SDA Property ManagementYour SDA home should not sit empty
Perth has more enrolled SDA dwellings than it has participants ready to move into them. We work your vacancy through the support coordinator and OT networks that place people, and run the home as a furnished short stay in the meantime, so it earns while it waits and a participant can move in the week they are confirmed.
NDIS registered provider · Licensed WA real estate agency · SDA owner operator in Perth
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SDA homes we own and run ourselves across Perth, so your property is managed the way we manage our own
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Registrations under one roof: a registered NDIS provider and a licensed WA real estate agency, so the NDIS side and the property side sit with one team
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Guest rating on the short stay operation we use to keep vacant SDA homes earning
Two situations, one manager
An SDA owner waiting on a first participant and an SDA owner with a tenanted home need very different things. Both need someone who understands the NDIS side and the property side at the same time.
Your SDA home is sitting empty
What it costs you
- No participant means no SDA payments and no reasonable rent contribution. The dwelling earns nothing at all.
- Rates, insurance, strata, servicing and finance keep running the whole time.
- An unfurnished home shows badly on a tour, and needs weeks of setup before anyone can actually move in.
- More dwellings have been enrolled in parts of the Perth market than there are participants ready to take them, so waiting it out passively is expensive.
What we do about it
- Short stay income while the home is empty, so the property pays its own way instead of bleeding.
- Active placement work through support coordinators, occupational therapists, LACs, plan managers and vacancy platforms.
- The home furnished, photographed and presentable, which makes it easier to show and faster to hand over.
- An honest read on your design category, layout and location against what participants in your area are actually looking for.
Your SDA home is tenanted
What it costs you
- SDA claiming, reasonable rent contribution and Commonwealth Rent Assistance all have to be right, every period.
- Enrolment details, design category evidence and fire and safety records need to hold up under audit.
- Ceiling hoists, smart locks, automated doors and accessible fittings fail quietly and get reported late.
- Coordinating with the SIL provider and the support coordinator is a job on its own, and it usually lands on the owner.
What we do about it
- SDA payments claimed and reconciled, with rent and CRA collected and a monthly statement you can actually read.
- Enrolment and compliance records kept current, not rebuilt in a panic when a query arrives.
- Assistive technology and accessible fittings maintained by our own technicians, not a subcontractor queue.
- One point of contact holding the relationship with the participant, the SIL provider and the support coordinator.
Short stay while you wait for a participant
This is the part most SDA managers cannot offer, and it is the part that changes the numbers. A vacant SDA home does not have to be an idle one, and the work of getting it ready for guests is the same work that gets it ready for a participant.
It earns while SDA cannot
SDA payments only flow while an eligible participant is living in the dwelling. While the home is empty the honest comparison is not short stay against SDA income, it is short stay against nothing.
The home stays fully furnished
Short stay only works furnished. That furniture, the linen, the appliances and the setup are the same things a participant needs on day one, and they are already there.
Handover happens in days, not months
Once a participant is confirmed we stop taking bookings past the handover window. Agreements signed, keys across, move in. No furnishing project standing between the referral and the front door.
It shows far better on a tour
A styled, lived-in home reads as somewhere you could live. Four empty rooms and a bare kitchen do not, no matter how good the accessible design behind them is.
Cold, empty SDA home
Participant confirmed, then the work starts
Furniture ordered and delivered, whitegoods and linen sourced, utilities connected, assistive technology commissioned and the home cleaned and checked. Weeks of it, all after the referral, with a participant and a support team waiting on you.
Home running as short stay
Participant confirmed, then they move in
Furnished, connected, cleaned and already operating. Bookings stop at the handover window, agreements are signed, and the home is theirs. The setup was done months ago and paid for itself while it waited.
Three ways to hold a vacant SDA home
| While there is no participant | Leave it vacant | Long term lease | Short stay bridge |
|---|---|---|---|
| Income while there is no participant | None. The dwelling earns nothing. | Residential rent, usually below what a home built to SDA standard cost to deliver. | Nightly rate on a furnished home, reviewed weekly against real demand. |
| How quickly a participant can move in | Weeks of furnishing, setup and coordination first. | Not until the lease ends or the tenant agrees to leave. | As soon as agreements are signed. The home is already set up. |
| Condition and presentation | Deteriorates unoccupied, and shows poorly on a tour. | Someone else's furniture, and hard to show to a prospective participant. | Professionally cleaned between stays and photographed back to listing condition. |
| Control over the calendar | Total, but worth nothing. | Locked to the lease term. | Booking horizon kept short while a placement is in the pipeline. |
| Effect on SDA placement work | None either way. | Blocks it. A tenanted home cannot be offered to a participant. | Runs alongside it. Placement work never stops. |
Short stay is not automatically the right answer. Strata by-laws, council rules, insurance and the location all decide it, and on some addresses a long term lease is genuinely the better hold. We model your property before you commit to anything.
Everything an SDA property needs, in one place
SDA sits across two worlds. It is a property with tenants, maintenance and compliance, and it is an NDIS service with enrolment, claiming and a participant at the centre of it. We cover both.
Filling the vacancy
Your property put in front of support coordinators, occupational therapists, LACs, plan managers and the vacancy platforms participants actually search, plus a listing on our own SDA vacancies page. Tours arranged and hosted by us.
Short stay while you wait
The home furnished, listed, priced weekly and guest screened, with turnovers and linen handled. Run by the same team behind our 4.9 star short stay portfolio, and wound back the moment a participant is confirmed.
