A home of my own
THE NEED FOR ACCESSIBLE PUBLIC HOUSING FOR PEOPLE WITH DISABILITIES.
A POSITION PAPER
FROM
PHYSICAL DISABILITY AUSTRALIA LTD.
Physical Disability Australia Ltd
Sue Egan - Executive Officer
pda@pda.org.au
March 2011.
A home of my own.
A home of my own: The need for accessible public housing for people with physical disability
in Australia.
Thirty years on from the UN International Year of Disabled Person (IYDP), people with disabilities
in the main, are living in the community of their choice, deciding on their own futures and
expectations of life. This has come about through advocacy, lobbying and policy changes,
amongst others such as deinstitutionalization, and the development of community-based care
programs in disability.
The changes include being able to decide what to eat, what to buy, what to wear, where to go,
who to be friends with, education and training choices, to name a few. However, because of the
increase in numbers of people with disability now living in the community, the choice of where
to live is at a critical level. The increasing lack of accessible public housing means a home of
one’s own moves further away for those whose income is such that private housing purchase is
out of the question. It is the growing need for public housing that will be discussed in this policy
paper as it relates to people with physical disability.
Public housing is defined as housing provided by the government for citizens who are unable to
afford private housing in their community. This is particularly important for people with
physical disabilities whose choices are even further limited by the lack of accessible affordable
housing available.
In Australia, public housing is provided by states and territories across the country with a
significant proportion of funding coming from the Federal Government for this purpose. In
more recent times, the Council of Australian Governments (COAG) met (5 February 2009) and
formed an agreement to implement $6.4billion for a Social Housing Initiative over 3 ½ years
across Australia. The agreement means that the supply of social housing across Australia will be
increased for many of those needing this accommodation. This agreement also relates to
around 20,000 additional social housing dwellings will be built together with more than 47,000
existing public and community housing dwellings being refurbished.
Funding will be allocated to states generally on a per capita basis, subject to jurisdictions
submitting suitable proposals that meet the requirements of the initiative. (
People with physical disability make up a significant number of people that need public housing.
Of this group, women with disabilities are over represented in their need for public housing.
Women with Disabilities Australia (2009) state that “Women with disabilities are less likely to be
in paid work than other women, or men with disabilities or the population as a whole. They are
less likely than their male counterparts to receive vocational rehabilitation or entry to labour
market programs, and are less likely to receive a senior secondary and/or tertiary education.
Women with disabilities earn less than disabled men, are in the lowest income earning bracket,
yet pay the highest level of their gross income on housing, and spend more of their income on
medical care and health related expenses.”
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A home of my own.
The Australian Institute of Health and Welfare [AIHW] noted that people with disabilities in
general, comprise a significant group of entrants into the public housing system. With “more
than 6.1 million Australians aged 16-85 years suffering from a musculoskeletal condition at a
point in time (38% of that population) and 3.2 million (20%) experience a mental disorder in a
12-month period” according to the AIHW (2010).
The recent report from the Productivity Commission (2011) states that: People with disability
and their carers are also less likely to participate in paid employment. Around 28 per cent of
people with severe or profound core activity limitations were in the labour force, compared to 50
per cent of people with disability, and around 83 per cent of people without disability (figure
2.2). Around 38 per cent of employment for people with disability was part-time, compared to 30
per cent for those without disability.
Housing or accommodation is basic need for all people. Everyone needs a shelter or some kind
and the UN Convention on the Rights of Persons with Disabilities (CRPD) Article 19 recognises
that people with disability have the right to live independently and to be included as full
members of the community and further stipulates that adequate housing is a part of what is
needed to achieve this outcome and that governments need to take positive steps to ensure
that people with disabilities have equal access to public housing stock.
Since the early 1990s, the public, community and Indigenous housing sectors have continued to
move toward housing an increasing proportion of very low income and high needs households.
