How to Choose a Home Modifications Provider on the NDIS

If your NDIS plan includes funding for home modifications, finding the right provider is one of the most important decisions you will make. A well-chosen builder or assessor can transform your home into a safer, more accessible space. A poorly chosen one can leave you with substandard work, cost overruns, or modifications that do not actually meet your needs.

This guide walks you through the process step by step, covering what to research, what questions to ask, how to read a provider profile, and what to confirm before any work begins. Whether you are a participant, a family member, or a support coordinator helping someone shortlist options, you will find practical, plain-English guidance here.

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What are home modifications under the NDIS?

Home modifications are changes made to a participant's home to help them live more safely and independently. They can be minor or major, depending on what the person's disability-related needs require.

Minor modifications include things like:

• Grab rails and handrails
• Lever-style door handles
• Ramps over small steps
• Non-slip surfaces in bathrooms

Major modifications include things like:

• Widened doorways for wheelchair access
• Bathroom or kitchen redesigns
• Stair lifts or platform lifts
• Structural changes to walls or floors

Under the NDIS Pricing Arrangements, home modifications sit under the Capital Supports budget, not the Core Supports budget. This means the funding is specifically tied to the items approved in your plan, and you generally need an assessment from an occupational therapist (OT) before the NDIA will fund major works. Your support coordinator or local area coordinator can help you understand exactly what your plan covers.

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Step 1: Get an occupational therapist assessment first

Before you start contacting builders, the most important first step is confirming that an OT assessment has been completed or is underway. The NDIA typically requires a report from a qualified OT to justify major home modifications. That report will specify what modifications are needed, why they are disability-related, and what standards they need to meet.

Without this report, any quotes you get may not align with what the NDIA will actually fund. Getting the OT assessment done first means:

1. You know exactly what work is needed.
2. Providers can quote on a clearly defined scope.
3. There is less risk of modifications being rejected or underfunded.

If you do not yet have an OT involved, speak with your support coordinator or contact the NDIA directly. You can also browse NDIS-registered allied health providers on OpenWay to find an OT in your area who can complete the assessment.

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Step 2: Understand the trust signals that matter

Not every tradie or builder is suitable to carry out NDIS-funded home modifications. Before you shortlist anyone, check for the following trust signals.

NDIS registration

Providers of home modifications can be either NDIS-registered or unregistered. If your plan is NDIA-managed, you must use a registered provider. If your plan is plan-managed or self-managed, you have more flexibility, but registration is still a strong quality signal.

NDIS-registered providers have passed an audit process against the NDIS Practice Standards and are regulated by the NDIS Commission. You can verify registration directly on the NDIS Commission's public register.

ABN and insurance

Any provider doing structural or building work should have:

• A valid Australian Business Number (ABN), which you can check on the ABN Lookup tool at abr.business.gov.au
• Public liability insurance (generally at least $10 million for building work)
• Home warranty insurance for major structural work (required under state and territory building laws)

Do not rely on a provider's word alone. Ask for certificates of currency and check expiry dates.

Worker screening and WWCC

Workers who enter your home as part of NDIS-funded supports must hold a current NDIS Worker Screening Check. In some states, a Working With Children Check (WWCC) may also apply if the participant is under 18 or if children are present in the home during works.

Ask each provider whether their workers hold current NDIS Worker Screening Checks and how they verify this for subcontractors. This is especially important for larger jobs where multiple tradespeople may be involved.

For more on how OpenWay approaches provider verification, see what OpenWay's trust and safety process covers.

Builder's licence

In Australia, most major home modification work requires a licensed builder. Licensing requirements vary by state and territory, so check the rules for your location. In New South Wales, for example, any residential building work over $5,000 must be done by a licensed contractor.

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Step 3: Research and shortlist providers

Once you know what work is needed and what credentials to look for, start building a shortlist. Here is how to approach it.

• Ask your OT for recommendations. OTs who specialise in home modifications often have working relationships with builders who understand disability-related requirements and Australian Standards for accessibility (AS 1428 series).
• Ask your support coordinator. A good support coordinator will have a list of providers they have worked with and can share notes on reliability, communication, and quality.
• Search online directories. You can browse home modification providers across Australia on OpenWay and filter by location, registration status, and support category to find options that match your situation.
• Check reviews and testimonials. Look for evidence of completed NDIS-related work, not just general renovation projects. Accessibility modifications require specific knowledge that not every builder has.

Aim for at least two or three providers on your shortlist so you can compare quotes and approaches.

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Step 4: Ask the right questions before committing

Once you have a shortlist, contact each provider and ask specific questions. A trustworthy provider will welcome detailed questions. Be cautious of anyone who seems impatient or vague.

Here are the key questions to ask:

1. Are you NDIS-registered? If yes, ask for their registration number so you can verify it.
2. Do your workers hold current NDIS Worker Screening Checks? Ask how they manage this for subcontractors.
3. Can you provide certificates of currency for your public liability and home warranty insurance?
4. Do you hold a current builder's licence for this state or territory?
5. Have you completed similar NDIS-funded modifications before? Ask for examples or references.
6. Are you familiar with AS 1428 accessibility standards? This is the Australian Standard that covers design requirements for access and mobility.
7. How do you handle variations or unexpected costs during the build? This is critical for managing your NDIS funding.
8. What is your expected timeline, and how do you communicate progress?
9. Do you work directly with occupational therapists during the build if clarification is needed?
10. What does your service agreement cover?

