What is so difficult about including universal design features in all new housing? Is it cost? Is it technical difficulty? The answer to both of those is, no. Perhaps this is more about a regulation ideology. The Housing Industry Association (HIA) has a policy statement that says as much. But do they have a case to continue that position for universal design in housing?
In 2006 when the HIA policy was written (and ratified again in 2018) we hadn’t signed up to the UN Convention on the Rights of Persons with Disabilities. We didn’t have a National Disability Strategy or Livable Housing Design Guidelines either. But other businesses are recognising their ethical obligations for equity and inclusion and that inclusion has a strong business case. And here is the difference – the housing industry is a fragmented system that relies on regulation to hold all the parts together to guarantee consistency and certainty. Consequently, nothing will change without regulation.
So, should we have regulation for all new homes to have universal design features? To answer this question the Australian Building Codes Board commissioned a cost benefit analysis. It concluded that costs outweighed benefits. Even if this is the case, is cost the reason not to have homes fit for purpose today and tomorrow?
In responding to the cost benefit analysis, two camps emerged. The community and academic sector claimed the cost benefit analysis was skewed in favour of costs. Consequently the cost argument doesn’t hold. The HIA and Property Council of Australia continue to prosecute the cost argument as a basis for the status quo to remain. So who will decide the outcome? It will be a political one made by a sub committee of COAG – the Building Ministers’ Forum.
You can check out some of the submissions to the Australian Building Codes Board:
Australian Network for Universal Design supports mandating the Gold level of Livable Housing Design Guidelines, and a subsidy system for rental housing.
Melbourne Disability Institute and Summer Foundation supports Gold level of Livable Housing Design Guidelines, plus a subsidy for rental housing.
COTA NSW (Council on the Ageing NSW) strongly supports the adoption of Gold level of Livable Housing Design Guidelines.
Rights&Inclusion Australia supports Gold level and Gold level + because they best meet the RIS objective.
Community Housing Industry Association supports Silver level of the Livable Housing Design Guidelines. They acknowledge Silver is a partial solution but improvements might be possible over time.
Housing Industry Association supports subsidies and other financial incentives rather than regulation.
Property Council of Australia supports information and education initiatives for consumers. “If the additional costs laid out in this submission were estimated and included, this would reinforce the negative cost/benefit ratio outlined in the RIS.”
CUDA supports Gold level of Livable Housing Design Guidelines and questions whether a cost benefit analysis was the right approach to answer the object of the project, “To ensure that new housing is designed to meet the needs of the community, including older Australians and others with mobility limitations.
Editor’s note: The HIA’s policy statement focuses on wheelchair users and this is common in the industry. It ignores all other disabilities and long term health conditions and that we are talking about families. Consequently they see this as a responsibility for government, not the market. They argue, “The overwhelming majority of private homes will not be used, now or in the future, by people requiring wheel chairs [sic]”. This statement also ignores the human right to visit your friends and family. It should be noted that the HIA has a seat on the Building Codes Board.