Tenants are predominantly income security recipients, including older people, single parents,
and people with a disability (AHURI 2007)
In recent times, the supply of public housing has diminished; leaving many vulnerable people
having to find private affordable rental properties, and for people with physical disability this is
a double disadvantage as:

Most people with physical disability require modifications to standard housing with
access and egress, adaptability within the premises, tight spaces and inaccessible
bathrooms and kitchens, to name a few problems;

People on a Disability Support Pension or other supplemented income are not able to
pay the high rent rates in the major cities today.
In Tasmania, a recent media release states the following:
“Almost 300 Tasmanians with disabilities are waiting for suitable public housing and more than
half of those of those are in “exceptional” need for accessible housing.
Information obtained under Right to Information laws show many people with disabilities are
living in accommodation that is unsuitable for their needs, and this needs to be addressed.
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Waiting lists for people with disabilities are critically high, for example at the moment we have
the situation where there are 1153 people with disabilities waiting for public housing
accommodation in Tasmania alone. “.
In the same article, the Human Services Minister responsible for the Portfolio where disability
sits, supports this statement saying: “We have a shortage of social and affordable housing
right across Tasmania and that’s why we’re making this unprecedented investment in supply and
I would say that all the new homes we are building under the economic stimulus package are
designed for universal design so they’re designed specifically to cater for all types of mobility
issues.” (Home mate 2011)
The notion that many people with disabilities are heavily reliant on public housing is supported
by [Tually & Beer, 2010;42] in their research who further state that public housing is seen as an
appropriate way for responding to the housing needs of people with disabilities [Beer &
Faulkner, 2009; 49].
Public housing is seen as a form of affordable, stable housing for people with disabilities
according to the [AIHW, 2007; 103]. However, a large proportion of this housing stock is
physically inappropriate for people with disabilities [Beer & Faulkner, 2009; 50].
There is also a lack of information relating to accessible private houses across Australian states
[Bleasdale, 2007; 45]. However the research available shows that there was an extremely small
amount of public housing stock that was already modified. Although, where properties were
available for housing applicants with a physical disability, modifications were able to be made to
the dwellings. However public housing authorities are not willing to make architectural
alterations to public housing dwellings on a large scale, and further that some people with
disabilities report that government programs to modify existing housing stock are severely
underfunded [Beer & Faulkner, 2009; 51].
Beer and Faulkner [2009] asserted that their research showed public housing tenants were
concerned that the office of public housing would not consider substantial modifications on
houses. An example was a couple who had a house built for them and requested the kitchen
benches to be placed at wheelchair height. This request was refused on the grounds that it may
reduce the potential to rent the dwelling to future tenets.
Another example is of a woman with severe limitations due to her physical disability, living on
her own in Northern Queensland who was told by the public housing authority of Queensland
that no alterations would be made to her unit as “she is ageing and might die soon.” (PDA 2010)
In 2009 the Commonwealth government announced additional funding for social housing under
the Nation Building Economic Plan [Commonwealth of Australia, 2009]. Under this initiative,
Commonwealth guidelines require that most dwellings adhere to universal design principle.
The government aims that at least 20% of dwellings meet the Australian standard for adaptable
housing. These policies have the ‘potential to meet the housing needs of people with
disabilities. However there is little evidence of this occurring [Tually & Beer, 2009; 49].
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A home of my own.
Queensland
In Queensland the Department of Communities aims to assist people with disabilities by
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Modifying houses to suit tenants needs
Providing additional bedroom for a live-in care giver or to store disability related
equipment
Engage an occupational therapist to determine suitable housing and consider other
housing needs for individuals [Queensland Government, 2010]
Western Australia
The Department of Housing’s intent is to assist people with disabilities to access appropriate
housing [Department of housing, 2010].
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This can include modifications to existing dwelling to allow access for people with
physical disability.
If the person with a physical disability is an existing tenant it may be possible to modify
their homes.
