x 2 x 1 Bed Robust Duplexes
NDISP has new projects starting every single week. Below is a list of those sites where the land has been acquired and designs are being completed or construction is starting. They are listed in order in our project management system.
Depending on the state this means they are 4 – 8 months away from completion. Great timing to get your SDA in your plan. Note that we don’t take applications for properties until the slab is down.
NDISP only does REAL SDA – that is fit for purpose, not just the minimum standards of the SDA Guidelines.
Our 2 bedroom units and villas are available for one person who is approved at either 1 Bed 1 Resident or 2 Bed 1 Resident.
Redcliffe 4 x 2 Bed Real HPS SDA Units
Kippa Ring 4 x 2 Bed Real HPS SDA Units
Salisbury 3 Resident Real HPS SDA House
Caboolture 3 Resident Real HPS SDA House
Yamanto 3 Resident Real HPS SDA House
Kingston 3 Resident Real HPS SDA House
Woodridge 3 Resident Real HPS SDA House
Ipswich 4 x 2 Bed Real HPS SDA Units
Logan Central 3 Resident Real HPS SDA House
Algester 4 x 2 Bed Bed Real HPS SDA Units
Rassmussen 3 Resident Real HPS SDA House
Hillcrest 3 Resident Real HPS SDA House
Morayfield 3 Resident Real HPS SDA House
Oxley 4 x 2 Bed Resident Real HPS SDA Units
Morayfield 3 Resident Real HPS SDA House
Regents Park 3 Resident Real HPS SDA House
Cloverdale 3 Resident Real HPS SDA House
10 x 2 Bed Real IL SDA Units Box Hill
The AFR article commenting on investments from various funds and family offices is great. But NDISP is also greatly concerned that if these funds flow in to terrible products with terrible outcomes then there will not be the funding needed to help all those NDIS participants that are needing somewhere to call home.
We have a constant stream of people contacting us wanting to invest in SDA. The first investment fund we worked with had over $100m to invest in our properties. This set us on our way to be able to help more than 3,000 NDIS participants find places they are happy to call home. We are currently looking to increase our pipeline so that we can help closer to 5,000 people and continue to work with funds, family offices and private investors accordingly.
With so much money pouring into this space and with all the complex nuances there is a real risk that the significant money is being poured into poor designs or run by providers poorly so they have a significant vacancy risk. At the beginning only the worst of designs will not have tenants. But NDISP is constantly inside other provider’s products meeting with their tenants who are about to become ours. The need to get this right is important.
It costs the participant the same to live in a dodgy little one bedroom shoebox that are so commonly being developed inside a tower, as it does to live in one of our 100m2 internal units. Or to live in large 3 bedroom share house with ensuites, all the AT people need in great locations, versus the 4 or 5 bedroom places on the cheapest land in new estates away from everything. You just can’t reduce the rent and compensate for bad design, inferior location etc.
The returns in this space are great. There is simply no need to build or buy rubbish. When you get over $900 a sqm in rent for a 100m2 apartment, building or buying 60m2 ones that just about work will end up leading the apartment to go back to a non SDA. There is plenty of returns that leads to great outcomes for SDA participants without having to cut corners like so many do.
Like the stories of the nurses moving into the brand new hospital on the first day and finding out their ward isn’t suitable for them or their patients, far too many “experts” in the Specialist Disability Accommodation space are too detached from the people living and working in them.
A lot of the old school providers unfortunately just don’t consult with the people who live in SDA properties, or even their staff that work in them. This has lead to new providers consulting with the “experts”. NDISP spent years working with the people who live and help those who live with a disability. With some of the designs around, or the “experts” we’ve talked to you wonder if they have ever even met a person living with a disability. Don’t get us wrong, there are old school providers who are doing it well, ditching tenancy management and exclusive SIL agreements and embracing choice and control, as well as funding great properties.
For these funds to continue to flow then they need to be directed to properties that actually work. People with disability need a lot of housing, but housing that works. And so they need great investment outcomes for the investment funds to continue to flow.
We just hope that the rush to invest in this space to end up with a flood of rubbish product with vacancy issues because it just isn’t fit for purpose and so investors stop the flow of funds.
NDISP gets contacted by funds and institutional investors often. There are many looking around. The largest we have dealt with had a $120m to spend, the one above is much bigger.
We have seen groups with lots of money that get it so right and have the best outcomes for tenants (which means best long term returns for investors) and then have seen those that area all about theoretical $$$ and won’t have tenants in a few years. Hopefully these guys are the former rather than the latter. We need great outcomes for tenant.
These REAL HPS units are over 100m2 internal and are Real High Physical Support
Sorry, couldn’t resist the cheesy headline….. Our North QLD SDA Units are getting hard to beat for location, 2 mins to Smithfield Shopping Centre in Cairns, 2 mins to Earlville Shopping Centre in Cairns and now 2 minutes to Aitkenvale shopping centre in Townsville.
On a quiet street in this picture is where construction will be completed for a move in well before Christmas this year.
NDISP are more than happy to have people live in our 2 Bedroom units even if only approved for 1 Bed 1 Res under SDA funding. If you want to live with your family, your spouse etc then we believe 100% you have as much right to live with whoever you want – sometimes the SDA rules get in the way but we will advocate for your right to do so.
NDISP don’t install SIL or support workers. You choose. Bring your own, share overnights with others in the OOA. Don’t share, use the 2nd bedroom for your support workers. Whatever you choice, it’s up to you.
Here are a few pics from inside one of NDISP’s Real High Physical Support houses in Cairns.
You can see the ceiling rail in the bathroom picture. Notice also that there are grey tiles for behind the toilet. This lets us use a white toilet that looks just like a luxury toilet. No blue or grey seats needed here.
This little kitchenette is inside the large OOA (carers room). It’s tucked into a corner next to the two bathroom, but away from the door. The OOA is big enough for a desk and a queensize bed as well. We love carers and think that happy carers mean happy participants so we always look after them.
These little kitchenettes with sinks, microwave and bar fridge are really popular. For participants that require peg feeding this is great for carers to use. But also it means that people sharing with others can keep some of their things in their room.
This is the kitchen going into the home. The low appliances and space under sinks are more to comply with regulations then for the participants in this particular home. In a HPS SDA house it is extremely rare that a participant would able to use their arms to a sufficient extent to be able to cook or help with meal preparation and clean up. In those places were participants can do so we put in large under bench spaces, adustable benches where the sink, cooktop and bench space height can all be adjusted.
Great to see the excavation finished and the steelwork going in for the concrete pour for another SDA swimming pool. This is one is a great little pool with a ramp and a hoist.
The ramps are great and often used by carers guiding people down in chairs. Alternatively a hoist is used and the ramp just makes for an easy exit for the carer.
This pool is in one of NDISP’s real HPS SDA property in Earlville in Cairns.
NDISP has new projects starting every single week. Below is a list of those sites where the land has been acquired and designs are being completed or construction is starting. They are listed in order in our project management system.
Depending on the state this means they are 4 – 8 months away from completion. Great timing to get your SDA in your plan. Note that we don’t take applications for properties until the slab is down.
NDISP only does REAL SDA – that is fit for purpose, not just the minimum standards of the SDA Guidelines.
Our 2 bedroom units and villas are available for one person who is approved at either 1 Bed 1 Resident or 2 Bed 1 Resident.
Mitchelton 6 x 2 Bed Real HPS SDA Units
Ferny Grove 2 Resident Real HPS SDA House
Oonoonba 2 Resident Real HPS SDA House
Oonoonba 2 Resident Real HPS SDA House
Maroochydore 3 x 2 Bed Real HPS SDA Units
Kearney Springs 4 x 2 Bed Bed Real HPS SDA Units
Coopers Plains 3 Resident Real HPS SDA House
Morayfield 3 Resident Real HPS SDA House
Oxley 4 x 2 Bed Resident Real HPS SDA Units
Morayfield 3 Resident Real HPS SDA House
Regents Park 3 Resident Real HPS SDA House
Aitkenkenvale 6 x 2 Bedroom Real HPS SDA Units
Ipswich 3 Resident Real HPS SDA House
Hervey Bay 4 x 2 Bedroom Real HPS SDA Units
Vincent 3 Resident Real HPS SDA House
Stirling 6 x 2 Bed Real HPS SDA House
NDISP installs enterprise grade access control on every property. This is installed to the front door and the individual rooms.
For carers and participants these means no lost keys. The NDIS participant can change carers overnight and we can cancel all codes and access cards and wristbands remotely and issue new ones.
For our real HPS SDA and real FA SDA properties we can install fully touchless secure entry.
Because we code by the door, NDIS participants can have different carers and the carers don’t have access to their rooms with their cards (emergency access is available)
Worried that someone is always late, or the wrong person is accessing. Our secure logs can identify that person and the time accessed (we need to log into secure server and log reason as to why accesssing so privacy is maintained)
Here’s some pictures of the Access Control for one of our Specialist Disability Accommodation Townsville properties that Yellow Card Electrical installed yesterday.
