HOUSING STANDARDS POLICY
MANUAL
2. CONSTRUCTION STANDARDS
Version 1.4 – May 2011
Housing Standards Policy Manual
Version 1.4 : August 2011
Approved by: Director of Housing
Copyright © 1997 Department of Human Services – Office of Housing.
All rights reserved.
Published by the Office of Housing, Victorian Government Department of Human Services, Melbourne, Victoria,
Australia.
Copyright State of Victoria, Department of Human Services, 2006.
This publication is copyright. You may make limited copies of this document in accordance with the Copyright
Act 1968 (Cth), including copies for research, study, criticism, review or news reporting. Apart from this, you
may not publish, reproduce, adapt, modify, communicate or otherwise use any part of this document (in
particular for commercial purposes).
Authorised by the State Government of Victoria, 50 Lonsdale Street, Melbourne.
Table of Contents
Table of Contents
Table of Contents ................................................................................................................ i
Amendment Record Sheet ................................................................................................. vi
List of Effective Pages ....................................................................................................... vii
Revision History ............................................................................................................... viii
Foreword .......................................................................................................................... ix
About this Manual .............................................................................................................. x
Introduction ........................................................................................................... x
Standards ............................................................................................................. xi
Exemptions to Standards Policy .............................................................................. xi
Symbols and Legend ............................................................................................. xii
2.1 Purpose and Scope ..................................................................................................... 1
Purpose ................................................................................................................. 1
Scope .................................................................................................................... 1
Objectives .............................................................................................................. 1
2.2 Definitions .................................................................................................................. 2
2.3 Key Responsibilities ..................................................................................................... 4
2.4 References ................................................................................................................. 5
2.5 Policy ......................................................................................................................... 6
General.................................................................................................................. 6
Design and Town Planning ...................................................................................... 6
Location................................................................................................................. 6
Amenity and Accessibility ........................................................................................ 6
AS4299 1995 ............................................................................................................. 6
Energy Efficiency .................................................................................................... 7
Design and Construction ......................................................................................... 7
Property Titles........................................................................................................ 8
Termite Protection .................................................................................................. 8
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page i
Table of Contents
Security ................................................................................................................. 8
Locks .................................................................................................................... 8
Fences .................................................................................................................. 9
Building Services .................................................................................................... 9
Fire Risk Management ............................................................................................ 9
Landscaping .......................................................................................................... 9
2.6 Standards................................................................................................................. 11
Site Selection ....................................................................................................... 11
Ground Works ...................................................................................................... 11
External Areas ..................................................................................................... 11
Rear Yard Amenities ............................................................................................. 14
Internal Areas ...................................................................................................... 16
Utility Areas ......................................................................................................... 18
Windows ............................................................................................................. 21
Doors .................................................................................................................. 22
Locks .................................................................................................................. 24
Floor Finishes....................................................................................................... 24
AS2055.1 1985
........................................................................................................ 25
Paintwork ............................................................................................................ 25
Insulation insulation ............................................................................................. 26
Building Services .................................................................................................. 26
BCA 1996 ...............................................................................................................
26
Electrical Services ................................................................................................ 27
Lighting ............................................................................................................... 28
Appliances ........................................................................................................... 28
Ventilation ........................................................................................................... 30
Plumbing ............................................................................................................. 30
Television ............................................................................................................ 30
Fire Risk Management .......................................................................................... 31
Housing Standards Policy Manual:Version 1.44
Page ii
Table of Contents
Fencing................................................................................................................ 32
Landscaping ......................................................................................................... 32
MDH Guide.............................................................................................................. 33
2.7 Additional Standards for Singles and Older Persons Dwellings ...................................... 34
General................................................................................................................ 34
External Areas ...................................................................................................... 34
AS1428.1 1998 ......................................................................................................... 34
Rear Yard Amenities ............................................................................................. 36
Internal Areas ...................................................................................................... 36
Utility Areas ......................................................................................................... 38
AS4299 1995 ........................................................................................................... 39
Safety and Support Features ................................................................................. 40
AS4299 1995 ........................................................................................................... 41
Windows.............................................................................................................. 41
AS4299 1995 ........................................................................................................... 41
Doors .................................................................................................................. 41
Floor Finishes ....................................................................................................... 42
AS2055.1 1985 ......................................................................................................... 42
Building Services .................................................................................................. 42
Electrical Services ................................................................................................. 42
AS4299 1995 ........................................................................................................... 42
BCA 1996 AG 601 1995 ............................................................................................... 42
AG 601 1995
........................................................................................................... 42
Plumbing ............................................................................................................. 43
Fire Risk Management .......................................................................................... 43
Fencing................................................................................................................ 43
BR 1994 ................................................................................................................. 43
Landscaping ......................................................................................................... 44
2.8 Movable Unit Standards ............................................................................................. 45
Housing Standards Policy Manual:Version 1.44
Page iii
Table of Contents
General ............................................................................................................... 45
HSPM Ch. 10 ...........................................................................................................
45
External Areas ..................................................................................................... 45
Internal Areas ...................................................................................................... 46
Utility Areas ......................................................................................................... 47
Windows ............................................................................................................. 49
Doors .................................................................................................................. 50
Locks .................................................................................................................. 51
Floor Finishings .................................................................................................... 51
Paintwork ............................................................................................................ 51
Insulation ............................................................................................................ 51
Building Services .................................................................................................. 51
BCA 1996 ...............................................................................................................
52
AS3500 1998 ...........................................................................................................
52
Electrical Services ................................................................................................ 52
Lighting ............................................................................................................... 53
Appliances ........................................................................................................... 53
Ventilation
................................................................................................. 54
AS2681 1984 ...........................................................................................................
54
BCA 1996 ...............................................................................................................
54
Plumbing ............................................................................................................. 54
Fire Risk Management .......................................................................................... 54
2.9 Sleepouts ................................................................................................................. 56
General ............................................................................................................... 56
External Areas ..................................................................................................... 57
Windows ............................................................................................................. 57
Doors .................................................................................................................. 57
Locks .................................................................................................................. 58
Housing Standards Policy Manual:Version 1.44
Page iv
Table of Contents
Floor Finishings .................................................................................................... 58
Paintwork ............................................................................................................ 58
Insulation ............................................................................................................ 59
Building Services .................................................................................................. 59
Electrical Services ................................................................................................. 59
................................................................................................................. 59
AS3000 2000 ........................................................................................................... 59
Lighting ............................................................................................................... 59
Appliances ........................................................................................................... 59
Ventilation ........................................................................................................... 59
Fire Risk Management .......................................................................................... 59
.................................................................................................................. 59
Housing Standards Policy Manual:Version 1.44
Page v
Amendment Record Sheet
Amendment Record Sheet
The Director of Housing or its approved delegate authorises amendments to the Housing Standards Policy
Manual.
The first issue and subsequent complete re-issues of the manual are shown as version 1.0, 2.0, 3.0 etc.
Subsequent amendments – for example, amendments 1, 2 and 3 – are shown as version 1.1, 1.2 and 1.3; or
2.1, 2.2 and 2.3.
Amendments are summarised in the Revision History. The List of Effective Pages shows which pages have
changed.
Amendments are by page replacement or addition, or by re-issue of the complete manual.
Amendment
Number
Amendment Date
Amendment Inserted by
(Signature)
Date of
Insertion
V1.0
January 2001
Director, Policy Strategy &
Communications
January 2001
V1.1
October 2006
Director Policy, Strategy &
Communications
October 2006
V1.2
June 2007
Director, Policy, Strategy &
Communications
June 2007
V1.3
August 2010
Director Policy & Strategy
August 2010
V1.4
May 2011
Director Property Portfolio
May 2011
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page vi
List of Effective Pages
List of Effective Pages
Pages
Version & Date
Cover page
V1.4: August 2010
Legal page (verso cover page)
V1.4: August 2010
Table of Contents: i-iv
V1.4: August 2010
Amendment Record Sheet: v
V1.4: August 2010
List of Effective Pages: vi
V1.4: August 2010
Revision History: vii
V1.4: August 2010
Foreword: viii
V1.4: August 2010
About this Manual: ix-xii
V1.4: August 2010
Construction Standards:
2-1 to 2-61
V1.4: August 2010
Index: I-1 to I-5
V1.4: August 2010
Forms
V1.4: August 2010
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page vii
Revision History
Revision History
Housing Standards Policy Manual
The following table shows the development of this manual.
Version
V1.4
Date
May 2011
Details
Chapter 2: Approved by Director Property Portfolio
Update to reflect 6 Star energy efficiency rating
V1.3
August 2010
Chapter 2: Approved by Director Policy & Strategy
Update of carpet and underlay.
V1.2
May 2007
Chapter 2: Approved by Director Policy, Strategy &
Communications
Update of Office of Housing responsibilities and key
references, incorporating minor editing amendments.
V1.1
October 2006
Chapter 2: Approved by Director Policy, Strategy &
Communications
1.0
January 2001
Chapter 2: Construction Standards
Office of Housing Executive
Housing Standards Policy Manual: Version 1.44
Approved by
Chapter 2 – Page viii
Foreword
Foreword
The Office of Housing constructs a significant number of properties each year for the use of public and
community housing. The Construction Standards outline the level of amenity required for new Office of
Housing properties and provides the policy framework for Office of Housing construction, redevelopment, and
design and construct activities.
The standards provide, where topography and location allow, a level of adaptability to enable access and
provide amenity for clients with a disability, including those in a wheelchair, and to facilitate modification if
required in the future.
The Construction Standards have been developed in order to meet legal and Office of Housing and reflect best
practice in the low cost housing construction industry in recognition of the need to achieve maximum benefit
from available funds.
Director of Housing
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page ix
2. Construction Standards
About this Manual
Introduction
The Housing Standards Policy Manual consists of ten chapters:
1. Purchase Standards
2. Construction Standards
3. Reletting Standards
4. Maintenance Standards
5. Improvement Standards
6. Community Housing Standards
7. Leasing Standards
8. Disposal Standards
9. Product Standards
10. Modified Housing Standards
The manual sets out housing standards policies applicable to all
properties under the care, management and funding of the Office of
Housing, with the intent of providing a framework for cost effective and
practical standards for all Office of Housing properties.
The various chapters of the Housing Standards Policy Manual, as they are
approved, will progressively replace the comparable sections of the
existing Property Standards Manual - March 1995. In cases of difference
or contradiction between the manuals, the Housing Standards Policy
Manual shall take precedence. Each chapter is intended to be “stand
alone”, addressing the specific needs of the subject asset management
activity, with references to other chapters and documents where
appropriate. When all chapters of the Housing Standards Policy Manual
are approved, it shall then supersede the entire Property Standards
Manual.
The Construction Standards chapter aims to ensure cost effective
common standards of amenity, accessibility and accommodation for all
dwellings constructed by and for the Office of Housing in Victoria.
