NDIS Home Modifications Guide
NDIS home modifications fund structural changes to your home that help you live more safely and independently. This guide explains what types are covered, the difference between minor and major modifications, and the step-by-step process to get them funded.
What Are NDIS Home Modifications?
NDIS home modifications are structural changes made to a participant's home that reduce the impact of their disability on daily functioning. They are funded under Capital Supports — Assistive Technology in an NDIS plan.
Home modifications are distinct from home maintenance. The NDIS funds structural modifications that address a disability-related need — it does not fund general home upkeep, cleaning, lawn mowing, or routine repairs. If a participant needs help with domestic tasks, that is funded separately through Core Supports — Assistance with Daily Life.
NDIS Home Modifications Fund
- ✓ Ramps and widened doorways
- ✓ Roll-in showers and grab rails
- ✓ Ceiling hoists and tracking systems
- ✓ Accessible kitchen and bathroom fitouts
- ✓ Level thresholds and accessible paths
NDIS Does NOT Fund
- ✗ General home maintenance and repairs
- ✗ Routine cleaning and lawn care
- ✗ Cosmetic renovations
- ✗ Non-disability-related upgrades
- ✗ Standard home improvements
Types of NDIS Home Modifications
Bathroom
AT funded- · Grab rails and handrails
- · Roll-in shower (wheelchair accessible)
- · Non-slip flooring and surfaces
- · Height-adjustable basins
- · Fold-down shower seats
- · Accessible toilet arrangements
Access & Entry
AT funded- · Ramps at entry points
- · Widened doorways (min. 850mm clear)
- · Level thresholds (removal of lips and lips)
- · External paths and hard surfaces
- · Automated door openers
- · Handrails on steps and paths
Kitchen
AT funded- · Height-adjustable benchtops
- · Lever taps and accessible fittings
- · Pull-out drawers and accessible storage
- · Knee clearance under bench (for wheelchair)
- · Side-opening or accessible oven placement
Ceiling Hoists & Tracking
AT funded- · Fixed ceiling hoist installation
- · Ceiling tracking systems (H-frame, gantry)
- · Transfer points between bedroom and bathroom
- · Pool and hydrotherapy hoists (where applicable)
Security & Safety
AT funded- · Monitored alarm systems (for high support needs)
- · Video intercom for participants with mobility limitations
- · Emergency call systems
- · Secure fencing (for participants who elope)
All modifications must be directly related to your disability and assessed by a qualified occupational therapist before the NDIA will approve funding.
Minor vs Major Home Modifications
- AssessmentStandard OT assessment report
- Approval processSimpler NDIA review, often included at planning meeting
- BuilderQualified licensed builder required; specialist disability accreditation not always mandatory
- ExamplesGrab rails, ramps, threshold levelling, non-slip surfaces, minor bathroom modifications
- TimeframeGenerally faster approval — can sometimes be resolved within a plan review cycle
- AssessmentComprehensive OT assessment with functional goals, trial evidence, and costed alternatives
- Approval processRigorous NDIA review; may require independent review for very high-cost items
- BuilderSpecialist disability-experienced builder strongly recommended; must comply with AS 1428 accessibility standards
- ExamplesFull accessible bathroom renovations, ceiling hoist installation, major kitchen modification, room additions
- TimeframeCan take several months from submission to approval and installation; start early
The $20,000 threshold is a practical benchmark used by the sector — the NDIA does not publish a hard minor/major threshold in its rules. The complexity and cost of your OT evidence, the scope of work, and the funding required will all influence how the NDIA assesses your request.
How to Get Home Modifications in Your NDIS Plan
Get an OT assessment
An occupational therapist assesses how your disability affects your ability to live safely at home, identifies the specific modifications needed, and prepares a functional assessment report. This is funded under Capacity Building — Improved Daily Living.
Get builder quotes
Obtain quotes from a qualified, licensed builder for the modifications the OT has prescribed. For major modifications over $20,000, the NDIA may request multiple quotes. Make sure the builder has experience with disability modifications.
If renting, get landlord permission
Before submitting to the NDIA, secure your landlord's written consent. Clarify whether a restoration clause applies when you vacate. This step is essential for the NDIA to proceed.
Submit to the NDIA
Your support coordinator or LAC helps prepare the submission — including the OT report, builder quotes, and (if applicable) landlord consent. Submit at your planning meeting, plan review, or as a mid-plan request.
Approval, installation, and sign-off
Once funded, engage your builder to begin work. The OT typically oversees the installation to confirm the modifications meet the clinical prescription. Keep all invoices and sign-off documentation.
Renting vs Owning — Home Modifications in Rental Properties
You do not need to own your home to receive NDIS home modification funding, but renting adds important steps to the process:
You must get your landlord's written permission
The NDIA requires written landlord consent before approving modification funding for a rental property. Approach your landlord early — this step can add weeks to the process.
A restoration clause may apply
The landlord may require that modifications be reversed when you vacate. This adds cost at end of tenancy. Ask if the landlord is willing to waive this for modifications that add accessibility value to the property.
Consider the duration of your tenancy
If you are on a short-term lease, major modifications may not be practical. Discuss with your OT and support coordinator whether staying in the property long enough justifies the cost of modifications.
Your NDIS plan cannot be used to pay for restoration
If restoration is required at the end of your tenancy, this cost is not covered by your NDIS plan. Factor this into your decision-making before proceeding with major modifications.
Tip: Under anti-discrimination legislation, landlords are generally required to consider modification requests and not unreasonably refuse. If your landlord refuses, speak with your support coordinator about options including advocacy or formal complaint pathways.
Who Can Install NDIS Home Modifications?
All NDIS home modifications must be installed by a qualified, licensed builder. In Western Australia, builders must hold a current building licence issued by the Building and Energy division of the Department of Mines, Industry Regulation and Safety (DMIRS).
For complex modifications — particularly major bathroom renovations, ceiling hoists, and structural works — it is strongly recommended to use a builder with experience in disability and accessibility modifications and familiarity with the relevant Australian Standard (AS 1428 — Design for Access and Mobility).
Occupational Therapist
Prescribes the modification, writes the justification report for the NDIA, and oversees installation to confirm it meets the clinical prescription.
Licensed Builder
Constructs or installs the modification to the OT prescription and applicable building codes. Must hold a valid building licence and relevant trade certifications.
NDIA / Plan Manager
Approves the funding and processes payment after installation is confirmed complete.
Support Coordinator
Helps coordinate the OT assessment, builder quotes, NDIA submission, and oversees the end-to-end process to avoid delays.
NDIS Home Modifications — FAQ
Need Help Getting Home Modifications Funded?
Help Alliance provides NDIS support coordination, daily living assistance, and support worker services across Joondalup, Stirling, and Wanneroo. Our support coordinators can help you organise OT assessments, prepare NDIA submissions, and find experienced builders for your modifications.