accessing the home: collecting and analysing the …...accessing the home: collecting and analysing...
TRANSCRIPT
Accessing the Home:
Collecting and analysing the reports from 17 years of Victoria’s Home Renovation Scheme.
Accessing the Home:
Collecting and analysing the reports from 17 years of Victoria’s Home Renovation
Scheme
Association of Consultants in Access Australia Inc
ACCESS 2019
Mary Ann Jackson
Architect, Planner and Access Consultant
PhD candidate
Dr. Andrew Martel
Construction Management and Architecture Lecturer
Housing Accessibility Researcher
Funded by Melbourne Disability Institute
Saumya Kaushik
Architect
VIS IONARYDesign Development
Pty Ltd
BACKGROUND
Home Modification Schemes in Practice and Theory: Lessons from the Home Renovation Service in Victoria
Government ‘sponsored’ home modification schemes exist worldwide.
Also faith based, specific impairment/disability, ethnicity.
Much variation regarding method of provision, scope of modifications.
LGAs provide HACC (Home and Community Care) type services with limited and minor installations. Funding from Council Budget, federal government and reduced fees for residents.
Occupational Therapists usually involved in determining ‘accessibility features’ . Limited nature of service means installation done ‘in-situ’ without any drawings (or other construction expertise).
Victoria - separate state scheme. Home Renovation Service.
‘Archicentre Architect’.
‘Home Services’
1999 - state government contract for ‘Home Services’.
Archicentre - national organisation able to provide state-wide service.
Ongoing, specific training to ensure quality and consistency.
Many Home Services architects already or subsequently Access Consultants.
Home Renovation Service differences from LGA services:
More than minor accessibility features z
Architect involvement z
Detailed Health & Safety check, general repairs & mainte- znance check
Fire safety focus z
Energy efficiency suggestions z
Home Services ended in 2016
Background....continued.
‘Ageing in Place’.
Available to those over 60, person or household with disability (including children).
Popularity and over-subscription resulted in restrictions:
Over 60 with Healthcare Card z
Persons (including children) with disability. z
Several other terms and conditions. z
Home Services architects also encountered:
DVA funded projects z
DHS Low Cost Loans projects z
TAC projects z
Home Services Methodology
Home Services Methodology:Summary of Home Services Process
Occupational Therapist (OT) or (eligible) Person makes zbooking with Archicentre.
If booking made by OT, site visit would then (invariably) be, zspecifically, for either:
1) bathroom modifications, or
2) access into/out of house.
If booking made by Person, site visit would either be: z
1) for general/ livability/ maintenance advice, or
2) about accessibility/ usability concerns throughout the house.
Booking allocated to appropriate/ available Archicentre zHome Services architect
Mutually convenient time arranged z
Visit to client/s undertaken. z
Reports, in standard format, compiled in Architects office and then zsent to Archicentre for processing and distribution
OT (or Person) then in charge of obtaining Builders’ quotes, getting ztradesmen etc etc (no restriction on overall quantity of work to be undertaken – but government funding capped and restricted to specific items)
OT in charge of getting available government funding ($4,400 zmaximum available, waiting list lengthy – anywhere between 6-18 months.
OT in charge of getting work done (besides conditions above, zfunding only available if work undertaken by appropriately registered Builder).
(Where government funding involved) After completion Architect re- zvisit to confirm work done in accordance with documentation.
OT in charge of organising Builder payment including releasing zgovernment funding and getting top-up from client/ client family.
Home Services Process...continued
Typical drawing showing Existing Conditions and Proposed Plan
METHODOLOGY...continued
920 2,100
1,300
850
1,550
920 2,100
1,300
850
1,550
700 900
900
60685
800
1000.0628 1 of 1SCALE 1:50 19th Nov 2015Van Nha Tran8 Rennison Street, Braybrook Vic
SKETCH ONLY
BUILDER TO CONFIRM SITE DIMENSIONS,STRUCTURAL CAPACITY AND LEVELS PRIOR ANYWORK AND TO OBTAIN ALL RELEVANT PERMITSAND INSURANCES WHERE REQUIRED.ALL WORK TO BE IN ACCORDANCE WITH WIRINGRULES, NCC AND RELEVANT SECTIONS OFAS1428.1-2009 AND AS1428.2-1992 (unlessauthorised otherwise.)