This is on a 3 bedroom plus OOA High Physical Support SDA property in Mount Louisa
Robust is an SDA Design Category that provides for some resilient building materials and a slightly different approach.
The Robust category still allows for many variations, but one of the most common is that dwellings are rarely shared, that is 1 resident in a villa with support is the norm. But we do have up to 3 people sharing where the participants and their loved ones have requested that and designed it that way from the beginning (these 3 participants are long term co-habiters) .
This is the most common layout a one bedroom villa with an OOA attached so it looks like a 2 bedroom, then a firewall with another OOA then another 1 bedroom Villa. An example of this is below
Note that some of these are environmental restrictive practices and can only be used with the correct protocol, behaviour support plans etc.
Below is a list of things in our current batch, not all robust properties have to have all of below, all builds can simply mean all of our current builds. Also the current round is for some higher level behaviours eg, not all robust builds require such protective emergency measures for the OOA which effectively turn it into a safe room.
All Builds
Some builds
The current round of 11 sets of villas (22 people) are all full.
We’d always love to hear what people are looking for in Robust for their loved ones or their clients.
We are really excited to have construction start next month in Hobart’s CBD. We have massive 2 Bedroom High Physical Support Units and 2 Bedroom Improved Liveability Units about to start construction.
The 10 units plus OOA are part of a 60 plus unit complex a block from the Royal Hobart Hospital right in the heart of the CBD. Massive luxury units in an awesome location.
All of NDISP’s SDA Units throughout the Country are 2 Bedroom and are able to be leased by people who only have one bedroom approval in their SDA plan. We know extra space helps and we don’t limit it to only those approved for 2 Bed 1 Res.
Our 5 Real HPS SDA 2bedroom Units allow you to come and go without needing someone to help press a button. Our touchless entry involves a tag on your chair that opens gates, foyer doors, calls lifts and opens the door to your unit as well.
Over 105m2 of internal space with our biggest bedroom ever. 2 bedroom 2 bathroom units.
Ceiling rail across bed and through ensuite.
Of course you can also control your lights, fans, blinds, Air conditioning and doors with your voice, phone, tablet, buttons or any other AT we can integrate with our system.
Our 5 x 2bedroom 1 Bathroom Improved Liveability Units are over 70m2 internally.
We have a great 1 bedroom Onsite Overnight Assistance Unit that is connected to every unit should you want to use it.
All of our Tasmanian SDA Units are 2 bedrooms. This means you can use your 2nd Bedroom for your support workers for overnight assistance, or you can use it for your things, or your partner. However you want to work is up to you.
The returns on SDA, even at Improved Liveability are substantial. Solar systems cost the investors very little as part of a build.
NDISP has properties all of the place with Solar systems on the roof and we can see what our participants use. Our dearest electricity bill is a 3 participant place that doesn’t turn of the air conditioners and still comes in at under $300 a quarter for the whole place. Most of our places have bills of under $100 a quarter.
NDISP were inside another providers’ house recently that didn’t have solar. We were literally dripping with sweat but the participant in there (who is moving to one of our places) and they were worried about the cost of air con and not using it.
On a 3 bed share house at Improved Liveability level it only takes 4-6 weeks of rent to pay for a solar system, or 4-6 weeks of vacancy to wish you had installed one.
Facetime is an old phrase Darryl stole from the legal profession (and used in others I’m sure). Facetime is what young lawyers do, that is they make sure they are in the office before their seniors and still there when their seniors leave. Gives the appearance that someone is committed and working long hours.
NDISP has always had a Zero Facetime policy. That means unless someone needs to be in one of our offices for a reason (eg the front desk receptionist) our team have:
For us it has always made sense (and was in place in our founder’s previous businesses for more than a decade).
One person could spend 12 hours in an office and not acheive what another could in 2 hours. Results matter, where and when you work often doesn’t.
We have both worked in places where people, even very high achievers would get a serve for coming in late or leaving early. Yet they might have done 60 hours in the office, but just not the 9-5 minimum that was expected. It’s crazy.
We trust our team to do their work. We love what we do and try to find staff that also love it. People want to achieve success and what hours they do often has zero influence.
We were slightly bemused when there was all the conjecture about whether remote or flexible or whatever type of work could work due to the Covid-19 pandemic. It’s always worked for us. Not only do people get their work done when you trust them to, they tend to go above and beyond in thanking you for that trust.
Our mission is to get as many people out of inappropriate accommodation and into places they are happy to call home as possible. We need a lot of people to help us achieve that.
NDISP employed over 20 FTE new team members in 2020. In 2021 we will employ even more.
This year we will need (not all today, but by Christmas):
The Summer Foundation with the support of JBWere have developed this resource for investors. Released in December 2020, NDISP is having a look at some of the data and related information contained within it.
We are not sure why the number of anticipated participants has not been updated from the original 28,000 from the start of the scheme. This was based on 6 % of NDIS participants yet both the number of total NDIS Participants and the percentage of participants being found eligible for SDA have both increased substantially.
It looks like only 3,000 or so individuals have real SDA in their plan (as opposed to the 12,000 or so that have legacy approval). Legacy dwellings with 11 or more residents lose their funding in 2021, with 6 or more in 2026.
A lot of people with disabilities and their loved ones still have low expectations. Once they are asked what they want or aware of what is available then the old school models will die out. This aligns with NDISP sees with old school providers and groups pushing their traditional all encompassing models. Terrible housing (even in new builds) and no choice and control. This is why forced separation of housing and support needs to come sooner rather than later.
Although there has been a significant start to development of SDA, there is still a gross undersupply. NDISP also sees that so much of the supply is just not fit for purpose. We believe that a lot of the currently developed stock will either:
So many builders and developers are building HPS or Robust properties that are too small, or just don’t work. Quality will reign as the market matures. One bedroom units and 4 people plus share houses are in real trouble.
The report explains that many of those with SDA in their plans don’t even know they have it, it has been put in because they are living in legacy group homes whose funding runs out in 2021 or 2026. It also says that many more participants are still not aware what SDA even is, even those who are eligible. Prior to Corona NDISP used to run weekly information sessions on what SDA is and how to get SDA in your plan. We are currently revisiting this as it is evident more education is still required.
NDISP would have parents come to our information session looking for a place for their adult children or worried about what will happen. This group of participants will create a substantial pressure on SDA supply in future.
These types of dwellings has grown by 160% and 90% respectively. This aligns with what NDISP sees on the ground. We anticipate that single participant (as opposed to resident) will be the largest sector in the future.
Even though there are established SDA property platforms (Nest and Housing Hub), matching SDA participants to SDA property is not as simple as listing on a platform. It takes significant resources to get it right. NDISP employs Relationship Managers whose entire role is to make sure people are happy to call our places home.
Our large volume and reputation allows us to not charge investors any more than the 2 week let fee associated with residential properties.
NDISP doesn’t enter into exlusive agreements with SIL’s or support providers period. It is against our ethos. Unfortunately we get approached to constantly and when we say no we then usually see a press release or announcement that the SIL has entered into an agreement with another SDA provider. The paper outlines the illegality of this under competition law, as well as the choice and control issues.
As a signatory to the UN Charter of Person Living with a Disability they really didn’t have a choice. One of the key tenants is that people with a disability have the right to choose where they live and who they live with.
Regardless, it is nice to see that the NDIA has committed to:
The NDIA has committed to improve the speed of these items.
NDISP has owners waiting for payments from July 2020, primarily due to enrolment delays in being issued with dwelling numbers. This appears to have been improved as we received numbers for all enrolments up to November in December 2020. Still, none of those payments have flowed as yet. Although back pay is coming, this delays the further investment of existing owners into more SDA property.
While many builders are still on holidays many of ours have returned are getting stuck in. Here is just a small sample of what’s happening this week.
The main picture from this post shows the slab on the top floor being finished. Block work for the last firewalls and lift start tomorrow and timber frame the day after Australia. Roof is on by first week of February. The view out the back is awesome and it is so close to shops. We have 3 applications in we are assessing so get in quick.
The pool is being dug on one of our Cairns unit sites.
The inside walls of one of our 3 bed houses are being sheeted.
The house has passed fit out and is in final preparations for our automation team to start.
Automation is complete and just minor tidy up ready for tenants
2 of the slabs are being poured this week, while the other 2 sites have their frames going up.
Site preparation is completed and underslab work has started.
Automation is going into one of the places.
Frames and roof on 2 others.
Fitting out on a 4th.
Handover is due in 2 weeks for the 3 Bed house so finishing touches are going on.
The 2 x 2 beds are sheeting the inside.
Site and underslab preparation is underway.
Site preparation and underslab works are happening.
We created NDISP House so that we could have a hub for staff to meet, train and also for Community Activities for Participants to come to. The gymnastics facility is finished and the dance facility will be complete this month.
We always priortise getting people out of inappropriate accommodation and into places they are happy to call home, that is what our entire team live and breathe by.
When we have had time in between creating awesome homes, we have done some pretty significant work on creating a happy place for our team, participants and the community.
