Economic arguments for universal design in housing

A line of complex manufacturing machinery used to show the complex process and number of stakeholders involved in mass market housing.The 2022 National Construction Code has at last included the Livable Housing Design Standard. Citizen advocacy and political will made this happen. But there were strong economic arguments. Research papers have produced solid economic arguments for universal design in housing over many years. However, these arguments failed in their quest. So the issues are beyond those of economics. For those who want the research, here is a list of papers, including the cost effectiveness of home modifications (or not needing them in the first place). 

Selected articles on economic arguments

The cost of NOT including accessibility in new homes This landmark article by Smith, Rayer and Smith (2008) uses complex economic methodologies to show that a new home built today has a 60% likelihood of having an occupant with a permanent disability. People with disability live in families – not alone – which is often forgotten. They followed up this work in 2011 with similar results.

Universal design in housing: is cost the real issue?  The Dalton-Carter economic evaluation disputes the Australian Building Codes Boards economic study. 

A cost benefit analysis of adaptable homes by urban economist Martin Hill of Hill PDA. This 1999 conference paper shows how long these arguments have been running. The context is adaptable housing – the forerunner of universal design concepts in housing. 

Home adaptations: Costs? or Savings? A survey of local authorities and Home Improvement Agencies: Identifying the hidden cost of providing a home adaptations service. 

Accessible housing: costs and gains This article evaluates the costs and gains of modifying homes

Using Building Information Modeling with Universal Design Strategies. This article develops a technical framework to evaluate the costs and benefits of building projects. 

Universal design in housing from a planning perspective. A comprehensive look at the housing landscape, an ageing population, and the need for universal design in housing.

Universal design in housing – does it really have to cost more? In a down to earth fashion Kay Saville-Smith discusses the “size fraud”

Three stacks of coins sit alongside a wooden cut-out of a house shape.

Requirements and opinions of three groups of people (aged under 35, between 35 and 50, and over 50 years) to create a living space suitable for different life situations.

Barriers to Universal Design in Australian Housing is a short paper based on a thesis. It gives an indication of why economic arguments alone are insufficient to bring about change.  

Housing, older people and resilience

An old weatherboard farm building sits in front of a tall dark brooding mountain.People want to stay put as they age. That means housing design is critical in supporting this desire, as well as ageing-in-place policies. A new study from New Zealand looked at issues of appropriate housing for older people, and how people and communities can develop resilience to adverse natural events. The findings relate to ageing societies across the globe and within the context of changing environmental conditions. The decision tools that researchers devised from this participatory research are useful for older people and for architects and other designers. 

The title of the article by Bev James and Kay Saville-Smith is “Designing housing decision-support tools for resilient older people“. There are several useful references at the end of this excellent study. 

ABSTRACT: Our ageing populations make it critical that older people continue to live and participate in their communities. ‘Ageing in place’, rather than in residential care, is desired by older people themselves and promoted as policy in many countries. Its success, both as policy and practice, depends on housing. House performance, resilience, functionality and adaptability are all essential to maintaining independence. Three New Zealand research programmes have worked with older people to investigate issues around housing, ‘ageing in place’ and how older people and communities can become resilient to adverse natural events. Using participatory research techniques, those programmes have generated evidence-based decision-support tools to help older people maintain independence. These tools have been co-designed and widely tested with older people and others. Designed to help older people identify priorities and information requirements, assess diverse factors determining thermal performance and dwelling resilience as well as repairs and maintenance needs, the tools help improve decisions around: repairs and maintenance assessment and solutions; dwelling and location choices and housing options. Various organizations have adopted the tools. This work demonstrates how research outputs can be used to facilitate older people’s housing choices while also giving architects and designers guides for meeting older people’s housing needs.

Image by David Mark.

Flexible housing offsets risk

Picture of a tall long skinny house with white lattice covering. It fits into a driveway.The current standard design ideas for homes goes back more than a century. It’s time for a rethink on home design to suit the way we live our lives now is the claim in an article by Kirsty Voltz in The Conversation.

Home designs are not keeping up with societal changes that include affordability, size of homes, accessibility across the lifespan, and designing so that as lives change, the interior of the home can adapt to suit.

