NDIS Home Modifications for Apartments, Flats, and Small Spaces

Australia’s housing stock is changing, with more Australians are choosing to live in apartments and townhouses. That’s according to a study by UNSW researchers, which found a 7% increase from between 2020 and 2023.

The growing share of smaller dwellings changes how we modify homes for people with disability. Apartments, units, and flats can all come with a range of additional challenges which can complicate home modifications. Even some townhouses and freestanding homes (especially in older suburbs where smaller, narrow blocks of land are common) can present similar challenges.

Fortunately, with good planning, even these issues can be overcome, providing participants with safe, functional, and dignified living environments.

Older brick apartment building in inner suburb

The challenges of smaller spaces: what are we talking about?

Modifying smaller dwellings is different from modifying a free-standing house. Apartments, flats, units, and townhouses often require a different set of skills, experiences, and knowledge to ensure a successful project.

Space constraints

One of the biggest challenges that come with modifying smaller dwellings? A lack of room. Narrower corridors, smaller rooms, less floor space… these are just some of the physical limitations that can make smaller dwellings less accessible to people with disability.

A smaller space also means that NDIS builders will often have less flexibility in how they modify the dwelling. For example, a common type of NDIS bathroom modification is to remove the shower cubicle and open the bathroom up. However, this is not always possible in small units and apartments.

Shared utilities

Residents generally have freedom when it comes to plumbing and electrical modifications within their dwelling (provided it’s carried out by a licenced professional, of course). Unfortunately, smaller dwellings often share utilities such as plumbing and electrical wiring with each other.

This is especially common for apartments, which often use interconnected pipes and wiring. NDIS home modifications can sometimes require electrical or plumbing upgrades, which may end up affecting nearby dwellings. Close collaboration with Body Corporates and affected neighbours is required to minimise the impacts and ensure a smooth project for all parties.

Shared spaces

For apartments and flats especially, accessibility challenges can extend beyond the dwelling itself. In many cases, modifications may need to be made to common areas and shared spaces. For example, many older blocks of flats don’t have elevators, with upper levels only accessible through shared stairways.

Empowering NDIS participants to safely reach their upper storey units may require stair lift installation. Since this involves shared staircases, the project will require a detailed Scope of Works to be presented to and approved by managing bodies such as strata organisations before work commences.

Speaking of which…

Getting approvals, sign-offs, and permissions

This is especially important when it comes to NDIS home modifications for smaller dwellings. Flats and apartments especially will often have rules outlining renovations and additions written into the rules of the Owners Corporation.

While Owners Corporations must allow reasonable modifications for accessibility, they can still dispute modifications in some cases. Obtaining sign-off from Body Corporates is an important step, and may involve back-and-forth until both sides can come to a mutually-accepted solution.

Click here to learn more about the types of approvals and permits that may be required.

Smaller frontage

It isn’t just less internal space which can create challenges for home modification builders. Outdoor space – especially the immediate surroundings near the main entrance – can also pose barriers to ingress and egress.

For example, wheelchair ramps for houses often use the space provided by front gardens to adhere to width and slope requirements. Units and townhouses however often have less frontage to work with. In other cases, entrances may connect to shared spaces. All of these issues can pose design and installation challenges.

Best practices for making modifications to small dwellings

Focus on maximising space

One of the best ways to make a smaller dwelling more accessible is to make increasing the amount of usable space a key goal. That can mean a focus on space-saving modifications that increase the amount of usable floorspace, or finding ways to convert and repurpose existing rooms within the dwelling.

For example, converting a cupboard into a European-style cupboard laundry allows NDIS builders to repurpose the former laundry room for other purposes. This can open up a range of options, such as like using the space to enlarge other functional rooms such as kitchens or bathrooms, or converting it into a wheelchair-accessible toilet.

Not all space-saving modifications need to be so complicated, however. Drop-down shelving allows residents to make use of more vertical storage space, freeing up precious floor space for other purposes (or simply to improve flow throughout the dwelling).

Write a comprehensive Scope of Works

Modifying smaller dwellings such as apartments will often require getting explicit permission from Owners Corporations and other key stakeholders. Depending on the building, it may also require permits from the council.

A detailed, in-depth Scope of Works is the key to ensuring modifications are approved. Some of the things that should be covered by this document can include:

Specific modifications being made and systems chosen
Extent of drilling, electrical upgrades, and other work
Working hours and impact to common areas
Disruption to other residents and dwellings during installation
Responsibility for maintenance, repairs, replacement, and removal

An in-depth document that addresses potential concerns and answers common questions and offers workarounds, maximising the chances of being approved.

Discuss funding in advance

In many cases, the biggest hurdles to modifying smaller dwellings has nothing to do with the installation or construction work itself. Oftentimes, it can be the

This is especially relevant when modifications involve making changes to common areas such as:

Chairlifts in shared stairwells
Ramps extending into shared areas
Modifications that affect shared pipes or wiring

The question of who pays for the installation and ongoing NDIS home repairs and maintenance for modifications to common property is especially important to clear up. Some Body Corporates may only agree if the individual who requires it agrees to cover the cost, whether out of their own pocket or through a funding scheme like the NDIS.

To maximise the chances of receiving approval, it’s important to clarify the financial responsibilities of all parties. For NDIS participants, that can mean making it clear that they will pay for installation and upkeep via the NDIS.

The critical factor? Choosing the right NDIS builder for the job

Do you live in a smaller dwelling and want to improve your independence and quality of life? Are you an OT looking to partner with an experienced builder for a particularly challenging upcoming project? Get in contact with Restore Home Modifications’ team of NDIS-registered builders today.

With experience modifying a wide range of different dwellings, as well as being able to draw on our own Allied Health backgrounds, our team offer Occupational Therapists and NDIS participants a uniquely qualified NDIS home modification service.

Learn how we can help with your project today – call our team on 1300 333 746 or click here to request a quote.