As the SDA market matures we are at a loss as to why there are still so many terrible properties being designed. We have written about this before but it’s worth revisiting as we want good SDA stories, not so much rubbish being built as there is now.
NDISP’s mission is to get as many people out of inappropriate accommodation and into places they are happy to call home. The SDA funding is sufficient to allow quality properties in all locations, there is no need to cut corners.
Unfortunately so many investors are going to have massive vacancy issues as they are lured into advertising by builders and marketers who are building cheap inappropriate rubbish. There are ads constantly on facebook and google by builders and marketeers that state they are SDA experts and yet you look at their designs and they just don’t work.
NDISP is often asked to take over these properties once they have been sitting empty or when the provider who was “advising” the builder or marketeer turns out to not be able to deliver.
Just like the other categories, just because something meets the standards doesn’t mean it is fit for purpose.
We were recently asked to manage houses on 400m2 blocks that met both HPS and Robust standards but that were fit for neither. Wider doors and spaces, but not big enough for power chairs to get through and even most walkers, but low ceilings, shower screens and so much else wrong.
Below are the most common problems we see.
The majority of participants requiring Robust SDA need large blocks (acreage) for one or more of the following reasons:
Firstly, If the property doesn’t exceed the SDA design guidelines then it is unlikely to be fit for purpose. The guidelines are available online and they are set as an absolute minimum. You could build an 80m2 house and meet the building guidelines, but would anyone want to live there. This is especially the case for High Physical Support and Robust properties.
4 x 2 Bed 2 Bath High Physical Support Apartments in Arana Hills.
Both bedrooms have large accessible bathrooms big enough for shower beds or for 2 support workers to assist with showering
The ground floor slab is completed, the blockies are on site from January 4 and the place will be finished in 4 months.
We were lucky enough to have the DB Construct and Renner’s Electrical teams work flat out to get people in here for Christmas.
Purpose built around the corner from one of the Resident’s families, these lovely villas have an OOA in the middle of the two.
Having gone from a community housing place without even ceiling fans to fully automated air con, doors, fans, lights and more, it will make a massive difference
When we met with 5 people who were living in a tiny little housing commission duplex in Bundaberg in June we were so amazed about what a happy house it was, considering the property was terrible. As the bulk of these people had lived together for 20 years and they wanted to stay that way we came up with an innovative design.
NDISP never thought we would develop something like this as anytime we had been to a place with more than 3 residents in one property it had been run like an institution.
But, the team made the terrible old property such a happy home that we were really happy to do something like this.
It’s a real credit to April, Grant, Kahli and the crew that the old place was such a happy home, now they have the space and facilities to make it even better.
The team from DB Construct and Renner’s Electrical worked tirelessly to build this expansive place with full automation in just 4 months.
Jon, Darryl and the NDISP team are truly grateful to all involved who got this place done by Christmas and made us be able to deliver on our promise.
These beautiful IL SDA properties on the marina at Sandstone Point have people moving in today. It’s why we do what we do and it is by far the best part of what we do.
Just over the bridge from Bribie Island and right near the iconic Sandstone Point Hotel, these places have proved extremely popular.
Finally with the relaxation of the Covid-19 rules in Victoria we are able to move people into our SDA properties in the Beautiful Mornington Pennisula in Victoria.
This lovely building is in a great location and it’s been such a shame that the restrictive rules didn’t allow us to move people in sooner but at least we are free to do so.
It was a very busy few days have crews clean up a building that had been sitting empty for 6 months but it was well worth the effort.
Ms Samm has had a stressful time having worked hard on making the mix of future residents work but then having to wait for restrictions to lift to allow them to move in. Samm is amazing with great connections to various health services and provider groups, but most of all she is just a lovely lady who really cares about the people she helps, we are so lucky to have her.
We are in Townsville this week doing the best part of what we do, showing people through their new forever homes.
NDISP lives and breathes by our key philosophy Creating Places People are Happy to Call Home.
NDISP has a 3 bed plus OOA Fully Accessible SDA for 2 residents finishing in Mt Louisa just after Christmas. One of the bedrooms in this one is full, the other won’t be far behind.
We have another 2 x 3 bed plus OOA FA SDA in Mt Louisa finishing in February.
There are 2 x 2 bed plus OOA Fully Accessible SDA Houses in Oonoonba that will be finished in February.
One 3 bed plus OOA and one 2 bed plus OOA Fully Accessible SDA houses are starting construction in Bushland Beach after Australia Day, finished for move in June.
We have 2 blocks of High Physical Support SDA Apartments starting in the first quarter of 2021.
NDISP key metric is how many people we get out of inappropriate accommodation and into places they are happy to call home. With 20 Townsville SDA residents by June 2021 and plans for more than 50 by December 2021 we are really happy to have found a great development partner in Townsville to help as many people as we can.
It was great being in Cairns this week, meeting more participants and finalising some other designs.
6 x 2 Bedroom High Physical Support SDA Apartments in Earlville with a therapy pool onsite – short roll to shops
5 x 2 Bedroom High Physical Support SDA Apartments in Smithfield with a therapy pool – short roll to shopping centre
3 x 3 bed plus OOA High Physical Support SDA Houses in Smithfield
1 x 3 Bed plus OOA High Physical Support SDA Houses in Earlville
4 x 2 bed Fully Accessible SDA Villas in Trinity Beach
4 x 2 bed Fully Accessible SDA Villas in Trinity Beach
3 x 3 bed plus OOA Improved Liveability in Smithfield
NDISP has a range of HPS Units in Gordonvale and Central Cairns, plus some FA, IL and our Step- Free Holiday units in Palm Cove and Trinity Beach
We have a home for everyone with SDA , MTA and SIL options available. All information is listed in the property profiles; but as always, if you want more information or have questions, please call us 07 3724 0020 or email inbox@ndisp.com.au
Treat yourself early this year, we know you deserve it.
Nest: https://gonest.com.au/
Housing Hub: https://www.housinghub.org.au/
We are so lucky to be able to do what we do. I’m just driving back from Bundaberg where I just had the privlege of a roll through for 7 people, their carers and loved ones through the 5 different dwellings they are moving into in mid December.
There were so many tears of joy, and that was just from the big blokey tradies on site who were there to see how happy everyone was.
RSVP now for our HPS SDA open home at 244A Hume Street, South Toowoomba. Doors will be open from 10:30am – 1:30pm, all are welcome, RSVP below.
https://www.eventbrite.com/e/127314367701
We are excited to be releasing so many new properties to you all. There will be a mixture of SDA, Platinum Plus SDA, HPS, Platinum Plus HPS and more.
The last thing you want is the added stress of moving during Christmas or the New Year; so all properties released, will be move in ready before Christmas.
Our new properties can be found on our website under ‘SDA Properties’, via Nest, and via Housing Hub.
We hope you enjoy the properties to come, and if you have any questions or want more information, please contact us. You can reach us at 0737240020 or inbox@ndisp.com.au.
Here are some constructive pics from one of our Hervey Bay houses that will be ready for move in this December.
On a quiet no through road on the Esplanade.
Inbox@ndisp.com.au. F
Our lovely new SDA property in Crestmead is almost ready for people to make it their new home.
Don’t forget, our high physical support (HPS) specialist disability accommodation (SDA) is open for viewing on the 11th November from 10:30am – 1:30pm.
In case you missed our last post with the property details, this property features; 3 spacious bedrooms and bathrooms, NDISP platinum plus features, a private balcony, modern design and more.
Make sure you RSVP: https://www.eventbrite.com/e/127314367701
As always, if you have any questions or would like additional property details, please give us a call at 07 3724 0020 or send us an email inbox@ndisp.com.au
Come along and see what a high physical support (HPS) specialised disability accommodation (SDA) property should look like. Any and all are welcome to view this beautiful home. This property really has it all.
If you have any questions leading up to the viewing, please don’t hesitate to contact us.
Phone: 07 3724 0020
Email: inbox@ndisp.com.au
Guess what, you can now match your requirements to SDA vacancies!
The NDIS have announced that SDA vacancy matching lists are now available when searching for your new home.
The platforms available with this feature are the Housing Hub and Nest; all of which you can use to find NDISP properties. You can search via their websites or download the apps.
What does this mean?
This means that you can filter and search for SDA specific properties when looking for vacancies. You can also search ‘NDISP’ for our SDA or MTA properties.
If you have any questions or want more information about a property, please call us (07)37240020.
More information can be found: SDA vacancy matching list now available & SDA vacancy matching platforms
This is the outside of one of our High Physical Support 2 x 2 Bedroom Duplex (plus OOA) SDA Property in Bagara, near Bundaberg QLD.
Please note that this property is full. But we are currently constructing 27 SDA places in Bundaberg and surrounds and have a couple of vacancies. We also have several hundred other SDA properties in QLD, VIC and WA. email inbox@ndisp.com.au for more info.
This property is located in charming Willowood Crescent, Nambour Qld. It’s only a 9 minute walk to the supermarket; 4 minute drive to cafes, restaurants and shops; and health services are only 3 minutes drive away.
