Specialist Disability Accommodation (SDA) was introduced to give people with extreme functional impairment or very high support needs the chance to live in purpose-built, accessible homes. On paper, demand far outweighs supply - yet in many regions, SDA properties are sitting vacant for months or even years. So, why is this happening? Let’s unpack the key factors. 1. Location Mismatch Many SDA developments have been built where the land was cheapest or most available — not necessarily where participants actually live or want to move. Participants may have strong ties to their current community, family, and support networks, making relocation a major barrier. 2. Oversupply in Certain Property Types In some areas, there’s a glut of one specific SDA category, such as High Physical Support apartments, while there’s almost no stock for other funding categories like Fully Accessible or Improved Liveability. This leads to a strange imbalance — vacancies in one category alongside unmet demand in another. 3. Participant Choice and Control The NDIS gives participants the right to choose where and with whom they live. Even if a property is brand new and compliant, it might not match someone’s personal preferences for design, location, or proximity to services. 4. Disconnect Between Investors, Providers, and Participants In some cases, properties are marketed only to a narrow network. If SDA providers, SIL providers, support coordinators, and allied health professionals aren’t all aware of the home — or if there’s no clear process for connecting the dots — participants might never even know the property exists. 5. Lack of Pre-Tenancy Planning Some participants need time to secure SIL arrangements, trial living arrangements, or build capacity before moving. Without proactive, early engagement and planning, homes can remain empty even when there’s genuine interest. 6. Funding and Bureaucratic Delays NDIS processes for approving SDA funding, changing a participant’s plan, or finalising tenancy agreements can be slow. For investors, this can mean long periods of vacancy even after finding a suitable tenant. 7. Design Limitations Not all SDA homes meet the practical needs of the people they’re intended for. For example, a property might technically meet High Physical Support standards but have a layout that doesn’t work for a power wheelchair user in day-to-day life. What Can Be Done? Reducing vacancy rates isn’t about building more homes — it’s about building the right homes in the right locations, and making sure the right people know about them. Some key steps include: Better participant engagement before and during construction. Collaboration between providers, investors, and support networks to create a wider referral network. Flexible design that anticipates a variety of needs within a category. Streamlined processes for funding approvals and transitions. Final Thoughts SDA is a game-changing initiative, but high vacancy rates undermine its potential. By understanding the reasons behind these vacancies and working together across the sector, we can ensure SDA homes are truly lived in, loved, and making the difference they were designed for.