Finding suitable housing can be difficult for people living with disability, and that challenge is often even greater for NDIS participants who rent. Many rental homes are not designed with accessibility in mind, which can make everyday tasks harder, less safe and less independent.
The NDIS may fund disability-related home modifications in a participant’s home, including a private rental property, and in some situations social housing may also be considered on a case-by-case basis. Home modifications are custom-built changes to the structure, layout or fittings of a home to help a participant access and use it more safely and effectively. In some cases, the most suitable solution may instead be assistive technology or another support rather than a building modification.
At Qline Industries, we provide rental property modification solutions in Queensland that are designed around the participant’s functional needs, the practical requirements of the property, and the approvals needed before work can proceed. Our goal is to help create safer, more usable homes while respecting the interests of both tenants and property owners.
For many NDIS participants, renting is the most practical or only housing option. When a rental property has barriers such as unsafe entries, difficult bathrooms or poor movement space, daily routines can become harder and more hazardous than they need to be.
Common issues in rental homes can include:
Where the home does not support the participant’s disability-related needs, the result can be reduced independence, greater reliance on carers or support workers, and increased risk during everyday activities such as bathing, moving between rooms or entering and exiting the home. The NDIA specifically recognises that home modifications may be needed where a participant has safety concerns, difficulty moving around the home, or where carers need changes so they can provide support safely.
Yes, in many cases they can. The NDIS can fund home modifications in a participant’s own home or private rental property, provided the supports meet the funding criteria and the relevant evidence and approvals are in place. The NDIA also requires written approval from the homeowner or other relevant bodies before it can consider funding the modifications. If the participant rents the property, the NDIA needs to know whether the landlord will require the modifications to be removed at the end of the lease.
That makes rental modifications more involved than owner-occupied projects. The work needs to be right for the participant, suitable for the property, properly approved, and practical in terms of lease conditions and long-term use. Clear documentation and professional communication are important from the beginning.
Before home modifications can be considered for funding, the participant needs written approval from the legal owner of the property or their representative. Depending on the housing arrangement, approval may also be needed from another relevant body, such as a body corporate or owners corporation. This approval should relate to the specific modifications being proposed, not just a general statement of support.
For rental properties, it is important to clarify whether the landlord will require the modifications to be removed when the lease ends. The NDIA says this needs to be provided in writing before funding is approved, because removal costs may need to be considered as part of the overall decision.
Not every accessibility need in a rental property should be solved with building work. The NDIA distinguishes between home modifications and assistive technology. Home modifications are custom-built changes to the home itself, while some portable, removable or low-cost solutions may sit more appropriately under assistive technology or simple home adaptations. For example, some low-cost home adaptation items may be claimable as assistive technology, while fixtures included in a minor bathroom modification would be part of that home modification scope instead.
Rental homes can come with limits that do not apply in owner-occupied properties. The layout, age, structure and condition of the building can affect what is practical. In some cases, a low-impact solution may be more appropriate than a major alteration. In others, more substantial work may still be possible if there is strong clinical justification, clear approvals and a suitable property.
The exact scope depends on the participant’s disability-related needs, the property, and the approved support pathway. In some situations, the solution may be a home modification. In others, assistive technology or a simple adaptation may be more appropriate.
Access works may involve changes that help the participant enter, exit or move through the home more safely. Depending on the site and approved scope, this might include:
In some situations, portable ramps or removable access equipment may be considered as assistive technology rather than a home modification, so the right pathway depends on the participant’s assessment.
Bathrooms are often a priority because they are one of the highest-risk areas in the home. Depending on the approved scope, rental bathroom works may include:
The best option depends on whether the need is for a building modification, a mounted adaptation or a portable support item. NDIA guidance for builders and designers includes examples such as grab rails, mounted shower chairs and non-structural changes, while other bathing and toileting items may fall under assistive technology.
Smaller changes can make a noticeable difference in rental homes. Depending on the participant’s needs and the approved scope, works may include:
These kinds of works can sometimes provide meaningful accessibility gains without requiring a full structural alteration.
In some homes, improved visibility may support safer movement and better use of key spaces. Where disability-related and properly justified, improvements to lighting or switch access may form part of the broader accessibility approach. As with other items, the delivery pathway depends on whether the solution is a building change, an electrical installation, or a product-based support.
Minor home modifications are those that do not change the structural parts of the home or cost more than $20,000. These are often the most practical type of NDIS home modification in rental properties. They can include non-structural bathroom works, accessible fittings, and other lower-risk changes that improve access and safety. All minor home modifications still require an assessment.
Complex home modifications involve larger or higher-risk building works, including structural changes. These projects are less common in rental homes, but they may still be possible where there is strong evidence of need, appropriate approvals and a property that is suitable for the work. The NDIA says complex home modifications generally require more detailed assessment and more than one itemised builder quote.
Rental property modifications still need to be completed in line with the applicable rules, codes and approvals. That can include the National Construction Code, relevant Australian Standards, Queensland building and plumbing requirements, and any certifications needed for the particular job. The ABCB develops the NCC, while state and territory regulators oversee building and plumbing regulation.
Compliance matters because poorly planned or non-compliant work can create safety risks, cause disputes, and lead to rectification costs later. In rental properties especially, careful documentation and correct installation help protect both the participant and the property owner.
Successful rental modifications rely on good communication between everyone involved. Depending on the property and the participant’s circumstances, this may include:
A well-managed process helps align the clinical recommendation, the property constraints, the owner’s approval requirements and the building scope. This reduces misunderstandings and makes the project easier to deliver.
Most rental modifications are completed while the participant is living in the property, so planning needs to account for safety, privacy and routine. A practical delivery approach usually includes:
This helps reduce stress during the build and supports housing stability while the works are underway.
Rental-based home modifications require more than technical construction ability. They also require clear communication, careful planning and an understanding of how to work within the limits of an occupied property.
Qline Industries provides:
Our aim is to help create safer and more usable rental homes while keeping the process clear, respectful and well managed.
Where possible, it helps to think ahead rather than only responding when a problem becomes urgent. Early planning can make it easier to identify the most appropriate solution, gather the right approvals, and avoid repeated changes later.
Good forward planning may help with:
For more information, contact us today.
Yes. Before the NDIA can consider funding home modifications, written approval is needed from the homeowner or relevant body. In a rental property, that usually means the landlord or legal owner.
Sometimes. If the landlord requires the modifications to be removed at the end of the lease, the NDIA needs that information in writing before funding is approved so it can consider the extra removal cost.
No. Some solutions may be home modifications, while others may be assistive technology or simple home adaptations. The right pathway depends on the type of item and the participant’s assessed needs.
In some cases, yes. However, they usually need stronger evidence, detailed assessment, appropriate approvals and a property that is suitable for the proposed work.
Qline primarily services South-East Queensland and surrounding regions. Please contact our team to confirm whether your location falls within our service area.
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