The property contains 3 very large bedrooms and bathrooms, along with an extra room for on-site overnight support. As it’s a HPS property, extra care has been taken by our team to ensure that all requirements have been met or exceeded. This SDA also features all of the NDISP Platinum Plus features including full automation throughout i.e. entertainment systems, fans, lights, blinds, premium ceiling rails, solar and battery backup power, air-conditioning and more; all controlled via phone or tablet.
Link to Property Flythrough Video: NDISP HPS Property
If you have any questions leading up to the viewing, please don’t hesitate to contact us.
Phone: 07 3724 0020
Email: inbox@ndisp.com.au
High physical support SDA property with 3 beautifully large bedrooms and bathrooms, a large living area, and a modern kitchen. The property features NDISP’s platinum plus features and has on-site overnight accommodation available for support workers. If you’d like more information, please contact us.
You may have seen in one our previous blog updates, that NDISP is working on 42 properties this month. We are very excited for you all to see the hard work that goes into building and perfecting these homes. Below is a list of the property locations and approximate completion times. If your interested in a property, have questions or just want some more information, please contact us.
Our SDA finishing for move in this month.
3 bed 3 bath plus 00A Fully Accessible SDA House for 2 residents in Park Ridge
2 bed 2 bath Improved liveability SDA House in Crestmead
3 bed 3 Bath plus OOA High Physical Support SDA House in Leichardt
3 bed 3 Bath plus OOA High Physical Support SDA House in Newtown
3 bed 3 Bath plus OOA High Physical Support SDA House in Middle Ridge
2 & 3 Bed ensuited Improved Liveability SDA Apartments in Sandstone Point on the Marina ( in block of 60)
2 x 3 Bed Improved Liveability holiday apartments in Sandstone Point on the Marina ( in block of 60)
Starting or Started this month
3 bed 3 Bath plus OOA High Physical Support SDA House in Middle Ridge
3 bed 3 Bath plus OOA High Physical Support SDA House in Middle Ridge
3 bed 3 Bath plus OOA High Physical Support SDA House in Drayton
3 bed 3 Bath plus OOA High Physical Support SDA House in Drayton
3 bed 3 Bath plus OOA High Physical Support SDA House in Drayton
3 bed 3 Bath plus OOA High Physical Support SDA House in Drayton
3 bed 3 Bath plus OOA High Physical Support SDA House in Walkerville
3 bed 3 Bath plus OOA High Physical Support SDA House in Walkerville
3 bed 3 Bath plus OOA High Physical Support SDA House in Avenell Heights
3 bed 3 Bath plus OOA High Physical Support SDA House in Middle Ridge
3 bed 3 Bath plus OOA High Physical Support SDA House in Smithfield
3 bed 3 Bath plus OOA High Physical Support SDA House Earlville
2 bed plus OOA High Physical Support SDA Apartments Earlville 1 resident.
2 bed plus OOA High Physical Support Apartments Smithfield 1 resident.
3 bed 3 Bath plus OOA High Physical Support SDA House in Trinity Beach
3 bed 3 Bath plus OOA High Physical Support SDA House in Smithfield
3 bed 3 Bath plus OOA High Physical Support SDA House in Proserpine
Coming in October
8 X robust SDA duplex 1 resident on Sunshine Coast
1 X robust duplex SDA in Salisbury
Plus loads of units and houses and duplexes.
Here are some sneaky pics of a real HPS SDA House. Why do we say it’s a real HPS, because so many HPS places we see being built are completely unusable by participants. NDISP’s HPS SDA have
Almost every day we are offered completed or near completed houses that were sold as being High Physical Support. Unfortunately they are built to standard, not built large enough to use. Most also don’t allow participants to transfer, enter doors, open blinds, turn on lights etc.
Here are some sneaky pics of a real HPS SDA House. Why do we say it’s a real HPS, because so many HPS places we see being built are completely unusable by participants. NDISP’s HPS SDA have
This outstanding new 3 Bedroom High Physical Support Plus OOA home is available for 2 residents in the coming weeks.
This property comes with
Minutes to the shopping centre.
![NDIS logo](data:image/svg+xml;utf8,<svg xmlns="http://www.w3.org/2000/svg" width="1160" height="560"><rect width="100%" height="100%"><animate attributeName="fill" values="rgba(153,153,153,0.5);rgba(153,153,153,0.1);rgba(153,153,153,0.5)" dur="2s" repeatCount="indefinite" /></rect></svg>)
NDISP’s Rental Properties are being leased out quickly so make sure to contact us if your interested or have any questions.
Feeling safe and living comfortably, especially in a time like this, is very important. All of our homes are built and designed to meet all your needs and assist with day to day living. We want this property to be your home and help you gain independence. Click on the following link to view our current SDA and MTA properties, https://www.ndisp.com.au/rental/.
This is the first of 7 of NDISP’s SDA houses that are finishing in Toowoomba this month and next.
With 1200mm doors, 1500mm hallways, oversized clearances around beds, massive ensuites for shower beds or 2 support workers to bath participant etc. These HPS houses are some of the few fit for purpose HPS places around.
This clean-lined modern home is ready for tenants and we are ready to hear from you. This home contains platinum plus features and exceeds the LHA Platinum Build Standard.
It contains three large bedroom and bathrooms, built in storage, air conditioning, broadband, solar panels and more. This home is especially nice as it’s a complete new build, and its location is great with a leafy outlook from the back deck and living area. If you would like further information please visit our website or contact us.
NDISP have spent the last few days looking at land with our builder up here in Airlie Beach, Cannonvale and Proserpine.
We are looking forward to construction starting on several houses, duplexes and apartments in the coming months.
It was great to be at an outstanding service provider in Propserpine, the Whitsunday Leisure Activity Centre, the HQ for Prosperpine and District Respite Inc. They do have some great programs and are so client centred.
One of the Residential Aged Care Centres in Proserpine has 3 young people living with Disability and eligible for SDA living in them. There are dozens more people in Proserpine, Airlie Beach and surrounds living in inappropriate accommodation because of a lack of supply. We really look forward to helping them find places they are happy to call home.
It was great standing on a million dollar beachfront block of land looking at what sort of units we can fit in there and build a great complex.
NDISP is working on a chain of holiday accommodation. Airlie Beach is going to be an awesome location for some.
Two bedrooms remaining in this beautiful SDA property built to meet high physical support needs with OOA (on-site overnight accommodation for support workers). This property features streamlined kitchen workspaces and appliances, with a large living and bedroom area along with charming outdoor spaces. For more information submit and expression of interest form or give us a call. Images below:
We have some accommodation for up to 90 days available.
The NDIS provides Medium Term Funding for a range of reasons including if you are residing in Residential Aged Care.
If you are SDA eligible then we are looking for people who would love to live on the Peninsula for their forever home. 10 Year leases are available, though would have to reside under MTA funding until the Covid-19 situation resolves.
contact s.menzies@ndisp.com.au or phone 03 9998 7427
We have just picked up a 3 bed plus OOA property in Park Ridge QLD. Close to Shops with great outlook. All 3 bedrooms have ensuites. LHA Platinum and SDA High Physical Support Standard.
This property was built and designed by others. While it has great finishes, it is not up to NDISP’s High Physical Support Standard and we don’t consider it suitable for HPS participants, although if you are at HPS SDA standard you are always welcome to have a look.
The back of the property overlooks acreage properties from an elevated position.
The location is quiet but you are close to amenities
We see so many completed properties where the owners want us to be their SDA Provider and we have to say no. They are approved and pass the standards, yet just aren’t suitable for the people who need High Physical Support.
Many of the standards are based off the minimum requirements for lightweight manual wheelchairs, not for a large power chair or a shower bed. Imagine driving your chair around a corner past your bed with 50mm clearance on each side, let alone if doing so with your chin. Now some people we have met are precision drivers, but you wouldn’t want to have be precision all the time in your house.
The SDA standard is a great improvement and is there to be a minimum. If you are looking at receiving the HPS funding then you need to well exceed the standards and spend significant money to make it work.
If the property hasn’t got fully auto doors, lights, blinds and air conditioning at completion then it’s not suitable. NDIS funded modifications take too long.
1020 doors are too small. The minimum clearance beside the beds and at the foot of the bed are too small for people in big chairs.
Corners get destroyed, showers next to toilets are unusable for people who shower in chairs or beds. Ramps look like an afterthought.
Just like the new hospital wards that turn out to be completely unsuitable when the nurses finally get to see it (usually on the day they move in), many of the experts in this field don’t spend time with the support workers and participants who use them, they spend time with management or other experts.
There needs to be minimum standards to ensure a minimum, that doesn’t mean its fit for purpose. Speak to the people who live in them or those that support them.
After some incredible efforts (see History below) from a great community Murray Anderson Place in Rosebud on the beautiful Mornington Pennisula is ready to open the doors.
The 4 units each have 3 bedrooms in them, 2 for participants, one for a carer or support worker. Due to historical funding grants there is a delivery requirement that each unit is occupied by one individual with High Physical Support SDA funding and one individual with Improved Liveability SDA funding.