The risks are in not recognising the need to change and adapt to current circumstances, lifestyles, societal changes and personal aspirations. The article contains links to other references and concludes, “Existing housing stock is designed around the numbers of bedrooms and bathrooms that appeal to the market and so fails to be responsive to what people need from housing in the 21st century.”

The picture is of the 3 bedroom home that Kirsty Voltz designed to fit in the space of an obsolete driveway.

UD Conference Housing Presentations

Three housing presentations focused on universally designed and accessible housing and discuss the need for regulation in the building code. 

Title slide of the housing presentation from Margaret Ward.Margaret Ward tells the story from the perspective of Australian Network for Universal Housing Design (ANUHD) and their advocacy and lobbying for regulation. Universal design in all new housing: Keeping COAG to account (PDF 13MB).  Transcript of the presentation in Word. 

Title slide of the housing presentation.Courtney Wright reports on a survey about accessible housing and attitudes to regulation, costs and benefits to Australian society. Building all new homes to an agreed universal design standard: Understanding the perceived costs and benefits to Australian society. (PDF 500kb).  Transcript of the presentation in Word.

Title slide of the housing presentation from Penny Galbraith.Penny Galbraith gives a policy perspective and links it to Population, Participation and Productivity. She provides some interesting facts and figures including how costs can be designed out. Home Coming? A story of reassurance, opportunity and hope. (PDF 1MB).  Transcript of the presentation in Word.

All presentations were converted to PDF before being provided to CUDA. If you are unable to access the content of the documents please email udaustralia@gmail.com.

Housing quality improves health

A man in a bright yellow T shirt is painting and archway in a wall inside a home. The wall is grey and there are tools on the floor. Housing quality improves health.Ever wondered what the long term effects of a home modification are? A longitudinal study shows that household improvements in social housing can reduce risk of hospital stays.

The study picked up major improvements in chest and heart health as well as a reduction in falls and burns.

Over ten years, researchers found that modified and upgraded homes correlated with reduced hospital events. That means savings in the health budget or beds freed up for other patients. Obviously it is better for occupants too.

The title of the study is, “Emergency hospital admissions associated with a non-randomised housing intervention meeting national housing quality standards: a longitudinal data linkage study”. Sarah Rodgers et al. Journal of Epidemiology and Community Health.

Universal Design drives Housing Quality

Big houses are still being built without accessibility in mind. Universal design for housing quality.Fundamental changes in the building code and regulations have occurred in Norway. However, it seems that none of this has guaranteed improvements in quality on the usability of homes. Perhaps there are some lessons for Australia in implementing the Livable Housing Design Standard

Architects, more than any other group in the construction industry are trained to break conventional frameworks. The way regulations are applied is the key to success. This is where the education of architects and building designers comes in.

The title of the article is, Universal Design as a Booster for Housing Quality and Architectural Practice. It seems we could learn from this experience – regulations are one thing, but applying them appropriately and for maximum effect is another. The abstract gives a good overview of the project. 

From the abstract

Changes to the Norwegian building code in 2010 gave a clear framework for the implementation of accessibility and universal design. However, neither increased awareness of accessibility requirements and universal design, nor compliance with the building code guarantees improvement of housing quality and usability.

The Norwegian regulations have gone further in the direction of performance requirements than most other countries. This applies to all types of requirements, including requirements for usability, functionality and accessibility. Hardly any specifications are to be found in the regulations.

Ideally, this lack of specifications should give designers the opportunity to develop innovative answers and to respond to different contexts. Still, many architects and builders ask for clear specifications, to speed up design processes. Many architects understand guidelines as minimum requirements. Consequently, they are reproducing the identical solutions without considering users.

They see accessibility as another regulatory pressure and requirements as restrictions rather than positive incentives. However, there are examples of designers who have internalised the regulatory framework. These designers are able to create and integrate inclusive design in their daily work.

This paper presents examples of practice where dwellings have been developed within a framework of universal design. Focus is on the approach of the design team and their understanding and use of the regulatory framework to create better homes.