In cases where it may not be possible or practical to modify the tenets existing rental
home, the department will transfer the tenant to a purpose built home.
Purpose built homes are constructed for primarily people with physical disability and are
referred to as mobility homes.
Some of the design features include flat level thresholds, larger rooms and passages for
wheelchair access, low kitchen benches etc.
South Australia
Rental housing provides modifications to public housing stock for people with physical
disabilities [Government of South Australia, 2009].
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This includes accessible bathrooms and toilets, ramped entrances, widened doorways
and lowered kitchen benches.
In 2009-10, according to the department 2,947 properties were modified for people
with disabilities.
The south Australian housing trusts’ objective is that a minimum of 85% of all newly
constructed dwellings will meet adaptable housing standards.
98% of newly constructed properties met adaptable housing standards in 2009-10.
NSW
Housing NSW aims that people with disabilities have access to well-designed housing [NSW
Government, 2010].
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Tenants with a disability may be entitled to have an extra room.
Housing NSW also modifies people with disabilities homes if required [NSW
Government, 2010]. Modifications included handrails and ramps.
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Tenants are provided public housing which suits their needs.
In NSW 2,229 houses were modified during 2009-10 for people with disabilities[NSW
Government,2010;.157]
A housing NSW disability action plan was released in February 2010[NSW Government,
2010. The purpose of the plan is to guide Housing NSW in regards to providing the most
appropriate services for people with disabilities. The plan aims to increase the number
of public housing dwellings that meet universal design principles.
ACT
Since 1999 Housing ACT has 47 properties specifically built for people with disabilities who are
not able to access standard housing [DHCS, 2010; 10].
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In 2010 -11 Housing Act will provide over 300 new properties that will adhere to
principles of universal design.
People with disabilities who are eligible for public housing can access a modified
property to cater to their needs.
For people who use a wheelchair there are a range of properties available including
those with wider hallways and doorways and modifications to kitchens and bathrooms.
Waiting lists
State housing authorities frequently have more than one waiting list of applicants waiting to be
allocated public housing [Dockery et al, 2008; 4]. Applicants are sorted into different segments
according to need for example: A preference for household types. Most states and territories
have a similar priority list for categories of acute housing requirements.
In Victoria the Family and Community committee were informed that waiting lists for people
with disabilities can be longer than average due to requiring property modifications [Family &
Community committee, 2010;140].
Overall PDA has found that people with disabilities face lengthy waiting lists due to requiring
accessible housing. This extends the periods of housing instability for people with disabilities.
This was supported by Dockery et al who conducted research in public housing in WA and found
that people with disabilities tend to spend longer period on the waiting list than people without
a disability [2008;19]. They asserted that this may be due to people with disabilities having
special requirements, and that properties that become available are not conducive to the needs
of this particular group.
The current scene:
Many families of people with a physical disability have difficulty in securing and maintaining
affordable tenancies in accessible premises
In an Australian study by Beer and Faulkner (2008) it was identified that:
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A home of my own.
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Persons with mobility impairment were much under-represented in home purchase,
with just 14 per cent buying a home, compared with 39 per cent outright owners and 37
per cent renting.

Just 18 per cent of tenants with a mobility impairment rented from a real estate agent
and 35 per cent of tenants with mobility impairment had applied for public rental
housing at some stage of their life. Thirty-two per cent of tenants with a mobility
impairment had been owner occupants, which is consistent with the reported
experience that the onset of disability frequently results in households ‘falling out’ of
home ownership.

Ninety per cent of tenants with mobility impairment did not expect to enter home
ownership in the next five years, and the contrast with the expectations of the general
population of tenants is stark.

Just over one quarter of respondents with a mobility impairment had undertaken major
renovations of their home because ‘the house was not appropriate to needs’ (eight
respondents), to ‘avoid the costs of moving’ (one) and ‘to adjust the house for a person
with a disability’ (nine).

Nineteen per cent or respondents with a mobility impairment believed that their home
did not meet their needs well or at all.