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page x
Standards
The Construction Standards are drawn from OoH and legal (statutory,
regulatory and code) requirements and reflect best practice in the low
cost construction industry for domestic dwellings. The Standards set out
the policy and standards applicable for the construction of rental general,
special needs and community housing stock.
The Construction Standards shall comply with all applicable legal
requirements and all applicable Departmental policies, guidelines and
standards.
Unless specifically excluded herein, products, components, services,
systems, design, construction methods, etc. shall comply with the
relevant AS Australian Standards, AS/NZS Australian/New Zealand
Standards or ISO International Standards Organisation standards.
Exemptions to
Standards Policy
Where the broader principles of Standards Policy cannot be achieved, or
where the user considers amendments to the manual are justified,
alternative standards may be proposed by application for exemption.
Exemptions to Standards Policy may only be gained by application to, and
approval from, the Director, Policy, Strategy & Communications, Office of
Housing. The form for Exemption to Standards Policy is attached at the
end of this chapter.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page xi
2. Construction Standards
Symbols and
Legend
The Construction Standards have been developed using the following
series of symbols for reference and explanatory notes designed to help
clarify the contents.
References
The Australian Standards symbol refers to applicable Australian
Standards.
The Information symbol indicates further documentation applicable
to Standards Policy from other sources.
The Legal symbol refers to any statutory, regulatory or code
requirements applicable to Standards Policy.
The DHS symbol refers to further related information contained in DHS
or OoH manuals or documentation.
Explanatory notes
The explanatory notes symbol describes the decision making rationale
behind particular policy positions.
The Amenity symbol refers to items that address the provision of
particular accommodation facilities of the property.
The Community Service Obligation symbol refers to community
service obligations as identified by the OoH.
The Cost Savings symbol refers to items regarded by the OoH as cost
effective.
The Disabled Access symbol refers to accessibility by those persons
who use a wheelchair or other aids for mobility.
E
The Energy Efficiency symbol refers to design elements and fittings
incorporated to enhance energy conservation and minimise adverse
environmental impacts.
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page xii
2. Construction Standards
The Health and Safety symbol refers to items regarded by the OoH
as necessary to satisfy health and safety requirements.
The Independent Living symbol refers to modifications made to a
property to enable the use of domestic facilities by those persons who
use a wheelchair or other aids for mobility in order to foster
independent living.
The Industry Standard symbol refers to common industry practice or
standards.
L
The Liveable symbol refers to those elements in a dwelling designed
for safety and ease of use by residents including those with physical
disabilities.
Ps
The Product Standard symbol refers to products required by the
OoH for particular durability or standardisation attributes. Refer to
R
The Responsible Business Unit symbol refers to the OoH business
unit responsible for a particular action.
Chapter 9 of these Standards.
The Security symbol refers to items regarded by the OoH as
necessary to satisfy security requirements.
SI
The Supplied Item symbol refers to items that are subject to an OoH
forward purchase agreement with suppliers and which are available for
purchase by the OoH or the contractor, as applicable.
The Technical Standard symbol refers to any OoH technical standard
applicable to a particular product, process or system. Refer to Chapter
9 of these Standards.
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page xiii
2. Construction Standards
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page xiv
2. Construction Standards
2.1 Purpose and Scope
Purpose
The purpose of this policy is to set out the Office of Housing (OoH)
requirements for the construction of public housing dwellings.
Scope
This policy applies to all dwellings constructed, developed or designed
and constructed by or for the OoH, Victoria.
The Construction Standards are not retrospective and do not apply to the
existing OoH stock portfolio constructed or acquired prior to the approval
of these Standards.
Objectives
The objectives of the Construction Standards are to:
establish appropriate, consistent and effective standards for the
construction of new properties;
provide an equitable level of amenity across a range of tenant or
resident groups;
outline design and amenity requirements for construction;
provide housing with the flexibility to accommodate tenants with
minimum modification;
detail all applicable OoH, Department of Human Services (DHS) and
legal requirements; and
provide a standards base for the cost effective use of funds.
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page 1
2. Construction Standards
2.2 Definitions
Term
Definition
Accessible
Means able to be safely entered and exited without obstruction by people
with a disability including those who use a wheelchair.
Community Housing
Means those properties which are the responsibility of the Community
Housing Group (not rental general stock) and are typically refuges,
transitional housing, rooming house accommodation and longer term
accommodation including supported accommodation.
Community Residential Units
Means those domestic scale properties housing not more than six residents
where 24-hour on site support or care staff are employed to assist
residents in their daily activities.
Construction
Means redevelopment or design and construction of a dwelling.
Dividing fence
Means a fence separating the lands of the OoH and other occupiers
(including OoH/OoH properties).
Dwelling
Means a place of residence used for domestic activities, but does not
include any land associated with the dwelling.
Group housing
Means a dwelling in which a number of unrelated persons reside.
Habitable room
Means a room used for normal domestic activities, and
includes a bedroom, living room, kitchen, dining room, sewing room
and family room, but
excludes a bathroom, laundry, water closet, pantry, walk in wardrobe,
corridor, hallway, lobby or other specialised spaces occupied neither
frequently nor for extended periods.
BCA 1996
House and land packages
Means dwellings offered to the OoH as part of a house and land package.
Legal requirements
Means all applicable statutory, regulatory and code requirements.
Modified housing
Means housing purpose-built or upgraded to cater for people with specific
housing needs to enable them to participate to the degree that they are
able in normal domestic activities.
Multi-storey housing
Means a building of more than two storeys containing two or more sole
occupancy units, including flats and apartments, each being a separate
dwelling.
VPP 1996
Office of Housing requirements Means those particular policy provisions or standards requirements of the
OoH as described in this manual.
Property
Housing Standards Policy Manual: Version 1.44
Means the dwelling and all associated land.
Chapter 2 – Page 2
2. Construction Standards
Term
Definition
Public open space
Means public thoroughfares, parks, roads, lanes and walkways or corridors
on housing developments, but does not include the private front, rear and
side yards belonging to the same dwelling or block.
Reputable manufacture
Means the product or item has been manufactured and established in the
industry for at least three years and known to be free from defects.
Residential zone
Means “Residential” zoned land use such as Residential 1, 2, Low Density
Residential, Mixed Use and Township Zones as determined by the Minister
for Planning and Local Government.
Responsible officer (RO)
Means the officer (Housing Services Officer or others) responsible or
delegated for the task being described.
Rooming house
Means a “Boarding House” as classified in the Building Code of Australia
which is a residential building that is a common place of residence for a
number of unrelated persons.
Single dwelling
Means a detached house or one or more attached dwellings, each being a
building separated by a fire-resisting wall.
Special needs
Means the particular amenity provisions required by a client with a disability
as determined by an appropriate health professional, in addition to, or in
lieu of, those general amenity standards provided by the OoH.
Spot purchase
Means the purchase of property on the open real estate market.
Water efficient appliances
Means an acceptable level of water efficiency as defined by Standards
Australia.
Wet areas
Means bathrooms, kitchens, toilets and laundries.
BCA 1996
SAA MP64 1995
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 3
2. Construction Standards
2.3 Key Responsibilities
Role/Title
Responsibility
Director of Housing
Approves Standards Policy;
Approves major amendments to Standards Policy that change, or
introduce a new policy direction or policy revision, or where significant
cost implications would result;
Approves minor amendments to Standards Policy required for the
maintenance, clarification and/or editing of Housing Standards;
Determines which amendments are major and/or minor to Standards
Policy;
Approves Exemptions to Standards Policy;
Manager Asset Policy
Updates the Housing Standards Policy Manual; and
Responsible Officer
Applies standards policy.
Director, Policy, Strategy &
Communications
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 4
2. Construction Standards
2.4 References
Reference
Abbreviation
Australian Standard. Glass in buildings - Selection and installation
AS1288 1994
Australian Standard. Design for access and mobility.
Part 1: General requirements for access - New building work
AS1428.1 1998
Australian Standard. Design for access and mobility.
Part 2: Enhanced and additional requirements - Buildings and facilities
AS1428.2 1992
Australian Standard. PVC sheet floor covering. Part 1: Unbacked, flexible
AS2055.1 1985
Australian Standard. Performance of household electrical appliances - Ventilating fans
AS2681 1984
Australian Standard. Performance of household electrical appliances - Rangehoods
AS2682 1984
Australian Standard. Timber doors
AS2688 1984
Australian Standard. Installation of security screen doors. Part 1: Hinged
AS2804.1 1995
Australian Standard. Residential slabs and footings. Part 1: Construction
AS2870.1 1988
Australian Standard. Parking facilities. Part 1: Off-street car parking
AS2890.1 1993
Australian Standard. Electrical installations
AS3000 2000
Australian Standard. National plumbing and drainage
AS3500 1998
Australian Standard. Protection of buildings from subterranean termites. Part 1: New buildings
AS3660.1 1995
Australian Standard. Waterproofing of wet areas within residential buildings
AS3740 1994
Australian Standard. Smoke Alarms
AS3786 1993
Australian Standard. Locksets. Part 2: Mechanical locksets for doors in buildings
AS4145.2 1993
Australian Standard. Adaptable housing
AS4299 1995
Australian Standard. Personal alarm systems
AS4607 1999
Building Act 1993
BA 1993
Building Code of Australia 1996 (Vol. 1 and Vol. 2)
BCA 1996
Building Control Commission
BCC
Building Regulations 1994
BR 1994
Department of Human Services Capital Development Guidelines for Fire Risk Management
FRMG
Fences Act 1968
FA 1968
Gas Installation Code
AG 601 1995
Housing Assistance Act 1996
HAA 1996
Housing Standards Policy Manual (this manual)
HSPM
Manual of assessment procedure for water efficient appliances
SAA MP64 1995
Plumbing Standards Regulations 1998
PSR 1998
Residential Tenancies Act 1997
RTA 1997
Victorian Civil and Administrative Tribunal
VCAT
Victorian Planning Provisions, December 1996
VPP 1996
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page 5
2. Construction Standards
2.5 Policy
General
BCA 1996, BA 1993
The OoH constructs dwellings for a range of clients including
families, single people, both young and older, and people with
special needs due to a physical, sensory or intellectual disability.
These standards ensure that newly constructed public housing
provides quality accommodation, which is designed to meet the
needs of tenants.
It is the responsibility of OoH staff to ensure that all dwellings
comply with all applicable legal (statutory, regulatory and code)
and Departmental requirements.
Design and
Town
Planning
Location
Amenity and
Accessibility
AS4299 1995
AS4299 1995
AS1428.2 1992
AS4299 1995
Rescode
R
All properties shall comply with Rescode site analysis
requirements and all applicable practice notes and
standards.
Wherever practicable, all properties should have good access
to public transport and community services and facilities and
be well located in terms of employment opportunities.