If you are eligible for SDA (HPS or IL) then please call us on 03 9998 7427 or email inbox@ndisp.com.au or our relationship manager s.menzies@ndisp.com.au
The Southern Mornington Peninsula Uniting Church started the journey to deliver disability accommodation in 2012. This was before the NDIS and SDA was even a consideration for them.
The building has been project managed by Property Services Group of Uniting Church in Australia Synod of Victorian and Tasmania.
After completion of the building, in 2019 the SMPUC in conjunction with Uniting Church in Australia Synod of Victorian and Tasmania conducted a national tender process for the appointment of a Specialist Disability Accommodation provider. NDISP is very pleased to have won the tender and to have worked extensively with these groups through the interesting times of 2020 with the common goal of providing places people are happy to call home.
After an intensive few months of design, the first 3 SDA Properties of ours in Bundaberg started today. At this stage we have 7 properties starting construction this month and more next month.
We are building these different properties specifically for participants and so they are already full. We have worked with some great participants, support co-ordinators and support workers to get here.
At this stage it looks like we will be in a full time development program in Bundaberg for the next 3 years or so.
We love getting people out of inappropriate accommodation and into places they are happy to call home.
If you or your loved one is looking to do the same and you think they may be SDA eligible then please feel free to get in contact.
A special thank you goes to Kahli and the team from IDSS for the original invite to come to Bundaberg and their continued support and introductions to others since. They are truly selfless and so focused on the best outcome for participants, the ones they work with or otherwise.
Then we had someone in a medium sized power chair try and use it. And it just didn’t work. The chair actually got stuck and hit the bed trying to turn the corner
We exceed the standards as we have spent an enormous amount of time with participants seeing what works and what doesn’t.
When designing your SDA property it’s vital that you work with participants to ensure your SDA property works.
Taken straight from the NDIS Website
If you’re eligible for SDA, the next step is to decide what kind of SDA we will fund for you. We’ll determine the following things for you in your plan:
Check out the SDA Rules for extra information.
We look at your support needs to recommend the right design category.
There are five SDA design categories:
We look at your individual needs when determining your SDA design category.
You may need other supports, so we’ll also look at how the features of each design category would help facilitate them.
A design category isn’t appropriate for you if it makes it harder to get other supports. Or, if it would be risky for your health and safety.
When we determine your design category, we will look at reports from your doctor or other health professionals. We also look at your goals and aspirations.
We will consider things like whether you need additional space around your bed, bathroom or kitchen to be able to use them. Or if your care needs require particular features.
Usually, we select the design category that helps you receive your other supports and has the features you need to live there. We will also think about the support model that best suits your needs.
There are five building types:
Your individual needs help us work out the SDA building type that’s best for you.
We think about the features of each building type, and which would meet your needs best. We also look at how the building type would help in:
Key things we also think about are:
Generally, the lowest cost building type that meets your individual needs will be what we fund.
We’ll include an SDA location in your plan. An example of an area is Queensland – Brisbane – East. Or, Tasmania – Launceston and North East.
We decide the location by understanding:
If you have more than one place you would be happy to live in, we can include more than one location.
When we determine your SDA type and location, we will also look at what kind of support model you need.
A support model is how your person-to-person supports are delivered. It includes where those supports are provided. It also includes how your SDA and person-to-person supports work with other supports, such as assistive technology.
SDA is designed to work with a number of different support models.
Examples include:
For example, you might need immediately available person-to-person support. But if you can be alone safely sometimes, the best support model for you may be concierge or mobile support.
If you are eligible for SDA, we can also consider Personal Care Supports or Supported Independent Living (SIL) in your plan.
We look at reports from your doctor or other health professionals when considering what kind of support model you need.
We know that your support model may change over time. For SDA we consider how often you need access to your other supports and how quickly you need to access them.
The other parts of your support model will be included in your plan individually. They are not linked to the SDA supports in your plan.
There is now clarity around sharing and pricing. And the news is great it makes it all feasible for providers and investors for sharing. – read more here
where is the price limit that would apply if one SDA eligible person was occupying the bedroom (after the application of paragraph 1 if necessary):
where is the price limit that would apply if one SDA eligible person was occupying the bedroom (after the application of paragraph 1 if necessary):
1/2 the normal SDA Rate – 1/3 of the Reasonable Rent Contribution (single) Plus RRC Couple
Same as normal
The same rate as if the number or participants was equal to the number of bedrooms. Eg 2 participants and a non participant sharing a 3 bed house, each participant is at the 2 bed rate.
Normal SDA rate -2/3 of the single reasonable rent contribution.
Have you ever wondered what a high physical support SDA property should look like? Then have a look at our most recent walk through videos.
Our homes are new, clean and easy living. Our properties contain the platinum plus features (information can be found on our website), large bedroom and bathroom areas, a courtyard and an outdoor area along with an accessible kitchen and very large living room.
Click on the following link to view our videos, https://www.ndisp.com.au/videos/.
The Yellow Card Helpers furniture crew fitted out another one of NDISP’s SDA properties ready for move in today.
In a media release earlier today, the NDIS minister confirmed that further changes will be made to the delivery of NDIS plans so that participants have more choice and flexibility when accessing SDA assistance/funding.
The minister advised that the changes to the SDA rules will mean that couples can share a bedroom if they choose, and children will be able to share a room with their parents or siblings. The minister confirmed that these changes are important as they assist participants in reaching their goal of independence.
The following was announced during the release, ‘The NDIS enables people with disability to live more independently and one of the most fundamental aspects of all our lives is having choice and control over where we live, who we live with and the supports we need,’ Mr Robert said. ‘We are improving the range of options available to participants who have SDA in their NDIS plans, while also stimulating growth in the SDA housing market.’
Hello everyone! We hope those that could attend our open homes on the 16th June enjoyed themselves and our properties. If you couldn’t make it, don’t forget that you can still view our properties on our website via the SDA Properties tab. We a have a wide variety of properties both for sale and rent. If you have any questions or want to get in contact, don’t forget to call or email us, we are happy to help.
Western Australia announced yesterday that they were delaying the transition to the NDIS Quality and Safeguards Commission.
WA has zero cases in hospitals or aged care and has 3 Active Cases in the entire state. This makes no sense. The transition date has been known for a long time and providers should have been ready.
All of the quality providers we have met in WA were ready to transition and already had great systems and compliance in place prior. All the delay does is extend the life of those providers who have poor systems and compliance and have little chance of passing an NDIS QSC Audit.
The compliance obligations of the NDIS QSC are enormous compared to the former NDIA and state based regimes. We know of participants living in SDA housing where the owners of the houses have been made the NDIS SDA Provider yet the ones we spoke to were not even aware of the policies or procedures they had used to apply for registration, let alone about how to comply with them. There are trades and services people going into SDA properties with no safety checks, no inductions, no training, nothing.
As above, all of the great providers were ready and had outstanding compliance and quality control systems in place for a long time prior. Unless we are missing something it just looks like those providers with poor compliance systems have been given an extra 6 months. We hope it doesn’t result in any harm coming to participants
Have you had a look at our SDA Property Rentals lately. Three new properties are up on our website and available now. They all look amazing, so make sure to make your inquiries soon because they may not last for long.
Link to rental page: https://www.ndisp.com.au/rental/
NDISP is like no other with their Platinum Plus SDA Properties; smart designs, all inclusive standard features and premium locations. Platinum Plus includes non slip tiles, keyless security systems, home automation systems and so much more.
By using smart home automations, you can have all the freedom to control your environment. From your phone/tablet you can control the lights, fans, TV, blinds and doors with just a touch. Platinum Plus also gives you the independence to enter and leave your home without assistance.
All NDISP smart homes have doors with automatic openers that can be controlled using your voice, a pin code, a phone/tablet or key. Our homes also come with attractive concealed ceiling rails pre-installed to take you from bed to bathroom. All bedrooms are generously oversized to allow for the extra equipment you may need on a daily basis. Bathrooms typically exceed the standards set in the LHA Platinum certification. Emergency call via voice or button activation. And the best part of all, every bedroom has its own fully accessible bathroom! No sharing required!
Click the following link to express your interest in NDISP Homes: https://www.ndisp.com.au/formpage_eoi_rental/
We found out on Wednesday afternoon that someone was stuck in hospital and needed Medium Term Accommodation (MTA) asap. So we rounded up a crew and put together a whole house load of furniture.
Jon and Darryl enlisted some of the Yellow Card team but rolled up the sleeves and got stuck in.
We are very much looking forward to moving someone in in the morning.
Helping people is why we are here. Whilst this property was going to become MTA, we were going to sort this over the coming weeks. But with someone needing to get out of hospital we just couldn’t wait. It’s a privilege to be in a position to help people.
We also have SDA and more MTA coming on board
It was lovely to see another 3 Bedroom High Physical Support SDA property completed and handed over from the builder to us today in Aura on QLD’s Sunshine Coast.