Respondents with a mobility impairment indicated that insufficient finances, the
absence of continuing employment and the lack of suitable housing options prevented
them from moving to more appropriate housing. Forty-two per cent of households
affected by a mobility impairment had not moved dwelling in the decade to 2006, and
29 per cent had made only one move.
Furthermore in a qualitative study by Kroehn et al. (2007 cited in Tually & Beer 2010, p.41-42)
the high cost of the rental market was an increasing concern. The study also indicated that a
number of rental properties were not suitable for people with disability due to their physical
layout or because landlords were reluctant to make minor necessary changes.
Commonwealth and State Governments are spending significant resources supporting tenancies
for eligible people on the private rental market
Commonwealth Rent Assistance is a payment provided to eligible Australian residents pay rent
in the private rental market.
At 5 June 2009, 1,038,137 income units were recorded by Centrelink as entitled to Rent
Assistance where the average rent was $373 per fortnight and the average Rent Assistance
received was $95 per fortnight.1
1
http://www.abs.gov.au/AUSSTATS/abs@.nsf/0/B0C2505F4DC09802CA25773700169C7F?opend
ocument
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State Rent Assistance is calculated at the rate of 75 cents for each dollar above the rent
threshold up to a maximum amount. The amount of Rent Assistance a person receives depends
upon their family situation and the amount of rent a person pays. Depending on the persons
individual circumstances a person may receive anywhere from $76.80 to $403.34 each week.
The Special Assistance Subsidy Program is a targeted rental assistance program which is
provide to eligible people with physical disability or people living with HIV/AIDS to assist them to
rent in the private market. As at 30 June 2005, 1,353 subsidies were provided under the
program, at a cost of $8.82 million. Of this, 863 assistances were for people with a physical
disability at a cost of $4.86 million.2
The Outlook:
On 10th March 2011, the South Australian Minister for Families and Communities, Minister for
Housing, Minister for Ageing, Minister for Disability, Senator for South Australia, Senator
Rankine announced a new $2.5 million social housing development officially opened in Brooklyn
Park, Adelaide today will provide at least 10 people at risk of homelessness with a roof over
their heads. Federal Minister for Social Housing and Homelessness Mark Arbib said the $5.6
billion Social Housing Initiative was the single largest investment in social housing ever
undertaken by an Australian Government.
At this time, PDA is unaware how many of these housing options are accessible for people with
disabilities.
In Tasmania, a recent media release stated:
The Tasmanian Liberals have released figures showing nearly 300 people with disabilities are
waiting for suitable public housing - 160 of those are in "exceptional" need. The Liberal
spokeswoman for Human Services, Jacquie Petrusma says information obtained under Right to
Information laws show many people with disabilities are living in accommodation that is
unsuitable for their needs.
Ms Petrusma says the State Government must explain how it will fund more appropriate
housing. "Waiting lists for people with disabilities are critically high, for example at the moment
we have the situation where there are 1153 people with disabilities waiting for public housing
accommodation in this state," she said. "However there is only four percent of public housing
that is suitable for disability access."
2
http://www.housing.nsw.gov.au/About+Us/Reports+Plans+and+Papers/Annual+Reports/20042005/Objective+2.htm
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The Human Services Minister Cassy O'Connor says the Government is building 47 new units in
Hobart and seven of those will be suitable for people with disabilities. But she admits the
Government has more work to do in the area. "We have a shortage of social and affordable
housing right across Tasmania and that's why we're making this unprecedented investment in
supply and I would say that all the new homes we are building under the economic stimulus
package are designed for universal design so they're designed specifically to cater for all types of
mobility issues."
A Tasmanian disability advocate says the waiting list for public housing proves the need for a
new national funding scheme.
Conclusion:
People with disability have the right to live independent lives in the same way as other
Australians. To live in the community of their choice, have a home of their own, and to be able
to come and go as they wish.