All new dwellings should be appropriately designed for safety
and ease of use by residents including those with physical
disabilities, either temporary or permanent. Features such as
the width of doorways, corridors and pathways and the
placement of shelving, door furniture, light switches and other
fittings should consider the needs of both ambulant people
with disabilities and people in wheelchairs to maximise the
“liveability” of the dwelling.
L
Additionally, the design of dwellings should allow for future
modifications, including full wheelchair accessibility, without
the need for extensive structural work except where the
topography of the land or the type of housing, for example,
some multi-level or medium density developments, precludes
this.
Thus “potentially accessible” new housing will be “visitable” by
people who use a wheelchair as they will be able to enter the
dwelling and access the living areas and toilet and, if required in
the future, will be suitable to be modified to accommodate a
resident in a wheelchair.
In order to facilitate future modifications, many of the
requirements of AS4299, Australian Standard, Adaptable
Housing have been incorporated into these Standards.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 6
2. Construction Standards
Modified housing for clients with disabilities
HSPM Ch. 10
Energy Efficiency
Refer to Chapter 10, Modified Housing Standards, for the
additional standards applicable for dwellings modified to
accommodate specific clients with special needs due to a
physical, sensory or intellectual disability or medical condition
All new dwellings should be designed to achieve a six star
rating as determined using the FirstRate House Energy Rating
software or Sustainable Energy Authority of Victoria approved
equivalent, with a solar water heater installed.
E
When designing dwellings a number of elements to consider to
achieve energy efficiency objectives include:
Rescode Solar Access and Energy
Efficiency /protection standards,
North Facing windows.
principal living areas oriented to the north;
minimisation of west facing glazing;
protection of windows from direct summer sun;
utilisation of efficient insulation and construction systems in
floors, walls and ceilings; and
utilisation of party wall construction.
Design and
Construction
AS2870.1 1988
All new dwellings shall be of cavity construction, solid brick or
brick veneer, with concrete slab on ground and truss roof
construction wherever practicable.
Limited use of other low maintenance materials for design
elements may be considered, however, construction types or
materials with an inherently high level of on-going
maintenance costs should not be used in the construction of
new dwellings.
Consideration should be given to the use of materials that have
a lower environmental impact including embodied energy
consumption, are recyclable or reusable.
Community Housing
HSPM Ch. 6
When constructing dwellings that will be the responsibility of
the community housing sector (not rental general stock) such
as refuges, transitional housing and rooming house
accommodation, refer to Community Housing Standards in
Chapter 6 of this Manual, to be read in conjunction with the
Construction Standards.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 7
2. Construction Standards
Property Titles
It is preferred that that all properties constructed by or for
the OoH are either individually titled, or are able to be
individually titled.
With the exception of multi-unit older persons properties:
It is required that all new properties constructed by or
for the OoH must be able to be individually titled.
It is preferred that all new units constructed for the
OoH on land not owned by the OoH are individually
titled.
Note:
Termite
Protection
BR 1994,
BCA 1996
Termite protection shall be provided to those properties
where the Building Surveyor advises that a reasonable risk
is present when application is made for a building permit.
Note:
AS3660.1
1995
Security
Titles for individual (except older persons) units
within multi-unit developments on OoH owned
land, are to be established on a needs basis only.
Some parts of Victoria are relatively free of
termites. The OoH does not provide termite
protection to properties in those areas where the
Building Surveyor has determined there is little or
no risk.
Dwelling security should be considered when planning the
placement of balconies, fences, trellises and landscaping
elements.
In multi-unit developments where front entries are not
visible from the street, consideration should be given to
appropriately located maps and/or signboards to indicate
dwelling locations.
Lighting
AS4299 1995
In multi-unit developments vandal proof security lighting
shall be provided to those communal areas that are used
by different households and the public such as car parks,
pathways, foyers, stairwells and communal facilities.
Where practicable, energy efficient light fittings, for
example compact fluorescent globes, shall be used.
Pathway lighting should be positioned at a low height to
reduce glare and provide a minimum lighting level of 50
lux at ground level.
The OoH provides locks to secure all external doors and
other devices to secure all windows.
Locks
Note:
RTA 1997
The OoH does not provide keyed window locks as
they limit use of the windows as a secondary
means of egress in the case of fire or other
emergency.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 8
2. Construction Standards
Fences
Front fencing is not provided to individual properties
except where:
Rescode Front Fence Standards
properties are located on corner blocks, main roads,
adjacent to railway lines or other similar situations
where a significant hazard to children exists; or
they are required as a non-negotiable element in either
a local government planning scheme or town planning
requirements as outlined in Rescode.
Building
Services
Metered services
RTA 1997
RTA 1997
Natural gas is the preferred primary source of heating,
cooking and hot water wherever practicable.
All services to sole occupancy units such as water,
electricity and gas shall be separately metered.
E
Water using appliances
RTA 1997
Appliances using water are required to have a minimum
water efficiency rating of A, with a AAA rating preferred
should water pressure allow.
Note:
SAA MP64 1995
Fire Risk
Management
FRMG
Landscaping
Rescode
E
“A rating” and “AAA rating” means the water
efficiency rating of the appliance as defined by
Standards Australia, Manual of assessment
procedure for water efficient appliances.
All OoH fire risk management activities shall comply with
the Department of Human Services Capital Development
Guidelines for Fire Risk Management and the guidelines
for specific occupancy types such as single dwellings,
multi-storey housing and boarding houses, plus any
additional provisions required by regulation, code, statute
and these standards.
Low maintenance landscape works are required in all
areas.
Landscape works shall be to the minimum standards to
meet the requirements for planning approval by the
responsible authority and consistent with the private low
cost rental housing market.
Existing trees should be retained where practicable. As a
guide, plants that are known to be reliable, hardy, and
requiring little water, shall be provided.
Communal open space
Where practicable, landscaped communal open space for
shared recreational use may be provided for older persons
units and those group housing developments for which it
is appropriate. Such communal open space should be
limited to the requirements of the responsible authority.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 9
2. Construction Standards
Private open space
With the exception of older persons units that are
provided with a rear private open space only, all single or
individual dwellings are to be provided with front and rear
private open space where practicable.
Where practicable, multi-level ground floor units shall be
provided with private open spaces; units on upper floor
levels shall be provided with private balconies.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 10
2. Construction Standards
2.6 Standards
The following standards shall apply to the construction of new dwellings.
Site Selection
When assessing potential sites, preference shall be given to
those sites with lower, more even gradients for ease of
construction and future modification and amenity for occupiers.
Ground Works
Termite protection
AS3660.1 1995
Termite protection of either stone chip barrier or a stainless
steel mesh is to be provided to properties considered at risk
from subterranean termites.
Note:
BCA 1996
External Areas
Due to environmental and re-application
considerations, chemical treatments such as organophosphates shall not be used for termite protection.
A durable notice shall be permanently affixed in the meter box
detailing the method of termite protection provided to the
property, date of installation and the manufacturer's
recommendations for the scope and frequency of inspections.
Property numbering
Property numbering that is clearly visible from the street is
required for all properties and is to be affixed to the mailbox,
the front security door, or (where doors are set back from
view) the front of the dwelling.
Multi-unit dwellings
Within a housing development, street names with dwelling
numbers are required at each intersection. Signage should
comply with the requirements of AS4299, Australian Standard,
Adaptable Housing.
AS4299 1995
L
Mailboxes
AS4299 1995
Provide one mailbox per dwelling located on a hard standing
area connected to an accessible pathway (where practicable,
adjacent to the junction of the footpath and the driveway).
The mailbox shall be front-opening, mounted at an accessible
height between 800 and 1100 mm above ground level and in
accordance with the requirements of the local post office.
L
All mailboxes should be able to be secured against theft of
mail.
Note: The OoH does not supply keys and locks.
Multi-unit dwellings
AS4299 1995
Mailboxes shall be centrally located within the property on a
hard standing area connected to an accessible pathway at a
point convenient to the residents and in accordance with the
Housing Standards Policy Manual: Version 1.4
L
Chapter 2 – Page 11
2. Construction Standards
requirements of the local post office. The mailboxes shall be
front opening and mounted at an accessible height between
800 and 1100 mm above ground level.
Car parking
Off-street car parking for one car per dwelling shall be
provided. Car park layout and design should comply with
applicable Rescode Practice Notes for Car Parking.
Rescode
Each potentially accessible dwelling shall allow sufficient space
to allow the subsequent provision of a hard-surfaced, level (i.e.
a maximum gradient of 1:40) car parking space or, if required,
a carport with an unobstructed minimum width of 3.8 m as
close as practicable to the front entry of the dwelling, to enable
a person with a wheelchair to access a vehicle.
AS4299 1995
Multi-unit dwellings
A car parking space to cater for residents with a wheelchair
shall be provided for each potentially accessible unit in
accordance with AS2890.1, Australian Standard, Parking
facilities.
AS2890.1 1993
AS1428.1 1998
Car parking shall be designed to ensure a continuous path of
travel from the vehicle parking area to the front entry of each
unit in accordance with AS1428.1, Australian Standard, Design
L
for access and mobility.
Where practicable, a clear line of sight from a well-lit vehicle
drop-off point to a safe pedestrian entry point should be
provided.
Car washing facilities
AS4299 1995
Provide either a suitably located and drained car washing area
with water taps or, where appropriate, water taps located
adjacent to the common car parking areas of multiple-unit
dwellings.
Carports
Carports are only provided in the following situations:
VCAT
where required as a non-negotiable element of an approved
planning scheme;
where specifically required by a formal decision of the
Victorian Civil and Administrative Tribunal (VCAT) as a
result of contesting local town planning permit conditions;
where specifically allowed by the OoH standards for clients
with a disability; or
where a carport is requested by a joint venture partner and
agreed to by the Asset Manager.
Note:
HSPM, Ch. 7 & 10
In the case of a joint venture, the joint venture partner
is required to pay all associated fees, charges and
construction and maintenance costs, and be
responsible for the management and allocation of the
carports. In addition, the carport(s) must not obstruct
views or utility or emergency services access to any
Housing Standards Policy Manual: Version 1.4
R
Chapter 2 – Page 12
2. Construction Standards
other part of a development.
Carports, where required, shall comply with the requirements
of the responsible local authority.
Note:
The OoH does not construct garages.
L
L
Paving and driveways
Provide a hard-surfaced driveway or two parallel drivestrips
each 1000 mm wide from the public roadway to six metres
beyond the wing fencing gate(s) or, where a carport is
provided, to the carport.
AS4299 1995
Provide continuous, slip-resistant, hard-surfaced pathways with
an unobstructed width of 1000 mm from:
the driveway or carport to the front door;
the driveway or carport to the rear/side door; and
the rear/laundry door to the clothesline.
Ensure that there is a continuous accessible path of travel from
the street frontage to the front entry of all potentially
accessible dwellings.