Enrolment and compliance
Enrolment details, design category evidence, dwelling type and fire and safety records reviewed and kept current, so a query or an audit is a filing exercise rather than a scramble.
Onboarding a participant
SDA service agreements and tenancy documentation prepared, and the move in coordinated with the SIL provider and support coordinator so nothing stalls between the referral and the front door.
Payments and reporting
SDA payments claimed and reconciled, reasonable rent contribution and Commonwealth Rent Assistance collected, and a monthly statement showing every dollar in and every cost out.
Maintenance and assistive technology
Ceiling hoists, smart locks, automated doors, lighting and accessible fittings inspected and repaired by our own technicians, alongside the ordinary trades work any property needs.
An SDA owner managing SDA owners’ properties
We own SDA, not just manage it
Five High Physical Support homes across Armadale, Baldivis, Leederville and Morley, built and operated by us. Every vacancy problem you have, we have had on our own balance sheet.
Registered provider and licensed agency
A registered NDIS provider and a licensed Western Australian real estate agency. Most SDA owners end up hiring one firm for the NDIS side and another for the property side.
Our own smart home team
The assistive technology in an SDA home is not an optional extra, it is what makes the dwelling work. We install and maintain it in house rather than waiting on a third party.
A short stay operation already running
A 4.9 star guest rating and around 85% occupancy across our Perth short stay listings. Your vacant SDA home plugs into a system that already works, not an experiment.
See how we run our own. Our SDA homes in Armadale, Baldivis, Leederville and Morley are managed to the same standard we are proposing for yours.
View our SDA homesFrom a vacant dwelling to a settled participant
Property review. Design category, enrolment status, dwelling type, layout, location, condition and where the property sits today.
An honest read. What participants in your area are actually looking for, measured against what your dwelling offers. If the answer is uncomfortable, you get it anyway.
Strategy and compliance. The placement plan, and if the home is empty, whether short stay bridges the gap. Strata by-laws, local council rules, the WA short-term rental accommodation register, your insurer and your enrolment obligations all checked before anything is listed.
Furnish and present. Furnishing, safety essentials and assistive technology sorted, then professional photography that works for a guest listing and a participant tour alike.
Vacancy marketing. Support coordinator and OT networks worked directly, vacancy platforms kept current, and your property listed on our own SDA vacancies page.
Bridging income. Short stay operated while placement work continues, with the booking horizon kept short so the home can be freed at short notice.
Onboarding and ongoing management. Agreements, move in, SDA claiming, maintenance, compliance and a monthly statement, for as long as the participant is there.
SDA owner questions
Two things at once. We work the placement properly, which means going directly to support coordinators, occupational therapists, LACs and plan managers rather than listing the vacancy somewhere and hoping, and we stop the property costing you money in the meantime by running it as a furnished short stay. The second part matters more than owners expect, because it also removes the furnishing delay that sits between a confirmed participant and an actual move in date.
In parts of the market, yes. Enrolled dwellings in some design categories and some locations have grown faster than the number of participants approved and ready to move into them, which is why vacancy periods are longer than they were a few years ago. It is not uniform. Location, design category, dwelling type and how many places are in the home all change the picture considerably, and some combinations still place quickly. We will tell you which side of that line your property sits on before you engage us, not after.
It depends on the property, and it is the first thing we check rather than the last. SDA payments only flow while an eligible participant is living in the dwelling, so a vacant enrolled home is not earning SDA income that short stay would displace. What we confirm before anything is listed is the strata by-laws, the local government area's short stay rules, the WA short-term rental accommodation register, your insurance position and your obligations as the enrolled dwelling holder. If any of those make it a bad idea for your property, we will say so and we will not list it.
We keep the booking horizon short whenever a placement is realistically in the pipeline, so there is never a wall of bookings to unwind. Once a participant is confirmed we stop taking anything past the handover window, prepare the SDA service agreement and tenancy documentation, and coordinate the move in with the support coordinator and SIL provider. Because the home is already furnished and running, handover is a matter of days rather than the months a cold, empty dwelling needs.
Through the people who actually make housing decisions with participants. Support coordinators and occupational therapists are the main route, followed by LACs, plan managers, SIL providers looking for suitable dwellings for people they already support, and the vacancy platforms participants and their families search. We also list every managed vacancy on our own SDA vacancies page, which carries our existing enquiry traffic.
SDA payments are claimed by a registered provider against an enrolled dwelling. Some owners hold their own registration and enrolment and want a manager to run everything underneath it. Others would rather a registered provider carry that side entirely. We are a registered NDIS provider and can work either way, so the right answer depends on your circumstances and how hands on you want to be. It is a short conversation and worth having before you commit to a structure.
Yes, and a good share of the work is exactly that. SDA claiming and reconciliation, reasonable rent contribution and CRA, enrolment and compliance records, maintenance and assistive technology servicing, inspections, and holding the day to day relationship with the participant, the SIL provider and the support coordinator. A tenanted SDA home is a lower drama version of the same job, and it still needs someone who understands both sides of it.
A percentage based management fee, quoted in writing before you start. Short stay periods are charged at the short stay rate because the work is continuous, and SDA tenancy management is charged at a lower ongoing rate. There are no hidden charges and no long lock in period. If the numbers do not work on your property, we would rather tell you at the appraisal than sign you up.
Stop paying to hold an empty SDA home
Send us the address and the enrolment details. You will get an honest read on how your dwelling sits against participant demand in your area, and a projection of what short stay would earn while we work the placement. No obligation and no lock in period.