Write down the answers or take notes during the call. This makes it much easier to compare providers side by side.

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Step 5: Read provider profiles carefully

Whether you are reading a profile on OpenWay or reviewing a provider's own website, look for specific signals of quality and fit.

A strong provider profile will typically include:

• A clear description of the types of modifications they specialise in
• Evidence of NDIS registration or a clear statement about their status
• Geographic coverage (do they actually service your area?)
• Contact details and responsiveness
• Photos or case studies of completed work (with appropriate privacy considerations)
• Information about their team and qualifications

Be cautious of profiles that are vague about credentials, make promises about outcomes, or focus heavily on price without mentioning quality or compliance. If a provider's profile is thin or hard to verify, that is worth noting before you reach out.

Support coordinators using OpenWay's support coordinator workspace can shortlist providers, compare profiles, and send enquiries on behalf of participants, which makes this research stage much more efficient.

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Step 6: Get written quotes and compare them properly

Once you have narrowed your shortlist to two or three providers, ask each one for a written quote based on the OT's report and any drawings or specifications provided.

When comparing quotes, do not just look at the bottom-line price. Check:

• Scope of works: Does the quote cover everything in the OT report? Are there items that have been excluded?
• Materials specified: Are the materials appropriate for accessibility use? (For example, grab rails need to meet load-bearing standards.)
• Timeline: When can they start, and how long will the work take?
• Variation process: How will unexpected costs be handled, and will you be notified before any additional charges are made?
• Payment terms: Are the terms reasonable and clearly stated?

If one quote is significantly cheaper than the others, find out why. It may reflect a shorter timeline, cheaper materials, or excluded items, all of which could affect the quality and safety of the finished work.

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Step 7: Confirm everything in a written service agreement

Before any work begins, you must have a written service agreement in place. This is a legal requirement for NDIS-registered providers and strongly recommended for unregistered ones.

The service agreement should clearly set out:

• The scope of works (what will be done and where)
• The agreed price and payment schedule
• How variations will be handled
• The timeline for completion
• Cancellation and dispute resolution processes
• The provider's obligations under the NDIS Code of Conduct

Read the agreement carefully before signing. If anything is unclear, ask the provider to explain it. You are entitled to take time to review the document, and a good provider will not pressure you to sign immediately.

If you are working with a support coordinator, they can help you review the agreement and flag any concerns before you commit.

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Home modifications provider checklist

Use this checklist before signing any service agreement.

• OT assessment completed and report available
• Provider is NDIS-registered (or your plan allows unregistered providers)
• ABN verified on the ABN Lookup tool
• Builder's licence confirmed for your state or territory
• Public liability insurance certificate obtained and checked
• Home warranty insurance confirmed for major works
• NDIS Worker Screening Checks confirmed for all workers (including subcontractors)
• Provider has relevant experience with NDIS-funded modifications
• Provider is familiar with AS 1428 accessibility standards
• Written quote received covering the full scope of the OT report
• Quote reviewed and compared with at least one other provider
• Service agreement reviewed and all terms understood
• Service agreement signed before works commence

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Frequently asked

Do I have to use an NDIS-registered provider for home modifications?

It depends on how your plan is managed. If your plan is NDIA-managed, you must use a registered provider. If your plan is plan-managed or self-managed, you can use unregistered providers, but you should still check their credentials carefully. Registration is a meaningful quality signal because registered providers must meet the NDIS Practice Standards and are overseen by the NDIS Commission.

Can my NDIS funding cover all the costs of a home modification?

The NDIS will fund modifications that are considered reasonable and necessary and are directly related to your disability. It will not fund modifications that are primarily about general home improvement or that go beyond what your OT has assessed as needed. If a modification has both disability-related and general home improvement value, the NDIA may fund only part of the cost. Always confirm what is covered before work begins.

What happens if the finished work does not meet the standard I expected?

Start by raising the issue directly with the provider in writing. If the matter is not resolved, you can contact the NDIS Commission if the provider is registered, or seek advice from your state or territory's consumer protection agency for building disputes. Having a detailed service agreement makes it much easier to establish what was agreed and what was delivered.

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How OpenWay can help

Finding a qualified, experienced home modifications provider can feel overwhelming, especially when you are also navigating an OT assessment, NDIS plan reviews, and everything else that comes with managing a disability. OpenWay makes the search easier by bringing together NDIS providers from across Australia in one place.

You can browse home modification providers by location and support category on OpenWay to find options that match your situation. Each profile includes information about the provider's services and coverage area, so you can quickly see whether they are a realistic fit before you make contact.

If you are a support coordinator managing this process on behalf of a participant, the OpenWay support coordinator workspace is designed to help you shortlist providers, compare options, and send enquiries efficiently. It is free for participants and their families to use.

OpenWay is not part of the NDIS, NDIA or NDIS Commission. Final scope, pricing, travel, cancellation rules and non-face-to-face charges must be confirmed in a written service agreement between the participant (or their authorised support person) and the provider.