AS1428.1 1998
All paving and finishes on ramps, pathways and landings of all
potentially accessible dwellings shall have a slip-resistant
surface with a texture easily traversable by a wheelchair and
gradients in accordance with AS1428.1, Australian Standard,
Design for access and mobility.
Multi-unit dwellings
AS1428.1 1998
Provide continuous, slip-resistant, hard-surfaced pedestrian
pathways in accordance with AS1428.1, Australian Standard,
Design for access and mobility. Within a housing development,
pedestrian pathways should be separate from any internal
roadways.
L
Steps and stairs
AS1428.2 1992
The configuration of steps to all dwellings shall comply with
AS1428.2, Australian Standard, Design for access and mobility.
Note:
Steps and stairs may be preferred to ramps by some
clients with a mobility disability such as some who use
a walking frame.
L
All paving and finishes on steps and stairs shall have a slipresistant surface.
Balustrades
BCA 1996
A balustrade shall be provided to any stairway, ramp, balcony,
verandah or similar situation which is more than 600 mm
above the adjacent floor or ground level in accordance with the
requirements of the Building Code of Australia.
Note:
Any horizontal elements of the balustrade between 150
and 760 mm above the floor must not facilitate
climbing.
Main entries
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 13
2. Construction Standards
AS4299 1995
AS4299 1995
A roofed sheltered area immediately outside the front entrance
is required to all dwellings including the main communal
entrance to multi-unit dwellings.
L
A level, slip-resistant, hard-surfaced landing area, a minimum
of 1550 x 1550 mm, shall be provided at each entrance of the
dwelling.
L
The main front entry and, where practicable, rear entry of all
potentially accessible dwellings shall be wheelchair accessible.
Where a rear or side entry requires steps, the entry shall be
designed to have the capability to incorporate a ramp as
detailed above, if required in the future.
AS1428.1 1998
Ramps, where required, shall have an unobstructed minimum
width of 1000 mm and a maximum gradient of 1:14
constructed in accordance with AS1428.1, Australian Standard,
Design for access and mobility.
AS4299 1995
External landings of all potentially accessible dwellings shall be
level (maximum gradient of 1:40) with a low threshold to
exclude water and allow for the smooth transition of a
wheelchair in compliance with AS4299, Australian Standard,
Adaptable housing.
Rear Yard
Amenities
Garden lockers
Each dwelling with private open space shall be provided with
storage for commonly used garden utensils.
One bedroom dwellings
One bedroom dwellings shall be provided with an external
garden cupboard, approximately 1200 mm wide x 1500 mm
high x 400 mm deep. Garden cupboards should be fixed to a
fence or the dwelling, whichever is the more practical.
Family dwellings (2 or more bedrooms)
Family dwellings shall be provided with an external garden
locker, approximately 2.5m2 in area with a minimum width of
900 mm complete with a pre-formed paving slab base. Garden
lockers should be fixed either to a fence or the dwelling,
whichever is the more practical.
Note:
The OoH does not provide padlocks or other locks for
garden lockers of cupboards.
Clotheslines
One external clothesline, either rotary clothes hoist or paraline
type, shall be provided for each dwelling with private open
space with a minimum effective clothesline length of:
1 bedroom dwellings
15 metres
family dwellings (2 or more bedrooms)
30 metres
Ps
Where space constraints exist, a paraline with a minimum
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 14
2. Construction Standards
effective clothesline length of 8 metres, may be provided for
one bedroom dwellings.
Wherever practicable, the clothesline shall be able to be
accessed from the laundry without the need to pass over
carpeted areas.
Multi-level dwellings
Where individual dwellings do not have private open space
suitable for individual clotheslines, communal clotheslines may
be provided.
Rubbish disposal
Unless required by the responsible local authority, rubbish bins
are not provided for single dwellings. Where required, the
OoH provides the minimum required rubbish bin, including
green waste/recycling where available.
Housing Standards Policy Manual: Version 1.4
L
Chapter 2 – Page 15
2. Construction Standards
Multi-unit dwellings
A hard-surfaced, communal, rubbish bin area shall be provided in
an accessible location for medium and high density housing as
required by the responsible authority.
Where the front and rear yards of a property are not externally
accessible to each other (without passing through the dwelling) a
rubbish bin enclosure shall be provided adjacent to the street.
Garden taps
A garden tap shall be provided to the rear and, where appropriate,
to the front of all dwellings with private open space, or as required
by town planning requirements.
Internal Areas
Entry foyers, corridors and lifts of multi-unit dwellings
The foyers and corridors of multi-unit dwellings shall be
aesthetically pleasing and have low maintenance finishes.
AS1428.1 1998
All entrances, foyers, corridors, lifts in public areas and communal
facilities of multi-unit dwellings shall be accessible to a person in a
wheelchair in accordance with the provisions of AS1428.1,
Australian Standard, Design for access and mobility.
Wherever practicable, finishes to walls, floors, ceilings and lifts and
the light and other fittings in the public areas of multi-unit dwellings
are required to be vandal resistant.
The entrances, foyers and corridors of multi-unit dwellings are
required to be secure and well lit.
All entrances including external stairwell entrances are required to
be protected from the weather.
Living area
Living room sizes shall approximate, but be no less than:
AS4299 1995
AS1428.1 1998
for a one bedroom dwelling
13m2
for a two bedroom dwelling
15m2
for a three bedroom dwelling
17m2
for a four bedroom dwelling
19m2
for a five or more bedroom dwelling
21m2
Corridors shall be a minimum of 1000 mm wide. Door approaches
shall comply with AS1428.1, Australian Standard, Design for access
and mobility.
In all potentially accessible dwellings sufficient circulation space to
manoeuvre a wheelchair shall be provided in the living areas, meals
area/family room and utility areas. This may be largely achieved by
adopting an open plan design and minimising the use of corridors
without substantially increasing the overall size of the dwelling.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 16
2. Construction Standards
Meals area/family room
The meals area/family room sizes shall approximate but be no less
than:
for
for
for
for
for
a
a
a
a
a
one bedroom dwelling
two bedroom dwelling
three bedroom dwelling
four bedroom dwelling
five or more bedroom dwelling
7m2
8m2
10m2
11m2
13m2
Bedrooms
Bedrooms shall not be accessed directly from another bedroom,
kitchen or utility area.
As the bedrooms in family dwellings are required to be able to
accommodate two residents, all bedrooms shall approximate but be
no less than 11m2.
Note:
Each bedroom shall be able to be furnished with two single
beds (2000 mm long x 900 mm wide), two bedside tables
and one chair plus either one dressing table or one writing
desk.
In all potentially accessible dwellings one bedroom shall be no less
than 13m2 with a minimum width of 3200 mm in order to provide
sufficient circulation space for a resident in a wheelchair.
The bedroom may not comply with AS4299 or AS1428.1 but, within
the limits of an area of 13m2 to 14m2, be designed to optimise
wheelchair access and provide space for either two single beds or
one standard double bed.
This bedroom shall be located on the ground floor to facilitate
access to the bathroom and living areas.
Note: Lockable doors to bedrooms are not preferred as they limit
use of doors as a means of egress in the case of fire or
other emergency.
A full height built-in wardrobe (minimum 1800 mm wide x 600 mm
deep) with hanging rod, shelves, four-drawer insert and
doors shall be provided in each bedroom.
Note:
Built-in wardrobes are to be included in the calculation of
the minimum bedroom sizes.
Storage
Separate cupboards for the storage of linen and cleaning utensils
(linen cupboard and broom cupboard) shall be provided to all
dwellings. The minimum dimensions for each cupboard shall be
650 mm wide x 450 mm deep x 2000 mm high.
Skylights
Skylights are not to be used to provide the only source of natural
light to habitable rooms, except kitchens where unavoidable.
Where provided, skylights shall be installed with a translucent
diffuser panel at ceiling level unless the skylight itself is double
glazed.
E
Skylights are not preferred in bedrooms or living areas.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 17
2. Construction Standards
Utility Areas
AS4299 1995
Kitchen
In all potentially accessible dwellings a minimum width of 2700 mm
in the kitchen area shall be provided to allow sufficient circulation
space for a client in a wheelchair to approach all appliances and
cupboards in accordance with AS4299, Australian Standard,
Adaptable housing.
Note:
A 2700 mm width will provide 1550 mm clearance between
cupboards to both walls.
Cupboard/storage space and work benches
Kitchen cupboards shall provide the following minimum storage
space per household:
for a one bedroom dwelling
2.0m3
for a two bedroom dwelling
for a three bedroom dwelling
for a four bedroom dwelling
2.4m3
3.1m3
3.4m3
for a five or more bedroom dwelling
3.8m3
A childproof lock shall be provided to one self-contained kitchen
cupboard in all family dwellings.
AS4299 1995
Sufficient work bench areas (appropriate for the size of the
household) shall be provided, the surface of which shall be suitable
for the preparation of food. At a minimum, a work bench of 800
mm in length shall be located adjacent to the oven, or cooktop, and
to the refrigerator space.
L
Refrigerator space
AS4299 1995
A minimum 1800 mm high x 900 mm wide x 650 mm deep space is
required for a refrigerator.
L
Splash backs
AG 601 1995
All sinks, cooktops and work benches shall have a 300 mm high
impervious splash back (preferably ceramic tiling).
Elevated stoves, where provided, are required to have an
impervious splash back (preferably ceramic tiling) to 600 mm above
bench level. Where a rangehood is placed over the cooktop,
ceramic tiling shall be provided above the cooktop to the underside
of the rangehood/cupboards.
Sinks
A 1½ centre bowl stainless steel sink with double drainer shall be
provided to all family dwellings.
AS4299 1995
In potentially accessible dwellings the depth of the main sink bowl
should be a maximum of 150 mm.
Bathroom
One bedroom dwellings shall be provided with a combined
bathroom, laundry and toilet. Two or three bedroom family
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 18
2. Construction Standards
dwellings shall have a separate bathroom, toilet and laundry.
Family dwellings with four or more bedrooms shall have an
additional separate toilet located, wherever practicable, adjacent to
the laundry.
AS4299 1995
In all potentially accessible dwellings, provide a visitable toilet a
minimum of 1000 mm wide and 2000 mm deep in accordance with
AS4299, Australian Standard, Adaptable housing with the door
opening outwards, and located adjacent to the bathroom to allow
for its incorporation into the bathroom, should this be required at a
later date.
L
The total area of the accessible bathroom and toilet, when
combined, shall be a minimum of 6.5m2 with a configuration to
allow sufficient circulation space for a resident in a wheelchair in
accordance with AS4299, Australian Standard, Adaptable housing.
L
The bathroom in family dwellings shall have a walk-in shower
recess (i.e. with shower base with lip installed at floor level) and
shower screen, together with a separate bath.
In all potentially accessible family dwellings the bathroom shall have
a stepless shower, the details of which, together with any additional
requirements, are outlined in section 2.7 of this chapter, together
with a separate bath.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 19
2. Construction Standards
Two-storey dwellings
A toilet shall be provided on each floor. Where practicable, the
ground floor toilet shall be located adjacent to the laundry.