NOTE 1: WHERE ALTERNATIVES GIVEN, BUILDER TOSELECT MOST COST-EFFECTIVE SOLUTION,UNLESS DIRECTED OTHERWISE BY OWNER.NOTE 2: PLUMBER/ BUILDER TO CONFIRM VIABILITYOF SHOWER BASE INSTALLATION PRIORPROCEEDING.NOTE 3: PLUMBER TO CONFIRM CAPACITY ANDEFFECTIVITY OF EXISTING HOT WATER SERVICEPRIOR PROCEEDING.NOTE 4: EXPOSED PLUMBING/ WATER SUPPLYLINES ARE NOT PERMITTED.NOTE 5: PLUMBER TO CONFIRM WATEREFFICIENCY/COMPLIANCE OF SELECTED FITTINGSAND FIXTURES.
STRUCTURE: SINGLE STOREY, WEATHERBOARD WITHSHEET METAL ROOF. TIMBER FRAMED FLOOR WITHVINYL,CARPET FINISH. TIMBER FRAMED INTERNAL WALLS.
CEILING HEIGHT: 2600mm APPROX
20
HALLtimber
685
LAUNDRY
BATHtiles
SCOPE OF WORK (INCL BUT NOT LIMITED TO)DEMOLITIONREMOVE DOOR.REMOVE BATH.REMOVE REDUNDANT FITTINGS AND FIXTURES.REMOVE FLOOR FINISH.CUT AND PREPARE FLOOR TO SUIT SHOWER.REMOVE WALL FINISHES TO EXTENT NECESSARY.REMOVE MISCELLANEOUS ACCESSORIES TO EXTENTNECESSARY.MAKE GOOD.SUPPLY AND INSTALL
RECONSTRUCT FLOOR TO ACCOMMODATE 900mm(nom) x 900 mm LEVEL ENTRY SHOWER BASE,TO DETAIL SUPPLIED BY MANUFACTURER.2 No. NEW GLIDEMASTER, (OR APPROVEDEQUIVALENT) WASHABLE SHOWER CURTAINS(OPAQUE, ANTI-BACTERIAL, FLAME-RETARDANTVINYL/ NYLON) WITH WEIGHTED HEM.PROVIDE NEW SINGLE LEVER TAP TO SHOWER.NEW HORIZONTAL GRABRAIL AT 800mm AFL ANDVERTICAL GRABRAIL TO SHOWER.HANDHELD SHOWER MOUNTED ON VERTICALGRABRAIL.2 No.COATHOOKS AT 1800nom.PROVIDE NEW HINGED DOOR AS SHOWN. ALL SELECTION OF FIXTURES TO THESATISFACTION OF OWNER.
WALL FINISH
MAKE GOOD/INSTALL/EXTEND WATERPROOFWALL FINISH (LAMIPANEL OR APPROVEDALTERNATIVE EG WALL TILES) TO SHOWERRECESS (1 SIDE) (1900mm nom).OWNER TO CONFIRM MATERIAL SELECTIONS.
FLOOR FINISH.
LINE ENTIRE BATHROOM FLOOR WITH NEWAPPROVED ANTI-SLIP FLOORING (FORBOSAFESTEP, ARMSTRONG NYLEX ACCOLADE PLUSSAFE RANGE OR SIMILAR) COVED (100mm MIN)TO WALL. ENSURE TOP OF FLOORING IS LEVELWITH ADJACENT FLOOR FINISH AT DOORWAY(PROVIDE EXTERNAL WEDGE IF REQUIRED.)ENSURE WATERPROOFING/ FLASHING ISPROVIDED IN ACCORDANCE WITH CLAUSE 3.8.1.0VOLUME 2 OF THE NCC.