Jon, Darryl and Peter will be flatout next week as we have back to back inspections.
There were 13,944 participants approved for SDA with only 956 New Build Dwellings, plus 24 refurbished, 197 legacy and 2,946 existing dwellings across Australia.
There were 1,378 participants approved for SDA with only 166 New Build Dwellings, plus 5 refurbished, 37 legacy and 354 existing dwellings across QLD.
There were 5,061 participants approved for SDA with only 513 New Build Dwellings, plus 5 refurbished, 59 legacy and 1,308 existing dwellings across NSW.
There were 4,378 participants approved for SDA with only 125 New Build Dwellings, plus 14 refurbished, 85 legacy and 376 existing dwellings across VIC.
There were 391 participants approved for SDA with only 13 New Build Dwellings, plus 0 refurbished, 37 legacy and 354 existing dwellings across Australia.
There were 1,378 participants approved for SDA with only 166 New Build Dwellings, plus 5 refurbished, 0 legacy and 7 existing dwellings across SA.
There were 421 participants approved for SDA with only 20 New Build Dwellings, plus 0 refurbished, 3 legacy and 26 existing dwellings across TAS.
There were 48 participants approved for SDA with only 11 New Build Dwellings, plus 0 refurbished, 0 legacy and 8 existing dwellings across ACT.
There were 137 participants approved for SDA with only 8 New Build Dwellings, plus 0 refurbished, 3 legacy and 17 existing dwellings across NT.
NDISP is super excited to announce that we have launched Medium Term Accommodation.
Medium Term Accommodation is Available can be paid for using core support funding (MTA funding), which is available to some NDIS participants.
MTA funding will only cover the cost of the housing and not the support – you bring your own support workers or we can introduce to you.
During COVID-19 it is likely you will be approved for Medium Term Accommodation very quickly so that you can get out of hospital and make your bed available to others, it also assists you with reducing your risk of catching COVID-19.
When you are approved for SDA and you are waiting for a vacancy to be available then Medium Term Accommodation is usually available to you immediately.
When you are approved for SDA and you are waiting for your SDA New Build to be completed then Medium Term Accommodation is usually available to you immediately.
We have properties with touchless entry, full automation, ceiling rails massive ensuites, auto doors, blinds, lights and airconditioning.
When a person is in an exceptional circumstance and is discharged to interim housing without a long term housing option identified, it is essential to include a range of safeguards so that the person does not get ‘stuck’ in the interim housing option. These safeguards are things like:
an interim NDIS Plan for 3-6 months at the most
at least 2 hours per week of Support Coordination to explore housing options
more than enough Core Supports budget in the NDIS Plan so that the person is very well supported in this less than ideal, interim housing option
adequate Capacity Building Supports budget in the NDIS Plan so that the person can be supported to continue to build their skills and not deteriorate while they are in any interim housing option
Call us on 07 3724 0020
Email us at inbox@ndisp.com.au
It was an outstanding day for us taking possession of this awesome SDA place on the Sunshine Coast.
Awesome work by
DB Construct an outstanding building company on the Sunshine Coast. Shout out to Daryl and Matt for all their hard work
The Standard for SDA Robust Housing is:
NDISP has been working hard with providers on SDA Robust housing for a long time. We were only going to introduce robust designs into our portfolio of properties once we knew as much about them as we did about High Physical Support and Fully Accessible. We also wanted to spend a lot of time with various care providers in this space making sure that we could identify best practice.
We always work with care providers, participants, and their loved ones as may be appropriate for the particular situation to ensure that our properties not only exceed the standard, but are fit for purpose.
Whilst we don’t currently work with them, SDA Consulting’s How to Design and Build Robust Housing contains a guide on how to build robust housing. The photos below are taken from their site to illustrate their designs and also to encourage interested parties for this level of SDA to visit their site (NDISP may also do Robust to the highest degree). As acknowledge by them, some of their components (as are some of ours) may be considered restrictive practices. Their design recommendations include:
The latest report from the Summer Foundation and Social Ventures Australia continues to show a significant shortfall of SDA.
NDISP was a contributor to this study. Our pipeline of dwellings under development was reported and makes us responsible for the majority of QLD and WA supply. Our QLD, NSW & WA supply has since increased.
There remains 7,750 more places needed on top of the properties in the pipeline.
You can see from the photos below the painter has just finished at one of our Choice 3 SDA houses in Nambour.
The kitchens and the kitchenettes are also sitting in place (the flooring has to go underneath them so the cupboards touching the floor are not attached yet.
The photos really let you start to see the size of the properties. We are really excited to see years of planning taking shape and getting closer to tenants moving in.
Our 5 x 3 bed Choice 3 H (couple of different designs) are finishing on the Sunshine Coast.
Here is a little video of one of them (others are further on but we like the raw nature of this one).
This place will be finished before Easter
The NDIS has based pricing on ensuring a return for 20 years, after which they still have priced the SDA payments way above market to encourage people to keep their property as SDA.
The new build price is for 20 years. Below is the table from the SDA Pricing Guide
| Building Type / Design Category | Basic | Improved Liveability No OOA | Improved Liveability With OOA | Fully Accessible No OOA | Fully Accessible With OOA | Robust No OOA | Robust With OOA | Robust +1 Room | High Physical Support No OOA | High Physical Support With OOA | Innovation
Funded as trials and/or new design categories added over time |
| Apartment, 1 bedroom, 1 resident | NA | $35,605 | $41,541 | $57,489 | $67,072 | NA | NA | NA | $76,255 | $88,965 | NA |
| Apartment, 2 bedrooms, 1 resident | NA | $42,391 | $49,456 | $70,028 | $81,699 | NA | NA | NA | $94,881 | $110,694 | NA |
| Apartment, 2 bedrooms, 2 residents | NA | $16,562 | $19,322 | $30,214 | $36,050 | NA | NA | NA | $42,806 | $49,940 | NA |
| Apartment, 3 bedrooms, 2 residents | NA | $22,128 | $25,816 | $40,327 | $47,048 | NA | NA | NA | $58,019 | $67,689 | NA |
| Villa/Duplex/Townhouse, 1 resident | NA | $25,078 | $27,736 | $38,654 | $42,537 | $45,548 | $50,295 | NA | $52,338 | $56,744 | NA |
| Villa/Duplex/Townhouse, 2 residents | NA | $15,696 | $16,944 | $23,918 | $25,804 | $28,546 | $30,835 | $1,926 | $33,565 | $35,684 | NA |
| Villa/Duplex/Townhouse, 3 residents | NA | $12,820 | $13,669 | $20,365 | $21,627 | $24,748 | $26,273 | $1,283 | $29,437 | $30,848 | NA |
| House, 2 residents | NA | $22,922 | $24,171 | $31,324 | $33,210 | $36,568 | $38,857 | $1,926 | $41,424 | $43,544 | NA |
| House, 3 residents | NA | $18,016 | $18,967 | $26,468 | $27,882 | $31,100 | $32,785 | $1,418 | $38,868 | $40,577 | NA |
The Table below is for EXISTING stock, the price that you would get today if you had held SDA property 20 years ago and your property just turned 21.
| Building Type / Design Category | Basic | Improved Liveability No OOA | Improved Liveability With OOA | Fully Accessible No OOA | Fully Accessible With OOA | Robust No OOA | Robust With OOA | Robust +1 Room | High Physical Support No OOA | High Physical Support With OOA | Innovation
Funded as trials and / or new design categories added over time |
| Apartment, 1 bedroom, 1 resident | $19,853 | $20,293 | $23,676 | $34,450 | $40,193 | NA | NA | NA | $53,637 | $62,577 | NA |
| Apartment, 2 bedrooms, 1 resident | $26,219 | $26,758 | $31,218 | $44,749 | $52,207 | NA | NA | NA | $69,751 | $81,376 | NA |
| Apartment, 2 bedrooms, 2 residents | $8,447 | $8,718 | $10,171 | $17,713 | $20,665 | NA | NA | NA | $30,215 | $35,250 | NA |
| Apartment, 3 bedrooms, 2 residents | $13,143 | $13,491 | $15,741 | $25,426 | $29,664 | NA | NA | NA | $42,808 | $49,942 | NA |
| Villa/Duplex/Townhouse, 1 resident | $10,037 | $10,302 | $12,304 | $17,231 | $19,339 | $21,400 | $24,022 | NA | $28,602 | $31,377 | NA |
| Villa/Duplex/Townhouse, 2 residents | $5,308 | $5,484 | $6,457 | $9,772 | $10,796 | $12,559 | $13,822 | +$1,064 | $17,555 | $18,889 | NA |
| Villa/Duplex/Townhouse, 3 residents | $4,296 | $4,450 | $5,100 | $8,328 | $9,013 | $10,957 | $11,798 | +$708 | $15,601 | $16,490 | NA |
| House, 2 residents | $6,113 | $6,241 | $7,215 | $10,544 | $11,569 | $13,687 | $14,950 | +$1,064 | $18,714 | $20,048 | NA |
| House, 3 residents | $4,691 | $5,597 | $6,325 | $9,916 | $10,683 | $12,710 | $13,641 | +$783 | $19,493 | $20,569 | NA |
| Group home, 4 residents | $5,788 | $5,973 | $6,528 | $9,963 | $10,548 | $12,600 | $13,305 | +$594 | $18,727 | $19,537 | NA |
| Group home, 5 residents | $4,649 | $4,798 | $5,237 | $8,524 | $8,987 | $10,880 | $11,438 | +$469 | $16,570 | $17,208 | NA |
If you rented a 1 bedroom (or a 2 bedroom that you allow someone who’s approved for a 1 bedroom as NDISP does) today you would get
$88,965 per year, plus CPI for 20 years
In 21 years time that would drop to
$62,577 plus the CPI you had gain. Still a great return.