In the case of family dwellings with four or more bedrooms, the
additional toilet shall be located so that it meets the requirement of
providing a toilet on each floor of the dwelling.
Common requirements
SAA MP64
1995
AS4299
1995
In addition to those outlined above, each bathroom shall contain the
following fittings:
as a minimum, an A rated water saving shower head for all
mains pressure hot water systems, with a AAA to be preferred
should water pressure allow;
shower taps and controls accessible from outside the shower
area with the water stream directed away from the shower
entrance;
a recessed soap holder located in the shower area;
one towel rail, a minimum of 600 mm long, for every two
residents;
a vanity unit a minimum of 750 mm wide x 400 mm deep in
family dwellings and a minimum of 600 mm wide x 400 mm
deep in singles and older persons dwellings;
a mirror fronted cabinet mounted above the vanity unit; and
in bathrooms located above the ground floor, a floor waste with
the floor graded 1:100 towards the waste.
The shower area (and surrounding area where required) shall be
waterproofed in accordance with AS3740, Australian Standard,
Waterproofing of wet areas within residential buildings. Where
provided, ceramic tiling shall extend to a height of 1800 mm above
finished floor level.
AS3740 1994
E
Wherever practicable, sanitary plumbing shall be concealed.
Toilet
BCA 1996
SAA MP64 1995
All toilets shall contain a WC pan and hand operated dual flush
cistern fitted with a lever action or enlarged push button flushing
control located between 800 and 1100 mm above finished floor
level. The WC pan shall be connected to a public sewerage system
or a septic tank system approved by the relevant authority.
A toilet paper dispenser shall be located adjacent to the WC pan.
E
Privacy latches may be installed in toilets in dwellings housing
unrelated persons.
Note: All toilet doors are to open outwards to facilitate access.
Grabrails
AS4299 1995
In potentially accessible dwellings with framed walls, reinforced
areas for the subsequent installation of grabrails shall be provided
in the bathroom, shower recess and toilet in accordance with
AS4299, Australian Standard, Adaptable Housing.
Laundry
A room with laundry facilities shall be provided to every dwelling. A
laundry cupboard is sufficient for one bedroom units.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 20
2. Construction Standards
AS4299 1995
In all potentially accessible dwellings allow sufficient circulation
space for a client in a wheelchair to approach all appliances and
cupboards in accordance with AS4299, Australian Standard,
Adaptable housing.
Common requirements
Each laundry, or laundry area located within a bathroom, shall
contain the following facilities:
a stainless steel laundry trough with a 200 mm high impervious
splash back (preferably ceramic tiling), hot and cold water taps,
an overflow suds bypass and washing machine waste outlet;
space for a washing machine (900 mm wide x 600 mm deep)
adjacent to the trough with hot and cold washing machine taps
located so that either a front or top loading washing machine
may be installed;
a visible horizontal timber batten mounted 1800 mm above
finished floor level and located above the washing machine to
provide secure fixing for a clothes dryer; and
a cupboard with minimum dimensions of 450 mm wide x 450
mm deep x 2000 mm high.
BCA 1996
Note:
The OoH does not provide washing machines or clothes
dryers to individual dwellings.
Laundries shall be located on the ground floor wherever practicable.
Wherever practicable, the clothesline shall be able to be accessed
from the laundry without passing over carpeted areas.
All family dwellings (i.e. with two or more bedrooms) shall be
provided with a poisons cupboard with a childproof door lock
located in the laundry.
Multi-unit dwellings
Each unit shall be provided with individual laundry facilities located
within the dwelling.
Windows
Aluminium windows are required to be used wherever practicable.
Consideration shall be given to window frame design to minimise
heat loss and gain.
Fixed vents shall be provided to windows in toilets and bathrooms.
BCA 1996
Note:
Louvre windows shall not be used.
Housing Standards Policy Manual: Version 1.4
E
Chapter 2 – Page 21
2. Construction Standards
Window fittings that are easily gripped by the hand should be
located at an accessible height for ease of use by the resident.
AS4299 1995
BCA 1996
Whilst meeting the BCA requirements for the provision of light
and ventilation and allowing for a resident to clean windows
from the inside, window openings in dwellings greater than
two storeys in height shall be permanently restricted to a
maximum of 125 mm.
Note:
AS1288 1994
Rescode Solar Access and
Energy Efficiency Practice
Notes and Standards
L
Security screens such as roller shutter screens or bars
shall not be fitted to windows.
All glazing shall be in accordance with AS1288, Australian
Standard, Glass in buildings - Selection and installation.
Eaves and external shading to windows
All dwellings should be protected by means of effective eaves,
especially where windows and doors are located on western
walls.
Two-storey dwellings should have effective eaves to all second
storey windows with ground floor windows protected by the
use of landscaping and building orientation where practicable.
Note:
E
The OoH does not supply external awnings to family
dwellings (i.e. with two or more bedrooms).
Window furnishings
Internal Holland blinds shall be provided to the windows of all
habitable rooms and bathrooms that do not have obscure
glazing.
FRMG
Window furnishings (i.e. Holland blinds) are to be flame
retardant or treated with flame retardants to minimise the risk
of ignition. The current supplied item complies with this
requirement.
SI
Boxed pelmets extending beyond the window frame to allow
for curtains to be drawn completely away from the glazed area
together with curtain rod brackets shall be provided to the
window surrounds in all habitable rooms.
E
Note:
Vertical blinds shall not be provided.
Flywire screens
Metal flywire screens are required to one openable window per
room and to all fixed vents.
External doors
Doors
AS2688 1984
External (entry) doors shall be flush panel solid doors with
blockboard or particleboard core. All external doors shall have
three hinges and paint grade veneer door facings and shall be
fitted with door stops.
Housing Standards Policy Manual: Version 1.4
Ps
Chapter 2 – Page 22
2. Construction Standards
Note:
No sidelights or glazed panels shall be provided with
doors. If additional natural light is required, a fixed
glazed highlight located above the doorway shall be
provided.
All external doors shall be a minimum of 920 mm wide.
Note:
AS4299 1995
FRMG
FRMG
A 920 mm wide door should give a clear door opening
of 850 mm.
L
All doors of a dwelling on an exit or escape path shall be
readily openable without a key (at all times) from the side that
faces a person exiting the dwelling.
Ensure that the entry door and the corresponding security or
flywire door are hinged on the same side.
Multi-storey dwellings
All doors (other than the doors of a dwelling) on an exit or
escape path shall be readily openable without a key (at all
times) by a single handed single action from the side that faces
a person exiting the building.
Weather seals
All external entry doors shall be draught free and include
weather seal protection to the bottom of the door.
Note:
“Weather seal protection” means a draught excluding
device fitted to the bottom of the door.
E
Security and flywire doors
AS2804.1 1995
Security doors are provided to the main front entry only of all
dwellings.
Note: A security door may be provided to the rear entry when
the rear yard is not fenced and enclosed from public
open space.
Security doors are not provided to sleepouts that are in an
enclosed yard. However, peepholes may be provided.
Ps
SI
Half panel steel flywire doors
AS2688 1984
A steel half panel flywire door shall be provided to the rear
entry of all dwellings.
Ps
Note: The half panel steel flywire door is a derivative of the
security door. The lower half of the door is sheet metal and
the door has no locks but a snib on the inside.
SI
Internal doors
Ps
Internal doors shall be flush panel doors with a honeycomb
core and hardboard facings. Hinged doors are preferred
except in potentially accessible dwellings where, to provide
adequate access or circulation space, a cavity or surfacemounted sliding door is required. All doors shall be fitted with
door stops.
All internal doors shall be a minimum of 920 mm wide.
Note:
An 920 mm wide door should give a clear door opening
of 820 mm.
AS4299 1995
Housing Standards Policy Manual: Version 1.4
L
Chapter 2 – Page 23
2. Construction Standards
Door furniture
AS1428.1 1998
Fit door handles at a height of between 900 and 1100 mm
from finished floor level. Door handles shall be of a type that
may be, where required, readily replaced with lever type
handles operable with one hand that comply with the
requirements of AS1428.1, Australian Standard, Design for
L
access and mobility.
Provide D-pull handles a minimum size of 150 mm to drawers,
wardrobes and cupboards, located towards the top of below
bench cupboards and towards the bottom of overhead
cupboards.
L
Security door locks
Locks
RTA 1997, s.70
AS4145.2 1993
Security doors are required to be fitted with good quality locks
that are key operated externally and openable without a key
from the inside.
Ps
Entry door locks
AS4145.2 1993
Entry doors (front and rear) are required to be fitted with good
quality dead locks that are key operated externally and
openable without a key from the inside.
Ps
Master key systems
Master key systems are required only to older persons housing
developments.
Window latches
RTA 1997, s.70
BCA 1996
Windows are to be secured by appropriate catches. Whilst
meeting the BCA requirements for the provision of ventilation
and allowing for a resident to clean windows from the inside,
window openings in dwellings greater than two storeys in
height shall be permanently restricted to a maximum of 125
mm.
Note: The OoH does not provide keyed window locks as they
limit use of the windows as a secondary means of egress in the
case of fire or other emergency.
Sash-fastening devices such as pin catches may be provided to
openable windows that form part of a boundary directly
adjoining public open space. Such devices are to be capable of
securing the window in a closed position and shall be able to
restrict the opening of the window to 125 mm.
Floor Finishes
Carpets
Provide hard-wearing domestic polypropylene carpet and
underlay to the main living room, bedrooms and corridors of all
dwellings.
FRMG
High Rise buildings with:
Solution Dyed Nylon (SDN) carpet shall be provided with
either Bridgestone ‘Airstep Black Comfort’ rubber
underlay.
Housing Standards Policy Manual: Version 1.4
Ps
SI
Chapter 2 – Page 24
2. Construction Standards
Single low-level dwellings with:
Polypropylene carpet shall be provided with either
Bridgestone rubber or Dunlop polyurethane underlay.
Note: The current supplied item carpet and underlay comply
with AS/NZS 2455 and AS 4288.
Vinyl
AS2055.1 1985
Sheet vinyl flooring with a 2 mm wear layer (not including
laminations, plastics and fibrous materials) shall be provided to
the kitchen and meals/ family area and the bathroom(s), laundry
and toilet(s).
Note:
Vinyl floor tiles should not be used.
Ceramic tiles
In potentially accessible dwellings with a stepless shower
installed, provide slip-resistant ceramic tiles to the bathroom
floor, including the shower recess, extending to a height of 150
mm above finished floor level.
Paintwork
The painting of dwellings plays an important role in both the
protection of the internal and external fabric and the
enhancement of the amenity provided to the tenant.