Relationship between housing and health

A yellow brick house with yellow steps to the front door set back under a red brick archway.A systematic review of the literature found there is a strong association between housing and health. However, it is not clear that there is a causal link. Findings showed that provision of adequate heating, improvements to ventilation and water supply were associated with improved respiratory outcomes, quality of life and mental health. The title of the article is, The relationship between buildings and health: a systematic review.

From the abstract

The built environment exerts one of the strongest directly measurable effects on physical and mental health. This study provides a systematic review of quantitative studies assessing the impact of buildings on health. In total, 39 studies were included in this review.

Findings showed consistently that housing refurbishment and modifications improved health. Adequate heating, improved ventilation and water supply were associated with improved respiratory outcomes, quality of life and mental health. Prioritization of housing for vulnerable groups led to improved wellbeing. 

This review found a strong association between certain housing features and wellbeing such as adequate heating and ventilation. 

Preferences of older people in residential design

Aerial view of high rise buildings in Hong KongGuy Luscombe did a great report on his findings from a study tour of residential settings for older people. He found aspects such as natural light were of important to residents. A similar study was undertaken in Hong Kong looking at age, gender, marital status, etc., to see the preferences of older people in residential design

The importance of living in a space you like has ongoing health benefits (or detriments if not). This is a thorough study using qualitative techniques which looks at residents preferences. Differences emerged about windows, but there seemed to be some general agreement about bedroom size. The title of the paper is, Comparison of facilities management in private domestic buildings among different elderly groups in Hong Kong.  Here is the last part of the abstract:

“The result shows that satisfaction with natural daylight was significantly different among elderly people of different genders, while the one-way between-groups ANOVA indicates that satisfaction with the size of bedrooms, turning spaces at doors, temperature in bathrooms and/or toilets, colour, accessibility and ease of closing or opening the doors were significantly different among elderly people belonging to different age groups and of different marital status and education level.

Designers and private developers are therefore recommended to increase the sizes of bedrooms, install windows on opposite sides of walls in the flats and ensure there is an adequate light reflection ratio for wall and floor colours, in order to accommodate elderly people’s special characteristics.”  

The Home is for Every Body

Front cover of the thesis showing four pictures of homes and apartments along with the title of the thesis
The Home is for Every Body?

Rachelle Newman‘s Masters thesis provides some valuable insights into some of the issues in creating accessible homes. Although it was written in 2010, the content is still relevant as the 2022 changes to the National Construction Code are still pending in most states. The Home is for Every Body is a great title.

The thesis is well researched, well written and well presented. It discusses the role of Livable Housing Australia, Landcom Guidelines, national standards, state planning instruments, and legislative frameworks. The section covering the relationship between the adaptable housing model and the universal design model is very useful for anyone confused by it. Tables and photographs add to the explanations throughout. The title of the thesis is: The home is for every body? An investigation of the statutory and strategic planning implications of inclusive housing design.

Abstract excerpt: This thesis explores the employment of two types of inclusive design – adaptable and universal – in Australia-wide and NSW contexts. There is a lack of coordination at the national level which has resulted in a divergence of approaches and interpretation between states. This thesis offers an understanding of the planning implications of inclusive housing design so that better policy and legislation may be developed.

Building a new home – a wheelchair user’s perpective

Steve’s Story.

A two storey home. Steve's story of building a new home - a wheelchair user's perspective.This is the fourth and last in the series of stories about wheelchair users building a new home. Steve is married with two children and tells his story about building a two storey project home. Similarly to George, he had to make compromises when the builder failed to deliver on promises. However, when allowed to speak directly with tradespeople, some of the problems were easily solved.

Download the synopsis of Steve’s Story

Mike’s Story

living room udI interviewed four wheelchair users who had recently built a home as part of my PhD research project. I was interested in the process and the interaction with house-building professionals. In coming newsletters I will feature the other three interviews. Mike tells how he engaged an architect because he had little confidence in a project home builder understanding what he wanted. However, this did not result in plain sailing.

Download Mike’s story

George’s Story

modern-patioGeorge who comes from a family of builders. He relates his experiences with a project home builder and how he had to overcome resistance to incorporating basic access features.