If we apply our currently low CPI of 1.8% as the average CPI over 20 years
In 20 years time you would be getting
$127,108 per year
in 21 years time this would drop to
$89,406 per year (almost what you started at)
While that is a significant drop, compare to normal rent,
a new 3 bed unit in Holland Park is advertised on RealEstate.com.au at $540 per week. I have used a 3 bed because they are larger. An SDA unit is dearer than a normal unit but is the size of 3 bed unit.
$28,080 per year now
$40,119 per in 21 years time.
That is almost $50,000 less than the SDA unit, significant time to forget the extra cost from the build.
From top of page 19.
The timeframe for the pricing has also been aligned with the expected investment horizon of institutional investors (20 years). To recognise the uncertainty associated with retaining participants for more than 20 years, the pricing model conservatively assumes that at the end of 20 years the property would revert to the general market, providing a lump sum cash flow to the investor equal to the (non-SDA) market value of the property. When combined, the revenue from SDA payments, reasonable rent contributions and the sale value of the property will be sufficient to recover the initial investment, all maintenance, outgoing and management costs, and an ‘institutional’ return on debt and equity.
The new build pricing will only apply for a period of 20 years. At the end of the 20-year period, and the property remains occupied, the pricing will revert to ‘existing stock’ prices, which will provide a superior return to the general rental market and encourage property owners to retain the property as SDA.
According to the COAG reports from the NDIS, as at 30 September there was 488 People Approved for SDA in Perth
At the same time there were a total of 8 approved properties, only one of them new. With the impending release of the next quarter’s results that will be interesting to see how many have been added. Not many more based on our research.
We are heading back over in the first week of February to have more meetings and get some moving.
Many of our builders return to work tomorrow after a well earned break. Hopefully they are well rested it’s a big year.
Either already under construction or breaking ground this month we have almost 30 SDA properties in
Cairns
Sunshine Coast
Toowoomba
Caboolture
Cairns
Cannon Hill
Ipswich
Logan
Mission Beach
Morningside
Nundah
Sunshine Coast
Wellington Point
Wyong
All of the above plus
Albany (WA)
Busselton
Cleveland
Geraldton
Gippsland
Latrobe
Melbourne
Mornington Pennisula
Newcastle
Northern Rivers
Perth
Redland Bay
Southport
Sydney
We probably missed an area or 2 in the lists above and we are sure we will be asked to help people out of inappropriate places and into ones they are happy to call home elsewhere around the country also.
If you or a loved one are in need of an SDA property then we have the funding and resources to help provide just about anywhere in the country, all you need to do is let us know.
Daryl and the team at DB Construct finished 2019 flatout. They managed to pour a slab in Nambour and put a roof on in Aura on the last day of the building year and did it well.
Daryl, Shawn, Matt and the team have been flat out this month getting our Sunshine Coast builds out of the ground. 4 for the month of December, another 5 in January starting while these are still going.
We just can’t talk highly enough of how great it is working with these guys ( and Kate too). Not only do they do great work and are super organised, they are genuinely lovely people.
Thanks team. Looking forward to working with you to get more than a hundred people out of inappropriate accommodation and into places they are happy to call home on the Sunshine Coast in 2020.
We are very excited about our move into Far North Queensland.
Building on from our last trip.
It looks like we will be able to break ground in Smithfield just after Australia Day. Looking forward to watching those come out of the ground.
We are also in negotiations on some 2 bedroom Villas ( one resident) in Kewarra Beach, 2 Bedroom units in a block of 4 in Grafton St and some houses in Mission Beach.
At this stage we are likely to have one tenant secured for each. Both young people in their 20’s. We are really looking.foewars to working with these young people and finding other people to share with them. We work really hard on making sure the tenants are suited to living together.
We are privledged to have sufficient funding to build many properties in Far North QLD.
If you or someone you know wants to live in an awesome place then just let us know. We will build something great to suit.
It was great to see Daryl and the team from DB Construct on site yesterday starting the construction of the first of 5 Sunshine Coast SDA Builds start. Another one starts tomorrow and then the rest next week.
Follow the progress of our builds by watching our live camera feeds thanks to Site Cams.
This SDA property in Aura, near Caloundra on the Sunshine Coast with great flat footpaths, parks and shops really close by.
This property is the first Choice 3 SDA (Specialist Disability Accommodation) property on the Sunshine Coast and I know our tenants are really excited about their new home.
As previously noted, we were starting to roll out camera feeds on our construction sites. Now we have it sorted for how to do it on underground powered sites you will see new cameras added regularly.
There will plenty of more SDA Property Cameras to come soon. While we have more than 200 properties scheduled to build this financial year we will not be putting cameras on everyone but we are likely to have them on at least half.
Our renderer has been busy working away. Great to see the concepts come to life
This particular SDA Property Brisbane is going to start construction in Everton Hills in Brisbane.
It was a massive 2 days for NDISP at the Brisbane Disability Expo. At some stages there were people 3 deep lining up to chat to each of us.
We met so many people who need SDA property. A lot of them already have SDA in their plan and would move into a place if we had something available today.
We met with many care providers and plan managers with hundreds if not thousands of clients.
There are so many others who were clearly eligible.
There were also so many people, including care providers and plan managers, who had heard about SDA property but who didn’t know how it works.
Its this sort of feedback that reinforced the importance of us continuing to do our community events and educate people.
Having spent much of yesterday speaking to various people living in aged care, it is really hard to work out what is worse, the ones who are dying, or the ones who have given up and are just waiting to.
Speaking to a lovely lady in her 40s who had a stroke and has spent many years in aged care. It was so clear that she is not complaining, she has accepted that she is going to die there. She tried hard to find somewhere, anywhere, but she was deemed to be in a safe place.
She has SDA in her plan now but her stroke makes it hard for her to find information. Her parents have passed on and other friends and family have drifted away as the reality of visiting her in a such a depressing environment became too much.
It’s also clear that there is just a little spark left inside her giving a hint of the vibrant happy lady she used to be. The system has beaten that vibrancy out of her. I could have cried talking to her just seeing what it has done to her and how she has just accepted that this is her lot on life. But me getting upset would have made her feel bad for upsetting me.
She wasn’t really aware that she could have an independent support coordinator look after and help her find somewhere. The NDIA knows her situation is bad, but she is in a safe place with the right equipment etc so unfortunately there are people in more urgent need to take up the miniscule amount of SDA property coming on line. She is very scared of finding a possible place to only be told it’s already full. You can see she only has a limited amount of hope left and she can’t risk haven’t it crushed.
Young people with high care needs are in the high needs section in aged care. Who have the highest care needs there, those in the last few weeks of their lives.
Imagine getting to know the person next to you and then they die. And repeating that over and over again. You’d stop getting close just to protect yourself from the hurt. So then you just shut yourself of from those around you.
Young people are often placed in aged care to get them out of hospital. We know that some young people spend a year longer in hospital than they needed to just because they have no where to go. To then have to go into an aged care facility is just disgusting. It has to stop. But the numbers are so enormous that the scale of building required makes the SDA rollout the largest social housing program ever.
The young people we meet in aged care don’t want pity or you to think they brave or any emotional stuff. They just want a solution. They want to be able to live somewhere and have the support to live life like everyone else.
The government has finally put in place a solution but the numbers are so huge it’s Mind boggling.
While the government is pushing to have as many people build SDA property as possible by June 2022, 7500 new young people will be admitted to aged care alone.
NDISP has over $17m of property starting development this month. That’s just over 40 people housed. None of those 40 tenants are coming from aged care or at risk if going into it. We have nearly $200m due to start this financial year and that will get over 500 people into awesome places. We are aiming to at least double that in each of the following 2 years. And it’s just not enough. That’s $1b of development for 2500 people and there were at least 28,000 people who needed a place to live at 1 July this year and another 7,500 will be admitted into aged care alone. That’s without all the hidden people we’ve talked about previously.
Jon, myself and the rest of the team meet people everywhere who need help. More people than we can help. It’s heartbreaking that we have the solution and our capacity to help is growing all the time, but it needs more, we need your help.
So if you see us looking tired or you wondering why we are a bit hard to catch ( thank you to our lovely long suffering families for understanding), it’s because we are trying to help as many people as we can and every single place might not make a difference to the overall numbers, but it makes a massive difference to that person.
