We often get asked how rent works under the NDIS, especially when people are exploring:
Supported Independent Living (SIL)
Medium-Term Accommodation (MTA)
Short-Term Accommodation or respite (STA / STR)
Specialist Disability Accommodation (SDA)
It can feel confusing — and honestly, you’re not alone.
A common question we hear at Thrive365 is:
“Am I paying for support, or am I paying rent?”
And just as important: what will the NDIS actually pay for?
Let’s break it down clearly, using the most up-to-date NDIS framework.
The Big Picture: Support vs Rent
Here’s the key thing to remember:
NDIS funding pays for supports, not everyday living costs
Rent, utilities, food, and personal expenses are usually paid by the participant
Some accommodation types bundle costs differently — which is where the confusion often starts
Below is how each housing option works in practice.
Specialist Disability Accommodation (SDA)
SDA is funding for the building itself — not for support.
SDA homes are specially designed or modified for people with extreme functional impairment or very high support needs. These homes are built to meet strict accessibility and safety standards.
Do you pay rent in SDA?
Yes.
Participants living in SDA properties pay a reasonable rent contribution.
How is SDA rent calculated?
Your rent contribution is based on a formula set by the NDIA, which looks at:
Your Disability Support Pension (DSP) or other income
Any pension supplements you receive
Any Commonwealth Rent Assistance you receive
The NDIA caps how much you can be charged to ensure rent stays “reasonable and necessary.”
💡 Important:
SDA funding helps offset the cost of the specialist building, which is why rent in SDA is often more affordable than private rentals, even though the home is purpose-built.
Supported Independent Living (SIL)
SIL funding pays for the support you receive in your home — not the property itself.
This includes things like:
Personal care
Daily living assistance
Overnight or 24/7 support
Skill building and routines
Do you pay rent in SIL?
Yes — but rent is separate from SIL funding.
SIL can be delivered:
In your own private home
In a family home
In a shared home arranged through a housing provider
If you live in a property arranged by a provider, you’ll usually pay rent just like any other tenancy.
An important safeguard
The organisation that provides your housing should be separate from the organisation providing your SIL supports.
This separation exists to protect you — so that changes in support don’t put your housing at risk.
At Thrive365, we support participants to understand:
What they’re paying in rent
Who the landlord is
How SIL funding is used purely for supports
Short-Term Accommodation (STA / Respite)
STA is designed for short breaks — not ongoing housing.
This might be used for:
Respite for families or carers
Trying a new environment
Building independence
Planned short stays
Do you pay rent in STA?
No.
STA funding typically includes:
Accommodation
Support
Food
Personal care
Agreed activities during the stay
Stays are usually capped (commonly up to 14 days at a time) and must align with your plan goals.
Medium-Term Accommodation (MTA)
MTA is temporary housing while waiting for a long-term solution.
This is often used when someone:
Is leaving hospital
Is waiting for SDA or long-term housing
Can’t safely remain in their current home
Do you pay rent in MTA?
No — the NDIS covers the accommodation cost for a limited time.
However, MTA does not include:
Daily supports (these come from Core supports or SIL if applicable)
Food
Utilities (electricity, internet, etc.)
MTA is usually time-limited (often up to 90 days) and must be clearly justified in the plan.
Independent Living Options (ILO)
ILO is a flexible approach to living arrangements and support design.
Examples include:
Renting your own home
Sharing with others
Living with a host family
Living with support tailored around your lifestyle
Do you pay rent in ILO?
Yes.
In most ILO arrangements:
Rent and household costs are paid by the participant
NDIS funding supports how you live, not where you live
ILO funding focuses on:
Support design
Capacity building
Flexible, personalised arrangements
We’ll be sharing a separate blog that dives deeper into ILO options and what they look like in real life.
What If Your DSP Is Already Stretched?
This is a real concern — especially for participants with:
Complex health needs
Medication costs
Ongoing clinical expenses
While the NDIS doesn’t pay for rent or daily living costs, housing and support models can be designed thoughtfully to make things sustainable.
At Thrive365, we help participants and families:
Understand what is reasonable under NDIS rules
Align housing, SIL, SDA, or MTA options with their budget
Avoid arrangements that place financial pressure on participants
Final Takeaway
SDA & SIL: You pay rent
STA & MTA: You do not pay rent
NDIS funds supports, not everyday living costs
Clear service agreements and housing arrangements matter
If you’re unsure how your plan works — or what housing option fits your situation — we’re always happy to help you understand your options and next steps.