General
The main objective of painting is to provide a finished surface
that is free from any defects and has good paint coverage. This
means that all surfaces have been correctly prepared and that
the final paint finish is not transparent. The number of coats of
paint required to achieve non-transparency depends on the
surface being painted, consequently, the number of coats of
paint may vary. The minimum coats of paint required are:
primer to all bare timber, steel, etc;
sealer to all bare plaster or filling materials, masonry, etc;
undercoat and one finish coat for enamel systems; and
two finish coats for acrylic systems.
Latex (acrylic) systems
Latex (acrylic) systems as follows should be used in all new
dwellings:
Walls and ceilings to living areas - low sheen acrylic latex.
Living areas means meals area/family room, lounge,
bedrooms and corridors.
Walls and ceilings to wet areas - semi gloss acrylic latex.
Wet areas means kitchen, bathrooms, laundry and toilets.
Wood and metal work - full gloss acrylic latex. Wood and
metal work means cupboard doors, skirtings, architraves,
doors, window, reveals, handrails, weatherboards, trims,
spouting, gables, soffits and any wall claddings and where
provided, front fencing, outbuildings, sheds and carports.
All paints used for the painting of dwellings are required to be
Australian Paint Approval Scheme approved materials.
Housing Standards Policy Manual: Version 1.4
Ps
Chapter 2 – Page 25
2. Construction Standards
Colour schemes
The choice of colours selected for painting has an affect on the
aesthetics of the dwelling, but also has an influence on the cost
of painting.
Strong and bold colours often require additional sealer coats
before repainting. For this reason pastel and mid tone colours
only should be specified.
The differing types of colours used in a scheme may affect the
cost of painting. The more colour changes specified increases
the labour required and, as a result, the cost. This should be
considered when specifying colour schemes.
Insulation
Ceiling, wall and roof
Provide thermal insulation for ceiling and walls to the following
minimum standard:
R1.5 batts and reflective foil to all brick veneer walls and R1.5
batts to all other external walls; and
R2.5 batts and reflective foil sarking under the roofing
material.
Note: Loose insulation material is not permitted.
Building Services
AG 601 1995
E
Services separately metered
All services such as water, electricity and gas to all dwellings,
including multi-storey dwellings, and to communal facilities and
services, are to be separately metered.
Gas and water meters are to be located so as not to impede
pathways and shall be accessible to meter readers.
Water
BCA 1996
All dwellings shall have hot and cold water to sinks, basins,
baths, showers, troughs and washing machine taps.
A garden tap shall be provided to the rear and, where
appropriate, to the front of all dwellings with private open space
or as required by town planning requirements.
Where mains water is not available, water tanks are to be
provided.
Shared water outlets shall be avoided and installed only to
communal areas.
Communal areas
Water for communal areas shall be provided via a separate
meter.
A garden tap (located in a public area) is required to the front
and rear of multi-unit blocks in order to service communal
landscaped areas and to provide car washing facilities to
common car parking areas.
Water pipes
Copper or polymer water pipes specified in AS3500, Australian
Standard, National plumbing and drainage may be used for
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 26
2. Construction Standards
AS3500 1998
water reticulation except in multi-storey or exposed locations
where all water pipes shall be of copper.
All externally exposed hot water pipes shall be insulated with, as
a minimum, 15 mm pipe insulation suitable for use in external
exposed applications. Dead legs on hot water pipes shall not
exceed 2000 mm.
Note:
Insulated pipes shall also be used in reticulated heating
systems.
Gas
Natural gas shall be the prime source of energy for heating, hot
water and cooking for all dwellings where reticulated natural gas
is available.
AG 601 1995
E
In those areas where reticulated natural gas is not available, the
following sources of energy will be provided:
heating - off peak electricity;
domestic hot water - off peak electricity; and
cooking - day tariff electricity.
Telephone
AS4299 1995
Electrical Services
FRMG2000
A
S3000
All dwellings are required to have one telephone point located
either in the kitchen or living area, adjacent to a GPO.
Note:
The OoH does not pay connection fees or provide
telephones.
Residual current devices
(RCDs)
Switchboard type RCDs shall be provided to all general power
outlet and lighting circuits.
RCDs are not required to circuits for fixed electric cooking
appliances such as ranges, ovens or hotplates.
Power outlets
The following double general purpose outlets (GPOs) are
required:
Bedrooms
2
Living room
3
Dining room (meals area)
1
Corridor/passageway
1
Kitchen
GPO for refrigerator
3
… …….1
Laundry
2
Bathroom
Combined bathroom/laundry/toilet
Note:
1
2
The refrigerator GPO shall be easily reachable when the
refrigerator is in its operating position.
One GPO should be adjacent to the telephone outlet.
AS4299 1995
Each GPO shall be supplied with neon indicators and mounted
either 600 mm or, where appropriate, 900 to 1100 mm above
finished floor level (in line with the light switches) and not less
than 500 mm horizontally from internal corners.
Housing Standards Policy Manual: Version 1.4
L
Chapter 2 – Page 27
2. Construction Standards
Locate GPOs in the kitchen (for appliances) 300 mm above
bench tops with at least one GPO located within 300 mm of the
front of the bench.
AS4299 1995
L
In the bathroom the GPO shall be located adjacent to the mirror.
Lighting
BCA 1996
AS4299 1995
As a minimum, all dwellings shall have the following electric
incandescent light outlets (light bulb type) and associated
switches mounted between 900 and 1100 mm above finished
floor level in line with and, where practical, adjacent to the door
handles:
Bedrooms
1
Living room
2
Dining room (meals area)
1
Corridor/passageway
Kitchen
L
as required
2
Bathroom
1
Laundry
1
Toilet
1
Note: In two or more storey dwellings a two-way light switch
shall be fitted to stair lights.
All dwellings shall have the following electric incandescent light
outlets and fittings:
Front entrance, external
1
Rear entrance, external
1
Each dwelling shall have the potential to increase the
illumination level to a minimum of 300 lux if required at a later
date.
AS4299 1995
L
Multi unit dwellings
In multi-unit developments vandal proof security lighting shall be
provided to those communal areas that are used by different
households and the public such as car parks, pathways, foyers,
stairwells and communal facilities.
Where practicable, energy efficient light fittings, for example
compact fluorescent globes, shall be used.
E
Pathway lighting should be positioned at a low height to reduce
glare and provide a minimum illumination level of 50 lux at
ground level.
AS4299 1995
Appliances
Controls on appliances should be easily gripped by the hand and
located in a safe and accessible position for ease of use.
AS4299
1995
L
Stoves
BCA 1996
Family dwellings (i.e. with two or more bedrooms) shall be
provided with an upright 4-burner stove complete with a griller
and oven.
Ps
The stove shall be located at least 450 mm from any corner of a
room or doorway, with sufficient clearance provided to facilitate
cleaning and shall be securely attached to the floor at the rear to
prevent tilting.
SI
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 28
2. Construction Standards
At a minimum, a work bench shall be provided to one side of the
stove.
AS4299 1995
The controls shall be located at the front of the stove and either at
the side or front of the cooktop and shall have raised cross bars
for ease of grip.
L
Where gas ovens are provided in buildings more than 3 storeys,
i.e. where sprinklers are to be installed, cook tops will be provided
with gas cut-off devices in case of fire.
FRMG
BCA 1996
Heating
Ps
All dwellings shall be provided with an efficient space heater of
sufficient size to heat the main living area. A rear register to an
adjacent living area may be installed where practicable.
SI
A minimum standard of 4 stars for all gas space heaters is
required with preference being given to heaters with a higher
rating.
E
Note: Ducted central heating is not a preferred option due to fire
spread and operating cost issues.
Individual heaters shall be fixed in position and constructed,
installed and guarded in accordance with appropriate Australian
Standards and the Building Code of Australia.
Note:
Open fireplaces, slow combustion wood heaters or other
combustion heaters are not to be used.
Hot water units
Hot water units shall be provided to all dwellings with the
following capacity:
90 litre gas or 250 litre off-peak electric to properties with
one bedroom.
135 litre gas or 315 litre off-peak electric to properties with
two or three bedrooms.
Ps
SI
170 litre gas or 400 litre off-peak electric to properties with
four or more bedrooms.
Hot water units are to be located as close as practicable to the
hot water outlets.
Note: External, storage model hot water services are preferred
where practicable.
Note:
PSR 1998
PSR 1998
Instantaneous day rate electric hot water systems shall
not be used, however, continuous flow gas systems with
a minimum rating of 4 stars may be used where the
installation of storage units is not practical.
E
Hot water supply systems shall comply with the requirements of
the Plumbing Standards Regulations 1998, Part 4 - Hot water
supply systems.
Performance Requirement
Hot water reticulation shall be capable of delivering hot water to
the bathroom(s) at less than 50oC and simultaneously to the
other wet areas at the temperature recommended by the
manufacturer of the hot water unit.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 29
2. Construction Standards
Ventilation
BCA
1996
AS2681
1984
Exhaust fans
An exhaust fan shall be provided to the bathroom and laundry.
The fans are required to be vented as follows:
In dwellings with tiled roofs, fans may be ventilated into the
ceiling space.
In dwellings with metal deck roofs, fans shall be ducted and
flued through the ceiling and discharged externally via a cowl.
BCA 1996
Note:
WCs.
Exhaust fans are not generally provided in separate
Fixed ventilation
Fixed ventilation in walls is not required.
Rangehoods
AS2682 1984
Plumbing
AS4299 1995
A rangehood, ducted and vented externally wherever
practicable, shall be provided to the kitchen over the cooktop.
Note:
Ps
Recirculating rangehoods should not be used, except
where the installation of a flued rangehood is
impractical.
Sanitary plumbing shall be concealed where practicable.
In all potentially accessible dwellings ensure that the sanitary
plumbing is positioned so that it is suitably placed for the
subsequent adaptation of the area to a combined accessible
bathroom and toilet.
Consideration should be given to the direction of water flow in
guttering and the positioning of downpipes to allow for the
possible future collection of rainwater in water tanks, which
would generally be located, adjacent to the utility areas of the
dwelling.
E
Taps
AS4299 1995
Television
Kitchen, laundry and bathroom taps shall have lever type or
capstan style handles with a single outlet for ease of use.
L
Singles and family dwellings
One TV aerial point complete with a cable to the roof shall be
provided in the living area of each dwelling.
Note:
A TV aerial is not provided.
Multi-unit dwellings and older persons units
A TV aerial point with cable to a Master Antenna Television
(MATV) system shall be provided in the living area of each unit.
An antenna, suitable for the number of outlets, is provided to
MATV systems.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 30
2. Construction Standards
Fire Risk
Management
Fire risk management compliance shall be in accordance with the
requirements of the current edition of the Department of Human
Services Capital Development Guidelines - Fire Risk Management
Policy and Procedures, Fire Risk Management Engineering Guidelines
FRMG
and the guidelines for specific occupancy types, plus any additional
provisions required by regulation, code, statute and these Standards.
