Category: Housing design

Publicly funded home modifications are a regular feature of My Aged Care and the NDIS schemes. NDIS participants seeking independence and desires to age in place are increasing, but our housing stock is not fit for this purpose. Consequently, homes need adaptation as people age or acquire a disability. However, there is a clash of values between what the client wants, what the funder wants, and what the occupational therapist (OT) deems functional. That’s a finding from researchers at the Hopkins Centre.

Researchers interviewed OTs experienced in prescribing home modifications. They wanted to gauge their experiences in the assessment process. They found that clients (homeowners) value aesthetics and property values. On the other hand, funding bodies value the cheapest option, and OTs are looking for the most functional outcome. OTs are also confronted with different decision making criteria across the various schemes.

Consequently, it is up to the OT to balance the desires of the client with those of the funder using their professional knowledge. Not an easy task, and unlikely to lead to optimum outcomes. And OTs become de facto bureaucrats in this process, which can also be a challenge to their professional values.

But what is “value”?

The research paper discusses the various aspects of value from different perspectives. The best outcomes are achieved when there is open discussion between the client, the funder and the OT. This encourages a better alignment of values.

While this paper is focused on the OT professional, it links closely with the notion of disability and ageing stigma. The idea of having a grab bar or a ramp appears to be an affront to one’s dignity. Older people see this as the beginning of the “downhill run” of life. The new Livable Housing Design Standard will help minimise this stigma by providing a step free entry and better bathroom design. Until we have sufficient stock, OTs will continue to provide home modification assessments.

The title of the paper is, Valuing home modifications: The street-level policy work of occupational therapists in Australian home modification practice.

There is also a webinar on the Hopkins Centre website that discusses client perspectives of home modifications. In a nutshell, they see modifications as value for money if they meet their specific needs to a high standard. Also, the process of getting a modification has to be straightforward without wasting time and money.

Phillippa Carnemolla’s research showed the number of care hours saved and improved quality of life with appropriate modifications.

Future-proofing is best

For those who can afford to renovate their home now, it is worth considering future-proofing, rather than leaving it “until the time comes”. The Livable Housing Design Guidelines are a good reference for anyone updating their home at any point in their life. This Guideline is the basis of the mandated Livable Housing Design Standard, but has more useful information for homeowners.

Basic access features are now mandated in the latest edition of the Australian National Construction Code (NCC). This achievement took 20 years of dedicated advocacy for universal design in housing. This was achieved against the backdrop of strong housing industry lobbying for the status quo.

A paper presented at the International Universal Design Conference, UD2022, documents the achievements brought about by people power. It follows three previous papers and could, and should, be the last chapter. But that depends on ongoing political decisions.

While the features are mandatory in the NCC, not all states are ready to adopt these changes. Also, the features are very basic and will not meet the needs of an ageing population. Hence, advocates continue their work.

The conference paper has lessons for other jurisdictions and was written by Margaret Ward with input from Jane Bringolf. The title is, Universal design in housing in Australia: An example of people power. The paper is open access from the IOS Press website.

Or you can have a look at the slides in the short PPT presentation to get a quick overview.

Abstract: This paper follows three previous ones which have reflected on the grassroots campaign in Australia to mandate a basic access standard in all new housing. The original negotiations with government and the housing industry for this reform were at first disingenuous then reluctant despite human rights obligations.

A tenacious campaign over two decades by user stakeholders, researchers, and principled housing providers finally convinced political leaders to mandate national access provisions for all new housing in the National Construction Code. The paper discusses what assisted and hampered this campaign. It then discusses why politicians eventually favoured the interests of ordinary people over the self-interests of the housing industry.

Livable Housing Design: Not our problem

Why do we keep building homes as if we are never going to grow old? A paper from 2014 illustrates that the answer is complex. But the perceptions of developers, designers and builders gives us some insights that remain today. A Brisbane study collected data from site-visits, building documents and interviews with industry stakeholders. Four key themes emerged showing attitudes remain the same: voluntary approach, otherness, immediacy, and inertia.

The title of the open access article is, Livable Housing Design: The voluntary provision of inclusive housing in Australia. Although published in 2014 much of the document remains current. 

State of housing in Ireland

The Centre for Excellence in Universal Design in Ireland has found housing the most difficult area to address in terms of inclusion. A 2024 PhD thesis looks at the issues and compares them with the progress, or lack thereof, in the UK. Even with regulation, new builds in England have been found to be mediocre or poor.

The research findings suggest a small minority of new housing is at least functionally accessible. And even in Australia, even in states where the Standard is adopted, it is unknown if the features are actually present in new builds.

The title of the thesis: Appropriate housing choices for a whole lifetime – how accessible are new housing proposals in Ireland? Costings and worked examples are included in homes that have less floor space than the average Australian home.

Housing Design for All?

Environments that include older people include everyone else too. So it’s good to ask older people what works for them. The findings from a Helsinki study indicate that neighbourhood design, public transport and green environments influence mobility and social integration. Mainstream housing design is a key factor in supporting older people to stay within their communities.

From the abstract: The results indicate that the neighbourhood design, public transport network and proximity of green environments influence mobility and the sense of integration within a community. Moreover, the length of residency was related to the familiarity of the living environment, which gave residents a sense of security, and supported their activities of daily life. Furthermore, the results show that older residents preferred the local services that were the most accessible ones.

A study on planning to move in later life is based on the notion that people will need to move regardless. If this is the case, the question becomes, who does the planning? The researchers are taking medical approach in two ways. First, by suggesting older people should be encouraged to plan their move. Second healthcare professionals can “help them better adjust to a new living environment”. 

Poor health was the main reason for not planning a move, and wanting to live closer to children was the main reason for a planned move. Planning for moves in late life: who plans and how does planning influence outcomes?, shifts the focus from staying put to moving so that people can age-in-the-right place.  

Does educating homeowners about universal design influence any repairs following a home insurance claim?  Researchers found that almost all homeowners included universal design features in repairs. This lead to a voluntary 6- week online training program to educate contractors who work with customers to discuss and promote universal design with policy holders at the time of a claim. 

The title of the article is Educating home contractors on universal design modifications: an academia and corporate collaboration,  

The Queensland Government is wasting no time in adopting access features for all new homes. The Government is preparing industry for the changes to the National Construction Code agreed by state building ministers. The Victorian Government is doing the same. 

The Queensland Government is keen to support industry and local government to transition to the new requirements. “This will make a real difference to the large number of people who struggle to find accessible housing”. 

The Victorian Government’s media release encourages all jurisdictions to adopt the changes. If all states and territories adopt the standard we should have 50% of housing stock with access features. The Minister for Planning said that it is time a regulatory standard for all housing in Australia. That’s because the voluntary solution hasn’t worked. 

There are more posts on the 20 years of campaigning by advocates in the Housing Design Policy section of this website. 

Why wouldn’t you?

The catch cry “Why wouldn’t you? is the three word tag used in promotional material to promote universal design in housing. A builder, and a building designer are calling their collaboration Project Silver. 

The six minute video (below) puts the case very well. It includes contributions from different people, including the mayor of the Sunshine Coast. It’s worth a watch. Another builder in Townsville is telling the same story. 

Editor’s comment: The builder claims Silver Level costs an additional $3000 to potentially save $60,000. Possibly it is another way to sell an “extra” and therefore the customer pays over and above the actual cost of the features.