Download a synopsis of George’s story

Tomas and Lisa’s Story.

Modern shower recess with easy access. Wheelchair user's perspective. Tomas tells his story about designing a home for two wheelchair users and their children. Unlike Mike, Tomas and Lisa had an easier time. Tomas also provides some comparisons with Europe.

Download the synopsis of Tomas’ Story

A builder’s perspective

Twostoreyframeand housesThis is Sam’s story. As part of my PhD research project I interviewed a family member who built a home for a relative who uses a wheelchair. It transpired he was also a builder. The interview shows that being a builder with a family member with a disability does not always make for a better understanding of when and where regulations apply. It also shows how misunderstood the whole area of accessibility, public domain standards and housing design can get mixed up. 

Download Sam’s story

I interviewed four wheelchair users who had recently built a home as part of my PhD research project. I was interested in the process and the interaction with house-building professionals.

Jane Bringolf, Website Editor

Making universal design a reality – confronting affordability

Head and shoulders pic of Kay Saville-Smith. Making Universal Design a reality: confronting affordability.
Kay Saville-Smith

Edited transcript from live captioning of Kay Saville-Smith’s keynote presentation at the Australian Universal Design Conference 2014. Titled: Making universal design a reality – confronting affordability.

Synopsis: The Christchurch earthquakes which flattened much of the city provided an opportunity to start from scratch and implement some of the good design ideas, including universal design, that have been around for some time.  However, this UD-logo-200x200has not happened and there are many reasons for this, not least of which is the stance of the insurance industry.

The issue of affordability is a complex one. It is a market driven issue where the actual cost of the building is not the main issue. Universal design and affordability can co-exist. However, there are many attitudinal barriers and well-worn arguments touted in the industry that say it cannot be done.

Kay Saville-Smith Keynote Presentation transcipt in PDF or Transcript in Word

Kay Saville-Smith Keynote Slideshow PDF 3MB   

 

Barriers to Universal Design in Australian Housing

A single storey home has few barriers to universal design in housing.From the Editor: I prepared a 2000 word version of my PhD thesis for easier reading. The title is Barriers to Universal Design in Australian Housing. I wanted to find out what the barriers are and if we could do something about it. 

The simple answer is that the industry runs on regulations which holds the house building system together. So nothing will change without regulation. Outdated ideas about market segmentation, general resistance to change, and risk avoidance are key issues. Cost was cited most often as a barrier, but without any evidence of the costs.  

A line of complex manufacturing machinery used to show the complex process and number of stakeholders involved in mass market housing.

 

The graphic shows that the house building industry is a system with several stakeholders. This system relies on everyone doing the same thing in the same way. The best way to achieve this is through regulation.

 

Read the conference paper to find out more about the complexities of the house building industry and why there is resistance to change from both builders and purchasers. You can also download the accompanying slide show from the 2011 FICCDAT conference.

The full thesis is available from the Western Sydney University archives. I did my best to make it as readable as possible within the constraints of academic writing.

(FICCDAT is, Festival of International Conferences on Caring, Disability, Aging and Technology.)

Hope I die before I get old

I presented this paper and presentation at the 2011 State of Australian Cities Conference (SOAC). It raises the issues of housing an ageing population in a context of industry believing retirement villages and aged care are the places to put older people. However, the majority of people will age in their current home – a home that is not suitably designed for this purpose. Around 200,000 new homes are built each year – each one a lost opportunity. 

SOAC slide cover

Download the paper  Hope I die before I get old article PDF

Download the slideshow Hope I die before I get old Slideshow PDF

Jane Bringolf

The cost of NOT including accessibility in new homes

House half built showing timber frameworkWhen talking about the costs of including basic access features in new homes, we should also discuss the cost of NOT including those features.

Download an academic article from the Journal of the American Planning Association, by Smith, Rayer and Smith (2008) that spells out the economic argument using economic methodologies. The key point is that conservatively, a new home built today with a minimum of four different households over its lifetime is 65% likely to have an occupant with a permanent disability. If we include visitors the likelihood rises to 91%. It is often forgotten that people with disability live in families – not alone. This is an open access article.