Smoke alarms
BCA 1996
BCC, Practice Note 27, 1996
AS3786 1993
Smoke alarms are required to each storey of all dwellings including
sleepouts and movable units.
All smoke alarms shall be connected to a mains powered lighting
circuit and shall be inter-connected where more than one smoke
alarm is provided in a dwelling.
Smoke alarms shall be of the sealed type, mains powered with a
rechargeable battery, test button and with a minimum five-year
guarantee.
Ionisation type
Ionisation type smoke alarms (with hush control) shall be provided in
areas where a corridor separates bedrooms from living rooms.
Ps
Photo-electric type
Photoelectric type smoke alarms shall be installed only in units
characterised by confined spaces, eg. bedsitters, movable units and
some singles and older persons units where the cooking area is close
to the bedroom(s).
Visual warning devices
AS4607 1999
AS1428.2 1992
Dwellings that are to be occupied by tenants with a serious hearing
impairment shall be provided with a visual alarm system to augment
the smoke alarm(s), fitted to comply with AS4607, Australian
Standard, Personal alarm systems.
Multi-storey dwellings
BCA 1996
FRMG
A minimum of one smoke alarm is to be provided to each storey of
dwellings with two or more storeys.
The occupant warning system for multi-storey dwellings shall be
tailored specifically to each building and its emergency evacuation
strategy.
Manual call points
Multi-storey dwellings
FRMG
Consideration should be given to providing manual call points for
residents to raise a building-wide alarm, unless there is a likelihood of
vandalism and/or deliberate false alarms.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 31
2. Construction Standards
Wall and ceiling linings
FRMG
Fencing
FA 1968
Wall and ceiling linings shall be non-combustible in all new dwellings.
The OoH contributes to the erection and repair of dividing fences in
accordance with the Fences Act 1968.
Note:
Owners of adjoining land are required to contribute 50% of
the cost of standard fencing where fencing work is carried out
in accordance with the Fences Act 1968.
Front fencing
Where provided, front fencing shall harmonise with the
Rescode Front Fence Standards neighbourhood character. Preference should be given for the use of
durable, non-maintenance intensive products.
Boundary fencing
Family dwellings
BR 1994
Private enclosed space, with boundary fencing to the rear and sides
of the property, shall be provided in accordance with municipal
planning requirements and the Building Regulations 1994.
Where practicable, the private enclosed space (rear yard) shall be
accessible to the front of the property by means of side gates.
Matching wing fencing (where practicable) shall be provided to
ensure the rear yard is enclosed with double gates installed on the
drive side of the property.
The type and style of fencing shall be appropriate to the fencing
styles of the neighbourhood. The preference for boundary fencing is
timber paling, 1650 mm nominal height from the ground, continuing
to the front of the property and raked to a height common to the
local streetscape or, in the case of corner properties, as legally
required.
Note: Fencing in nominated termite prone areas shall be termite
resistant.
Landscaping
General
Low maintenance landscape works shall be provided to protect any
existing plants and incorporate appropriate tree planting.
Consideration shall be given to:
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page 32
2. Construction Standards
MDH Guide
planting semi-mature trees in open space along boundaries
adjacent to neighbouring open space;
planting in areas allowing sufficient open space for spreading tree
canopies; and
landscape designs to ensure structural protection of existing and
proposed buildings from root damage.
Existing trees should be retained wherever practicable.
As a guide, plants that are known to be reliable and hardy shall be
used.
Communal open spaces
All communal areas and common use facilities shall be accessible to a
person in a wheelchair.
Private open spaces
Private open spaces are for the use of individual tenants and are to
be maintained by the tenants. The following shall be provided:
Single dwellings - family housing
Lawn sown over the whole allotment.
For properties of less than 500m2, three trees (one or two in front
garden, balance in rear yard).
For properties over 500m2, five trees (two or three trees in front
garden, balance in rear yard).
Dual occupancy - family housing
Lawn sown over the whole allotment.
5-10m2 of mulched garden bed with shrubs adjacent to each front
entry area.
For units with the entry area abutting the street, two trees in front
to enhance the streetscape.
Where appropriate, three trees on the site.
Multi-unit dwellings - family housing
5 -10m2 of mulched garden bed with shrubs adjacent to each front
entry area.
The remaining areas to be lawn, with an appropriate tree-planting
scheme for the whole development.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 33
2. Construction Standards
2.7 Additional Standards for Singles and Older Persons
Dwellings
The following additional standards shall apply to the construction of dwellings for singles and
older persons.
Accommodation Type
General
One bedroom units are preferred by the OoH for the
accommodation of singles and older persons; the construction of
bedsitters is not a preferred option.
External Areas
Car parking
Off-street car parking for older persons units shall be provided as
follows:
Country regions - one car space per 2.5 dwellings.
Metropolitan regions - one car space per 3 dwellings.
Note:
The number of car parks may be varied only if a planning
permit cannot be otherwise negotiated with the responsible
authority.
For singles units, off-street car parking for one car per dwelling shall
be provided.
Car park layout and design should comply with applicable Rescode
Practice Notes for Car Parking.
Rescode
AS2890.1 1993
Sufficient space shall be allowed to provide, if required, hardsurfaced, level (i.e. a maximum gradient of 1:40) car parking
spaces to cater for residents with a wheelchair in accordance with
AS2890.1, Australian Standard, Parking facilities.
Car parking shall be designed to ensure a continuous path of travel
from the vehicle parking area to the front entry of each unit in
accordance with AS1428.1, Australian Standard, Design for access
L
and mobility.
Where practicable, a clear line of sight from a well-lit vehicle dropoff point to a safe pedestrian entry point should be provided.
Car washing facilities
AS1428.1 1998
Provide either a suitably located and drained car washing area with
water tap or, where appropriate, water taps located adjacent to the
common car parking areas.
Wheelchair access
All singles and older persons dwellings shall be accessible by
persons who use wheelchairs.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 34
2. Construction Standards
Paving and driveways
Provide continuous, slip-resistant, hard-surfaced pathways with an
unobstructed width of 1000 mm from:
the front boundary/gate to the front door;
L
the off-street car park to the front door of the unit (where
practicable, this should be incorporated in the above); and
the rear/laundry door to the clothesline.
AS4299 1995
Ensure that there is a continuous accessible path of travel from the
street frontage to the front entry.
Within a housing development, provide continuous, slip-resistant,
hard-surfaced pedestrian pathways with an unobstructed width of
1000 mm. Pedestrian pathways should be separate from any
internal roadways.
AS1428.1 1998
All paving and finishes on ramps, pathways and landings shall have
a slip-resistant surface with a texture easily traversable by a
wheelchair and gradients in accordance with AS1428.1, Australian
Standard, Design for access and mobility.
Main entries
A roofed sheltered area immediately outside the front entrance is
required to all dwellings.
AS1428.1 1998
The main front entrance and rear entrances shall be ramped where
required with a level, slip-resistant, hard-surfaced landing area, a
minimum of 1550 x 1550 mm, at both entrances. Ramps shall have
an unobstructed minimum width of 1000 mm, a maximum gradient
of 1:14 and a handrail(s) in accordance with AS1428.1, Australian
L
Standard, Design for access and mobility.
Where an entry requires steps, the entry shall be designed to have
the capability to incorporate a ramp, as detailed above, if required
in the future.
AS4299 1995
External landings shall be level (maximum gradient of 1:40) with a
low threshold to exclude water and allow for the smooth transition
of a wheelchair in compliance with AS4299, Australian Standard,
Adaptable housing.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 35
2. Construction Standards
Rear Yard
Amenities
Garden cupboards
Where practicable, singles and older persons dwellings shall be
provided with an external garden cupboard, approximately 1200 mm
wide x 1500 mm high x 400 mm deep. Garden cupboards should be
fixed to a fence or the dwelling, whichever is the more practical.
Note:
The OoH does not provide padlocks or other locks for garden
lockers of cupboards.
Clotheslines
One external clothesline, either rotary clothes hoist or paraline type,
with a minimum effective clothesline length of 15 metres or, where
space constraints exist, a paraline with a minimum effective clothesline
length of 8 metres, shall be provided for each dwelling with private
open space.
Ps
Wherever practicable, the clothesline should be able to be accessed
from the laundry facilities without the need to pass over carpeted
areas.
Internal Areas
Living areas
The living room of singles and older persons dwellings shall
approximate, but be no less than, 13m2.
AS4299 1995
AS1428.1 1998
Corridors shall be a minimum of 1000 mm wide. Door approaches
shall comply with AS1428.1, Australian Standard, Design for access and
mobility.
To facilitate access and to provide sufficient circulation space to
manoeuvre a wheelchair, an open plan design and minimum use of
corridors may be adopted without substantially increasing the overall
size of the dwelling.
Meals area
The meals area in singles and older persons dwellings shall
approximate, but be no less than, 7m2.
Bedrooms
Bedrooms shall not be accessed directly from another bedroom,
kitchen or utility area.
A full height built-in wardrobe (minimum 1800 mm wide x 600 mm
deep) with hanging rod, shelves and four-drawer insert shall be
provided in each bedroom.
Note: Built-in wardrobes are to be included in the calculation of the
minimum bedroom sizes.
Bi-fold or sliding doors may be fitted to the built-in wardrobe where
circulation space is limited.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 36
1st Bedroom
The first bedroom shall approximate, but be no less than, 13m2 with
a minimum width of 3200 mm in order to provide sufficient
circulation space for a resident in a wheelchair. The bedroom may
not comply with AS4299 or AS1428.1 but, within the limits of an
area of 13m2 to 14m2, be designed to optimise wheelchair access
and provide space for either two single beds or one standard double
bed.
2nd bedroom
The second bedroom, where provided, shall approximate, but be no
less than, 9m2 with a minimum width of 2700 mm.
Storage
AS1428.2 1992
AS1428.2 1992
Shelving in storage units such as wardrobes, cupboards and open
shelving throughout the dwelling shall be at an accessible height
and depth in accordance with AS1428.2, Australian Standard,
L
Rods and hooks in wardrobes shall be a maximum of 1350 mm from
finished floor level in accordance with AS1428.2, Australian
L
Design for access and mobility.
Standard, Design for access and mobility.
Ensure the floors of wardrobes and other cupboards are continuous
with the adjoining floor and have a clear accessible width of 760
mm to provide ease of use by a resident in a wheelchair.
Sliding cupboard doors are preferred where practicable.
Utility Areas
AS4299 1995
Kitchen
The kitchen area shall have a minimum width of 2700 mm to allow
sufficient circulation space for a client in a wheelchair to approach
all appliances and cupboards in accordance with AS4299, Australian
Standard, Adaptable housing.
Note:
A 2700 mm width will provide 1550 mm clearance between
cupboards to both walls.
Cupboard/storage space and work benches
Kitchen cupboards shall provide a minimum storage space of 2m3.
