For NDIS participants who want to stay in their own home, home modification funding can be transformative. A ramp here, an accessible bathroom there, the right changes can mean the difference between dependence and independence. But the process isn't always straightforward. This guide walks you through what's covered, how much you can access, and how to apply in WA.
What Is NDIS Home Modification Funding?
Home modification funding falls under Capital Supports in your NDIS plan. It covers the cost of structural or non-structural changes to your home (or a home you intend to move into) that improve your safety, access, and independence.
Importantly, these modifications must be reasonable and necessary: directly linked to your disability and functional needs, not general home improvement.
What Modifications Can Be Funded?
The NDIS can fund a wide range of modifications, from simple additions to complex structural work.
Non-structural modifications (simpler, lower cost)
- Grab rails in bathroom, toilet, and around the home
- Lever door handles and tapware (replacing round knobs)
- Handheld showerheads and adjustable shower chairs
- Threshold ramps (small portable ramps for minor steps)
- Non-slip flooring in wet areas
- Accessible letterboxes
Structural modifications (higher cost, require OT assessment)
- External access ramps, concrete, timber, or modular steel
- Doorway and corridor widening for wheelchair access
- Accessible bathroom construction, roll-in shower, raised toilet, transfer space
- Stair lifts, platform lifts, or vertical hoists
- Kitchen modifications, lowered benchtops, accessible storage, roll-under space
- Ceiling hoist installation (for participants who need assistance with transfers)
- Smart home automation wired into the home (automated doors, lighting, blinds)
What's generally not covered
- General maintenance or repairs unrelated to disability
- Modifications that benefit others in the household, not just the participant
- Cosmetic upgrades
How Much Funding Can I Access?
There's no fixed cap on home modification funding in the NDIS, the amount approved depends on your assessed functional needs and what's reasonable and necessary for your situation.
However, the NDIS typically applies a reasonableness test: could you achieve the same outcome through a less expensive modification or a different support? A full bathroom renovation may be funded if it's the only viable solution, but you'll need strong OT evidence to justify it.
For minor modifications (under $1,500), you may be able to purchase and install without prior NDIS approval. For modifications over $1,500, and any structural work, you'll need:
- An OT assessment and report
- Quotes from a registered builder or AT provider
- NDIS approval before works begin
The Application Process in WA
Step 1: OT Assessment
An occupational therapist (OT) assesses your home environment and functional needs. They'll:
- Identify specific barriers in your current home
- Recommend modifications that address those barriers
- Document the functional justification for each recommendation
- Specify materials and dimensions where relevant
This report is the most important document in your application. A weak OT report is the most common reason modifications are delayed or refused. Learn exactly what to expect in our OT Assessments guide, or visit our OT Resource Centre for further preparation guides.
Step 2: Get Quotes
For most structural modifications, you'll need at least one quote from a registered builder. The NDIS may request more than one quote for larger projects.
Make sure the builder:
- Understands NDIS requirements (not all builders do)
- Can provide a detailed scope of works and breakdown
- Is willing to liaise with your OT if needed
Step 3: Submit to the NDIS (or Your Plan Manager)
If you're agency-managed, your LAC or NDIS representative submits the request. If you're plan-managed, your plan manager handles the paperwork. If you're self-managed, you submit directly.
The NDIS will assess the request against your plan and the OT report. Processing times vary, but expect 4–8 weeks for complex requests.
Step 4: Works Begin and Payment Is Made
Once approved, works can begin. Payment is made to the builder (not you) after the works are completed and verified. Your plan manager or the NDIS will arrange payment.
Tips for Getting Your Application Approved
Get a specialist OT. Not all OTs have strong experience with NDIS home modification reports. Look for one who regularly works with NDIS participants and understands what the NDIS requires.
Be specific in your OT report. Vague recommendations like "bathroom modifications may be helpful" are often delayed or refused. A good report specifies exactly what's needed and why.
Don't start works without approval. If you proceed before approval and the NDIS doesn't fund the modification, you'll likely be out of pocket.
Consider alternatives. The NDIS may ask whether a less expensive option could achieve the same outcome. Your OT should address alternatives in their report and explain why the recommended modification is the best solution.
Keep documentation. Save all quotes, OT reports, correspondence, and approvals. You'll need these at your plan review and in case of any disputes.
Home Modifications vs Moving to an SDA Property
For participants with more extensive needs, home modifications to a standard property may not be the most practical or cost-effective solution. If you have significant physical support needs, it may be worth exploring whether Specialist Disability Accommodation is a better fit, see our guide on SDA eligibility to find out if you qualify.
SDA properties, like those built by Innogreen, are designed from the ground up for participants with high physical support needs. Everything is already built in: step-free access, roll-in showers, ceiling hoist provisions, smart home technology. You don't need to modify a standard home because the home is already built the way you need it.
If you're not sure whether to pursue home modifications or explore SDA, talk to your support coordinator or contact us, we're happy to help you think through the options.
Smart Home Technology and Home Modifications
One area worth flagging: smart home technology can sometimes be funded as a Home Modification (rather than Assistive Technology) when it requires fixed installation, such as automated blinds, wired lighting control systems, or automated doors.
Your OT and support coordinator can help determine which funding category is most appropriate for each item. At Innogreen, all our SDA properties include integrated smart home technology as standard, so participants who move into our properties don't need to fund or install it separately.
For a full breakdown of what's covered under NDIS Capital Supports, visit our NDIS Funding Guide.