GENERAL WORKS
WIDEN EXISTING DOOR OPENING TOACCOMMODATE WIDER CLEAR OPENING.MAKE GOOD WHERE NECESSARY.ENSURE ALL NEW GRABRAILS ARE METAL(CONFIRM COLOUR/FINISH WITH OWNER PRIORINSTALLATION) AND SOLIDLY FIXED.EXTENT OF GRABRAILS PROVISION TO BECONFIRMED BY OT AND OWNER.CLEAR AWAY ALL RUBBISH.
PAINTINGREPAINT PREVIOUSLY PAINTED SURFACES ONLY.COLOURS TO BATHROOM TO SATISFACTION OFOWNER.
PLUMBINGPROVIDE/ RELOCATE ALL SUPPLY AND WASTELINES AS REQUIRED.PLACEMENT AND SELECTIONOF PLUMBING FIXTURE AND FITTING (HANDHELDSHOWER) TO BE CONFIRMED BY OWNER/OT.
ELECTRICALRELOCATE/ INSTALL SWITCHING AND POWERPOINT(S) AS REQUIRED.NOTE: FINAL POSITION OF ELECTRICAL POINTSTO BE SIGNED OFF BY ELECTRICIAN.
EXISTING CONDITIONS
PROPOSED PLAN
HALLtimber
LAUNDRY
BATHanti-slip
vinly900
WCtiles
W1
W1
W1- 1300W X 900H SH 1120
Timber framed casement windowassembly with central mirror frontedcupboard.
WCtiles
grab
hooks
towel
grab/towel
Typical front page of Site Assessment Form and typical second page showing recommendations and costings
HEALTH CHECK & SAFETY CHECK Damp / Mould / Ventilation Glazing hazards
Unsanitary conditions Hoarding
Vermin / signs of termites & borers Heating e.g. inadequate / over expensive
Flammable Risks Electrical Hazards (e.g. install central earth leakage switch)
Slip hazards Security: effective locks front and rear / window catches
Trip hazards X Smoke alarms (include if installed incorrectly)
X WC door - open able from outside Other (e.g. security lights, visibility to front fence, ramp rails poor lighting)
Low Energy Light Bulbs
E NERGY & WASTAGE CHECK Dual-flush toilet Window seals Draught-proof exhaust fan Pelmets / Curtains
Low-flow shower head Door seals Watertight cistern Down light guards
Watertight taps Shaded west windows Ceiling insulation Low Energy Light Globes
Solar panels Solar HWS Water tank Grey water recycling system
FIELD NOTES Available on request
In Attendance During Inspection No Client Yes Occupational Therapist Yes Others – family members
CONSTRUCTION SUMMARY
House Age 50-75 years Storeys One Floor Timber Walls W/B Roof Sheeting
FAULT SUMMARY
Trip & Slip X Fire Hazards Health Hazards Electrics Security Roof
Cracking Stumps/Piers Illegal Work Timber Rot Damp/Mould Drainage
KEY No visible Fault X Maintenance Item XX Serious Fault -- Not Applicable
BOOKING NO. CLIENT NAME
80193 Mr Van Nha Tran
DATE OF INSPECTION CLIENT SUBURB
16 November 2015 Braybrook
ARCHITECT’S NAME O/T NAME
Mary Ann Jackson Sharon Jones
REPAIRS & MAINENTANCE CHECK STRUCTURE OTHER
Roof Gutters / drainage Decks, Balconies & Pergolas
Ceiling Windows Fences
Walls Surfaces (e.g. painting, tiling) Illegal building work
Floor / Subfloor Plumbing Hot Water System - HWS* NOTES:
1 * Gravity fed HWS’s are generally unsuitable for hand held showers 2 Access restrictions
HOME SERVICESINSPECTION CHECKLIST For Architects use only
HEALTH & SAFETY CONCERNS (Urgent – within 1 month)
ITEM CODE Architect’s Comment (In addition to preset text only) COST TRADE
B3 $8,500 – 12,000 BC
W1 $100 - 150 HM
S2 $200 - 400 EL
Provide 1.0m wide access path to front door. Path to have level, slip-resistant surface, free of trip hazards. $1,000 – 1,800 CC
Provide level access landing and ramp with bi-lateral rails to front door. Install ramp in accordance with AS 1428.1 requirements $3,000 – 5,800 HM or BC
REPAIR & MAINTENANCE (RECOMMENDED – within 6 months)
ITEM CODE Architect’s Comment (In addition to preset text only) COST TRADE
ENERGY EFFICIENCY – OPTIONAL
ITEM CODE Architect’s Comment (In addition to preset text only) COST TRADE
METHODOLOGY...continued
50 Reports Analysed
THOUGHTS ARISING
Thoughts Arising: Working with OTs
OTs working in Australia:
Tertiary-Educated, registered, experienced allied-health professionals.
