Current at: 01 August 2008
Adaptable Housing - Future Proofing
The average age of Australians is increasing. This means the age composition of Australia’s population will change considerably in coming years. The population aged 65 years and over is projected to increase from 2.6 million in 2004 to up to nine million by 2051 (ABS Projection, June 2006) and more than half the population will be 50 years or over. The implications for housing needs are considerable.
As we become older, we become less physically able and require more support from our houses and buildings, particularly with respect to accessibility.
Deterioration of houses
An ageing population remaining in their own homes could result in an increase in deferred maintenance of these homes. Maintenance may be delayed or deferred in order to meet other financial priorities.
Changing needs
As well as getting older, Australians are getting larger, and for those people over 65 this increases the potential to be physically impaired. There were just under 300,000 people aged 85 years and over in Australia in 2004. This is projected to grow to up to two million by 2051, with significant increases in demand for assisted housing, health and disability services.
Greater accessibility
The ageing population will need housing that offers greater accessibility to allow wheelchair access, that is, ramps, level thresholds, wider doors and corridors and wet rooms rather than shower recesses. Some of the ways to make a home more accessible include:
- Avoid steps, especially at entrances.
- Have as many open spaces as possible. Hallways, especially narrow corridors, can be hard to navigate.
- Install lighting strategically. Good lighting enhances security and makes homes and paths more visible.
- Locate the garage close to the house with covered, level access. Ensure the car space is large enough for a car and any other walking or transport equipment.
- Install a separate shower with level entry in a bathroom.
- Use lever type taps and door handles for ease of use.
- Avoid sharp edges on the design of bench tops and cupboards.
- Use contrasting colours to assist people with impaired vision.
- Line up light switches with door handles to help people find the switch.
- Ensure door and cupboard handles allow for easy access.
The combined impacts of housing affordability and an ageing population are likely to mean that several generations may need to live in the same house. This may well require extensive adaptation of existing homes to incorporate additional space that provides for the older generation’s needs, in particular, while maintaining a sense of independence and ownership.
Opportunities for builders
While adapting existing housing provides opportunities for builders, this can be achieved much more cost-effectively in new home construction if future proofing features are factored into the design from the beginning. These include simple and universal design features such as wider doorways, halls and circulation spaces, level access, lever handles and some thought in the placement of light switches and power points.
HIA’s assistant director of technical, Stephen Greenwood, advises that there is another cost-effective method designers and builders should consider. ‘It’s a good idea to provide fixing points for future grab rails and handrails when the house is at frame stage,’ he says. ‘It is much easier to consider this prior to the installation of linings via noggings or plywood of a suitable thickness rather than to retrofit, though this is also an option.’
An accessible, well performing house ensures the changing needs of its community is ‘future proofed’, is best able to perform for everyone and would help meet Australia’s goal of making our built environment resource efficient and sustainable, supporting liveable homes and communities. The need for adaptable housing provides builders with opportunities to tailor their offering, whether it is in adapting existing homes or developing a reputation for the design and delivery of adaptable new homes designed to meet changing needs.