To enable this, there is a need for more public housing. Housing that is accessible and built or
modified according to need. One way to do this is to build adaptable housing that can meet the
needs of future tenants or residents, including those ageing with a disability. This will enable
people to remain in their own surroundings as long as possible, and therefore present a cost
saving to governments.
People with disability are amongst the most socially and economically isolated people in our
community and need help to reach their full potential by way of subsidised public and accessible
housing options that provide security and comfort as well as peace of mind that they do indeed
have a home of their own.
PDA reiterates the comments contained within the recently announced National Disability
Strategy which states:
“Concerted attention is needed to improve the responsiveness of Australia’s policies in areas
such as health, education, employment support, housing and income support. Australia’s
performance in these areas for people with disability continues to lag well behind achievements
for the rest of the population.” Media launch 20th March 2011
Recommendations:
1. Leadership must come from governments to set clear and direct policy on public
housing and accommodation for Australia’s most disadvantaged peoples.
2. Implement long term planning which ensures timely and suitable provision of public
housing to all that need it.
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3. Remove barriers and reduce waiting lists and improve the provision of accessible and
adaptable housing in the open community targeted for people with physical disability.
4. Provide choices and alternative styles and types of housing as well as location in
differing areas to enable choice in where to live. Not cluster housing or similar.
5. Develop the surrounding infrastructure needed to ensure inclusion and access to all
facilities and surroundings, such as schools, public transport, shops and medical
facilities.
6. Build accessible and adaptable housing which allows individuals to remain in their
home as they age.
7. All public housing accommodation to be built to meet the Livable Housing Design
Guidelines and to include six core design elements:
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A safe and continuous path of travel from the street entrance and/or parking
area to a dwelling entrance that is level,
At least one level entrance into the dwelling,
Internal doors and corridors that facilitate comfortable and unimpeded
movement between spaces,
A toilet on the ground (or entry) level that provides easy access,
A bathroom that contains a hob less (step-free) shower recess, and
Reinforced walls around the toilet, shower and bath to support the safe
installation of grab rails at a later date.
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BIBLIOGRAPHY:
AIHW (2010). When musculoskeletal conditions and mental disorders occur together. Canberra,
Aust.
Bleasdale, M. 2007, Supporting the Housing of People with Complex Needs, AHURI Final Report
No. 104, AHURI, Melbourne
Commonwealth of Australia 2009.
http://www.fahcsia.gov.au/sa/disability/pubs/policy/way_forward/Documents/part6.htm
Commonwealth of Australia (2009) Social Housing Initiative. GUIDELINES Element 1 – New
Construction.
Department of Housing 2010 http://www.housing.wa.gov.au/404_452.asp
Government of South Australia 2009
http://www.sa.gov.au/subject/Community+Support/Disability/Adults+with+disability/Housing+
and+home+assistance/Housing+options+for+people+with+a+disability
Government of South Australia 2009 South Australian Housing Trust. 2009‐10 Annual Report
http://homemate.com.au/public-housing-accessible-housing-out-of-reach-for-many-withdisabilities/. Accessed 28th March, 2011.
Jones, A. Phillips, R. & Milligan, V. (2007) Integration and social housing in Australia: Challenges
and options. AHURI Position Paper No. 102. Australian Housing and Urban Research Institute.
Queensland Research Centre
Physical Disability Australia Ltd. (2010) Discussions with members. NSW.
Productivity Commission (2011) Draft Report: Disability Care and Support Volume 1. P.24
Queensland government 2010 http://www.publichousing.qld.gov.au/renting/public/applying/disability.htm
Tually, Beer, 2009 The housing careers of people with a disability and carers of people with a
disability AHURI Southern Research centre.
Women With Disabilities Australia (2008): 'Shut Out, Hung Out, Left Out, Missing Out'- Response
to the Australian Government's Green Paper 'Which Way Home? A New Approach to
Homelessness'
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