The government was really smart in the way they put the SDA system together. They knew there was no way the government or not for profits could deliver what was needed. So they put together a pricing regime that makes this such an attractive investment that it would stimulate lots of development.
Unfortunately the government also made the compliance and regulatory component so incredibly complex that it is just not possible to be an SDA provider in any small or medium scale.
That’s where NDISP comes in. We do all the hard work and compliance and do so at the lowest prices we can. Because although we need this to be a profitable business and to be profitable for investors, we need that profitability to be able to get as many people out of terrible places as possible. It is an absolute mission.
While the returns are amazing and far superior to any other property investment, they are lower than they could be. We maximise our inclusions in the builds and we provide extra support to participants. That is a completely non negotiable part of working with us. But if you’d love great returns, all the hard work taken care of and knowing your investment changes several people’s lives, we would love you to join us on our mission.
Why6000 young people live in aged care. SBS.
Steve and Helen at Middy’s smart centre in Melbourne were really great.
Middy’s have been outstanding working with our electrician, Yellow Card Electrical and have spent hours helping design all our systems. Ray in the Brisbane automation office has been outstanding also.
The visit did make us consider putting solenoids in for water in the showers.
It was such a privilege to spend time with people who are enjoying an SDA Property. A 25 year old lady was talking about just how life changing it is. Her mother has cared for her for 25 years and then 24/7 carers. She now has downtime, time by herself can go to the city and a park by herself. Her mother got her life back too, it really was life changing for her.
And there were the terrible stories from people stuck in aged care. One lady has been in for 6.5 years. She has to go to bed at 7:30pm each night. And it was clear she has given up, she worked hard for a year to find somewhere, but she has completely given up.
NDISP has started installing timelapse construction cameras on selected construction sites to allow our tenants and owners to keep an eye on progress. The feed above is to a Freedom 4, 4 x 2 bed unit place in Morningside in Brisbane’s inner east. The property pole is in and as soon as Energex moves the power cable from the house to the pole then demolition will commence. This is followed by excavation and retaining of this site of around 1500mm in some places to allow a nice flat block for us to start building.
Should look a little different when done.
Our design team are working their way through the floor plans and renders for many of our properties to allow our tenants to get a feel for what their properties will be like.
We are very happy with how our bedroom renders in our share houses have come up. NDISP currently has 19 different designs for SDA Property in QLD across houses, units and town houses
Choice 2B SDA Property designs
With the release of the NDIA’s March quarterly report on 31 July 2019 we are able to see the massive shortfall between those people approved to live in a Specialist Disability Accommodation (SDA) property and the amount of newly built properties. With 25,192 people over 18 with an NDIS Plan in QLD, the 1,182 Participants with SDA in their plan represents only 4.7% of participants eligible for SDA. However, SDA was only able to be placed in a participant’s plan on 1 July 2018 and at that stage a completed and enrolled dwelling was required before you could even apply. This early data suggests that participants with SDA in their plan in QLD will far exceed the 6% initial target as has happened in other states.
The table below shows the key information:
| Region | Particpants with
SDA in Plan |
New Builds |
| Bundaberg | 47 | 10 |
| Ipswich | 211 | 16 |
| Mackay | 20 | 0 |
| Toowoomba | 222 | 6 |
| Townsville | 64 | 5 |
| Rockhampton | 69 | 4 |
| Beenleigh | 276 | 3 |
| Brisbane | 162 | 8 |
| Cairns | 29 | 2 |
| Maryborough | 52 | 10 |
| Robina | 20 | 7 |
| QLD – Other | 10 | 10 |
It’s important to note that there are a total of 417 SDA properties in Queensland as per the table below.
| Existing | Legacy | New Build | Refurbished | |
| QLD | 293 | 39 | 82 | 3 |
With it costing no more for a person with disability to live in a newly built property (the NDIS pays more, the tenant does not) we anticipate the vast majority of people will move across to newly built properties.
With the NDIA data release in August 2019 showing statistics up the end of the March Quarter 2019 the massive growth in people with approval to have Specialist Disability Accommodation (SDA) in their plan is obvious. With only 2,896 dwellings around the country, 363 of them being new builds, the demand for new dwellings is obvious. A participant pays no more for a newly built dwelling than an existing dwelling.
It only became possible to have SDA approved in a Participants Plan on 1 July 2018, and at that stage requiring a fully enrolled (eg completed) SDA property to be able to apply, it was a very slow start to SDA in Queensland. The March Quarters statistics show just how rapidly this has grown. There are now 1,182 approved participants with only 83 new builds.
| Bundaberg | 47 |
| Ipswich | 211 |
| Mackay | 20 |
| Toowoomba | 222 |
| Townsville | 64 |
| Rockhampton | 69 |
| Beenleigh | 276 |
| Brisbane | 162 |
| Cairns | 29 |
| Maryborough | 52 |
| Robina | 20 |
| QLD – Other | 10 |
Likewise, NT Participants could only get SDA in their plans from 1 July 2018 and although there are now 170 territorians with SDA in their plans, the unfortunate reality there is almost no one is building with only 8 New Builds.
| Central Australia | 62 |
| Darwin Urban | 87 |
| Katherine | 16 |
| NT_ – Other | 8 |
Victoria has 3,701 participants with SDA in their plan, with only 58 New Builds
| Barwon | 172 |
| Central Highlands | 195 |
| Loddon | 210 |
| North East Melbourne | 559 |
| Inner Gippsland | 125 |
| Ovens Murray | 117 |
| Western District | 243 |
| Inner East Melbourne | 630 |
| Outer East Melbourne | 362 |
| Hume Moreland | 137 |
| Bayside Peninsula | 558 |
| Southern Melbourne | 157 |
| Brimbank Melton | 82 |
| Western Melbourne | 89 |
| Mallee | 15 |
| Outer Gippsland | 43 |
| VIC – other | 7 |
New South Wales has the most established SDA market with 4,614 participants with SDA in their Plan and 196 New Builds
| Hunter Trial Site | 441 |
| Hunter New England (excl. Trial Site) | 256 |
| Central Coast | 144 |
| Far West | 15 |
| Illawarra Shoalhaven | 297 |
| Mid North Coast | 137 |
| Murrumbidgee | 234 |
| Nepean Blue Mountains | 309 |
| North Sydney | 614 |
| Northern NSW | 150 |
| South Eastern Sydney | 350 |
| South Western Sydney | 364 |
| Southern NSW | 132 |
| Sydney | 286 |
| Western NSW | 287 |
| Western Sydney | 587 |
| Nsw – Other | 11 |
South Australia has 1,692 participants with SDA in their plan, with only 11 New Builds
| Adelaide Hills | 35 |
| Barossa, Light and Lower North | 26 |
| Eastern Adelaide | 130 |
| Eyre and Western | 28 |
| Far North (SA) | 19 |
| Fleurieu and Kangaroo Island | 36 |
| Limestone Coast | 47 |
| Murray and Mallee | 80 |
| Northern Adelaide | 544 |
| Southern Adelaide | 591 |
| Western Adelaide | 119 |
| Yorke and Mid North | 37 |
Western Australia has 454 participants with SDA in their plan, with 0 New Builds
| North East Metro | 329 |
| South Metro | 51 |
| Central South Metro | 31 |
| North Metro | 14 |
| WA_ – Other | 29 |
The NDIA has released updated data on the National Disability Insurance Scheme. All of the above data was taken directly from their site
Specialist Disability Accommodation is governed by legislation. One of the key parts of legislation is the
One of the key parts of the rules is part 6, Division 1 – The General Requirements for SDA to be funded. One of the oft missed part of these rules is that if the disabled person is a member of a couple, 1 bedroom places are ineligible to be funded without a 2nd bedroom or similiar sized room. Here is 6.1(d) quoted directly from the rules:
at least one private bedroom has been made available for the participant or, if the participant is a member of a couple, at least one private bedroom and a second room that may be a bedroom or another similar sized private room has been made available to the couple;
Now if I was to put my lawyers hat on, where not defined in the legislation, the common definition of word is what is used by courts to interpret what it means. The key phrase here is, “a member of a couple”, not lives with, cohabitants with, is married, in a defacto relationship etc but merely a “member” of a couple.
So on the plain reading of the rules, if a person with disability is single and moves into a one bedroom apartment, but then starts dating to a point where they (or a reasonable person) would consider them to be a couple then they breach one of the general requirements of the SDA rules for SDA property to be funded. A government agency can’t just ignore the legislation.
We are not out to cause panic to anyone with a disability living in a one bedroom apartment, these rules are what they are. Indeed, we would rather that this provision was amended or removed from the rules.
The renders for the front of our 4 x 2 bed units in Seven Hills and Norman Park are completed for the front elevation and floor plans. Looks great – I’d be happy to call that home.
The demand is enormous. Again the NDIS minister has stated that there is a massive historic undersupply of suitable property but that the NDIS has allocated $700m in the coming financial year.