Most General Visits - level entry shower and/or ramp
60% visits in conjunction with OT
OT training and expertise central to:
Assessing ability z
Ascertaining level care/assistance required z
Determining best functional adjustments z
Sourcing Aids, Equipment and/or AT z
OTs not construction experts.
Therefore should not be ‘wasted’ on construction admin / chasing builders, structural soundness etc
Thoughts Arising: Working with BuildersDomestic Buildiers (Victoria):
Not always tertiary-educated z
Limited knowledge of disability needs z
Builder Registration:
Limited - has 29 registerable sub-categories z
Project Manager z
Unlimited z
Plumbing/electrical work separately regulated
Other regulatory requirements may / may not apply
In our experience:
No builders specifically trained in Home Modifications z
Not enough experienced Home Modification Builders z
Those who are experienced - deliberately specialised, but z
Specialised HM builders starting to exit the field z
Funding/regulatory cut-off points - work ‘splitting’ , under-quoting z
Home Services – rich data source available
Tens of thousands of homes visited throughout Victoria, predominantly Melbourne, over the period of Archicentre’s involvement.
Data accumulated includes:
EXISTING CONDITIONS
Location and age of housing z
Housing construction materials z
Maintenance z
Accessibility z
RETRO-FITTING
Issues z
Costing z
EVIDENCE BASE = BETTER DESIGN
Thoughts Arising: RICH DATA SOURCE
Thoughts Arising: ‘Follow Through’ Implications Home Renovation Service truly ground-breaking service.
However.... regarding Platform Steps, Ramps, Bathrooms:
Few sites resulted in completed projects (SWEP funds cap too low) z
Those completed - lengthy process, sometimes years z
OTs changed between start and end of project z
Family, DPOs etc contributed to cost of completed projects z
Completed projects invariably satisfactorily completed
Funds only released after application, approval, construction
Visits involving OTs (Steps, Ramps, Bathrooms) - mobility issues already being experienced
Families self-fund due to known waiting time
Self-funding; no built-in safeguards
No family funds often equals no project
Time elapsed - initial visit to completion - increased hardship. Possible OT personnel changes
Low incidence of completed projects but those completed were satisfactory
Lack of Accessibility Requirement knowledge - self-funded solutions less than satisfactory
If Bathroom mods required, likelihood of ramp also, and vice versa
Home Renovation Service compromised by:
Inadequate funding levels z
Over-officious red tape z
Misdirected use of disciplinary knowledge z
Thoughts Arising: ‘Follow Through’ Implications....continued
Thoughts Arising: Potential lessons for NDIS Successful Home Modifications are a Team effort combining:
Occupational Therapists z
Architects z
Specialist Home Modification Builders z
NDIS Complex Home Modifications intended to go beyond basics
Older persons/PWDs likely to live in older housing stock
With attendant existing conditions issues
Likely to impact intended accessibility modifications
Such decisions cannot realistically be made by NDIS planners.
OTs - not responsible for design, procurement, delivery decisions
Substantive accessibility interventions require adequate documentation prepared by Architects
Specific qualifications/training/registration needed for Builders carrying out Accessible Home Modifications
Our experience is that retro-fit costs (and
associated governance/ bureaucracy costs)
are substantial. However, if funding is set
too low (due to not understanding how
construction industry functions) nothing is
done at all.
Obviously not a good outcome!!
Thoughts Arising: Potential lessons for NDIS....continued
Thank you for your attention Questions?
ContactMary Ann Jackson, FRAIA
Architect, Planner, Access Consultant
mob: +61 (0)409 404 [email protected]