Note:
AS4299 1995
Overhead cupboard space shall be minimised in singles and
older persons dwellings.
Sufficient work bench areas (appropriate for the size of the
household) shall be provided, the surface of which shall be suitable
for the preparation of food. A work bench a minimum of 800 mm in
length, where space permits, shall be located adjacent to the
refrigerator space and the cooktop.
L
Work benches in singles and older persons dwellings shall be postformed to minimise accidents.
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page 38
2. Construction Standards
Refrigerator space
A minimum 1800 mm high x 900 mm wide x 650 mm deep space is
required for a refrigerator.
Sinks
AS4299 1995
A single bowl stainless steel sink with single drainer or, where space
permits, a 1½ centre bowl stainless steel sink with single drainer, shall
be provided to all singles and older persons dwellings. The depth of
the single or main sink bowl shall be a maximum of 150 mm.
Bathroom
Singles and older persons dwellings shall be provided with a combined
bathroom, laundry and toilet. In addition to the common requirements
for bathrooms outlined in section 2.6, each combined bathroom,
laundry and toilet shall contain a stepless shower.
L
The combined bathroom, laundry and toilet shall be a minimum of
7.4m2 in size with a configuration to allow sufficient circulation space
for a resident in a wheelchair.
AS4299 1995
Wherever practicable, sanitary plumbing shall be concealed.
Stepless shower
AS4299 1995
SAA MP64 1995
AS1428.1 1998
AS3740 1994
Provide a shower area of 1100 mm x 1160 mm without steps or kerbs,
its base graded into a waste with a slope of not less than 1:60 and not
greater than 1:40. The remainder of the bathroom area shall be
graded with a fall to the shower waste (or an alternate floor waste) at
a minimum gradient of 1:100.
Provide, as a minimum, an A rated water saving shower handset for all
mains pressure hot water systems, with a AAA to be preferred should
water pressure allow, with flexible heavy duty hose and bracket
together with a shower seat and grabrail located within the shower
area, installed in accordance with AS1428.1, Australian Standard,
E
L
Design for access and mobility.
The shower taps and controls shall be accessible from outside the
shower area with the water stream directed away from the shower
entrance.
The shower area (and surrounding area where required) shall be
waterproofed in accordance with AS3740, Australian Standard,
Waterproofing of wet areas within residential buildings. Where
provided, ceramic tiling shall extend to a height of 1800 mm above
finished floor level.
Provide an aluminium shower rail to enable a curtain to fully enclose
the shower compartment.
Note:
The OoH does not provide shower curtains.
The soap holder for the shower shall be fully recessed and located
between 900 and 1100 mm above finished floor level.
Toilet facilities
Toilet facilities located within the combined bathroom, laundry and
toilet shall include the following:
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 39
2. Construction Standards
BCA 1996
SAA MP64 1995
WC pan and hand operated dual flush cistern fitted with a lever
action or enlarged push button flushing control located between 800
and 1100 mm above finished floor level. The WC pan shall be
connected to a public sewerage system or a septic tank system
approved by the relevant authority.
E
A grabrail fixed to the building structure and located adjacent to the
WC pan.
A toilet paper dispenser located adjacent to the WC pan.
Note: All toilet doors are to open outwards to facilitate access.
Laundry facilities
Laundry facilities located within the combined bathroom, laundry and
toilet shall include the following:
a stainless steel laundry trough with a 200 mm high impervious
splash back (preferably ceramic tiling), hot and cold water taps, an
overflow suds bypass and washing machine waste outlet;
space for a washing machine (900 wide mm x 600 mm deep)
adjacent to the trough with hot and cold washing machine taps
located so that either a front or top loading washing machine may
be installed;
a visible horizontal timber batten mounted 1800 mm above finished
floor level and located above the washing machine to provide a
secure support for a clothes dryer; and
a cupboard with minimum dimensions of 450 mm wide x 450 mm
deep x 2000 mm high.
Note:
Safety and
Support Features
AS1428.1 1998
The OoH does not provide washing machines or clothes dryers
to individual dwellings.
Grabrails
Stainless steel grabrails fixed to the building structure (reinforced areas
as outlined below) shall be provided in the combined bathroom,
laundry and toilet adjacent to the WC pan and in the shower recess in
accordance with AS1428.1, Australian Standard, Design for access and
L
mobility.
Note:
A grabrail is a rail used to provide a steadying or stabilising
assistance to a person engaged in a particular function.
Towel rails shall be of a similar strength to grabrails unless their
appearance is quite distinct to that of the grabrail(s).
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 40
2. Construction Standards
AS4299 1995
Windows
In dwellings with framed walls reinforced areas for the subsequent
installation of additional grabrails shall be provided in the bathroom in
accordance with AS4299, Australian Standard, Adaptable Housing.
Fittings and operating controls
Window fittings that are easily gripped by the hand should be located
at an accessible height for ease of use by the resident.
AS4299 1995
Note:
L
The OoH does not provide keyed window locks as they limit
use of the windows as a secondary means of egress in the
case of fire or other emergency.
External awnings
Singles and older persons units shall be provided with external
awnings of durable nylon construction, easily operable from external
areas, and fixed to all habitable rooms facing west and north.
E
External and internal doors
Doors
All external and internal doors shall be a minimum of 920 mm wide.
Note:
AS4299 1995
A 920 mm wide door should give a clear door opening of 850
mm.
Door furniture
AS1428.1 1998
Fit lever type door handles operable with one hand that comply with
the requirements of AS1428.1, Australian Standard, Design for access
and mobility at a height of between 900 and 1100 mm from finished
floor level.
L
Provide D-pull handles a minimum size of 150 mm to drawers,
wardrobes and cupboards, located towards the top of below bench
cupboards and towards the bottom of overhead cupboards.
L
Locks
All entry doors are required to be keyed alike.
Master key systems
Master key systems are required to older persons housing
developments.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 41
2. Construction Standards
Floor Finishes
Provide a continuous floor level throughout the dwelling with
special attention to areas where there is a change in floor finish.
L
Vinyl
Provide slip-resistant sheet vinyl flooring with a 2 mm wear layer
(not including laminations, plastics and fibrous materials) to the
kitchen and meals area.
Note:
Vinyl floor tiles should not be used.
Ceramic tiles
AS2055.1 1985
Building Services
Provide slip-resistant ceramic tiles to the combined bathroom,
laundry and toilet floor, including the shower recess, extending to
a height of 150 mm above finished floor level.
Telephone
An additional telephone outlet adjacent to a GPO may be provided
in the bedroom.
AS4299 1995
Note:
Electrical
Services
The OoH does not pay connection fees or provide
telephones.
Power outlets
AS4299
1995
Appliances
Each GPO shall be supplied with neon indicators and mounted
either 600 mm or, where appropriate, 900 to 1100 mm above
finished floor level (in line with the light switches) and not less
than 500 mm horizontally from internal corners.
General
Controls on appliances should be easily gripped by the hand and
located in a safe and accessible position for ease of use.
AS4299 1995
BCA 1996 AG 601 1995
AS4299 1995
AG 601 1995
Stoves
Provide an elevated stove, preferably gas where reticulated
natural gas is available, located at least 450 mm from any corner
of a room, cupboard, or doorway with sufficient clearance
provided to facilitate cleaning and securely attached at the rear to
prevent tilting. A work bench shall be adjacent to the cooktop
side of the stove.
The controls shall be located at the front of the stove and either at
the side or front of the cooktop and shall have raised cross bars
for ease of grip.
L
L
SI
Ps
L
Elevated stoves are required to have an impervious splash back
(preferably ceramic tiling) to 600 mm above bench level. Where a
rangehood is placed over the cooktop, ceramic tiling is to be
provided above the cooktop to the underside of the rangehood.
Where gas ovens are provided in buildings more than 3 storeys,
i.e. where sprinklers are to be installed, cook tops will be provided
with gas cut-off devices in case of fire.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 42
Plumbing
Fire Risk
Management
FRMG
Sanitary plumbing shall be concealed where practicable and hot
water pipes under basins, sinks and troughs insulated to prevent
burns to a resident in a wheelchair.
Where practicable, tap sets should be located within 300 mm from
the front of the kitchen sink for ease of operation by a resident in
a wheelchair.
Fire risk management compliance shall be in accordance with the
requirements of the current edition of the Department of Human
Services Capital Development Guidelines - Fire Risk Management
Policy and Procedures, Fire Risk Management Engineering
Guidelines and the guidelines for specific occupancy types, plus
any additional provisions required by regulation, code, statute and
these Standards.
Smoke alarms
BCA 1996
BCC, Practice Note 27, 1996
Smoke alarms may be installed in the bedroom, hallway and living
area as required. All smoke alarms shall be connected to a mains
powered lighting circuit and shall be interconnected where more
than one smoke alarm is provided in a dwelling.
Visual warning devices
AS4607 1999
Fencing
BR 1994
Dwellings that are to be occupied by tenants with a serious
hearing impairment shall be provided with a visual alarm system
to augment the smoke alarm(s), fitted to comply with AS4607,
Australian Standard, Personal alarm systems.
Private enclosed space to single storey singles and older persons
dwellings is required to the rear area only and shall be provided in
accordance with municipal planning requirements and the Building
Regulations 1994. The preference for rear area fencing is timber
paling, 1650 mm nominal height from the ground.
Fenced areas or internal dividing fences to the front of individual
dwellings is not preferred due to ongoing maintenance
considerations.
Perimeter fencing to the front of blocks is permitted in order to
provide a measure of security and defensible space, whilst
enclosing the communal open space.
Where provided, front fencing shall harmonise with the
neighbourhood.
Note:
Housing Standards Policy Manual: Version 1.44
Fencing in nominated termite prone areas shall be termite
resistant.
Chapter 2 – Page 43
2. Construction Standards
Landscaping
Communal open spaces
Low maintenance landscape works shall be provided to protect
any existing plants and incorporate appropriate tree planting to
create an integrated scheme with, as appropriate, trees,
shrubs, lawn and paved surfaces. Consideration shall be given
to:
planting semi-mature trees in open space along boundaries
adjacent to neighbouring open space;
planting in areas allowing sufficient open space for
spreading tree canopies; and
landscape designs to ensure structural protection of existing
and proposed buildings from root damage.
Existing trees should be retained wherever practicable.
As a guide, plants that are known to be reliable and hardy shall
be used.
Note:
All communal areas and common use facilities shall be
accessible to a person in a wheelchair.
Private open spaces
Private open spaces are for the use of individual tenants and
are to be maintained by the tenants.
Multi-unit dwellings - singles housing
Individual entry and service areas should be paved with the
remainder of the area to be provided with mulched garden
beds and shrubs.
An appropriate tree-planting scheme for the whole
development shall be provided.
Multi-unit dwellings - older persons housing
3 - 8m2 of mulched garden bed with shrubs to be provided
adjacent to each front entry area with the remainder as
lawn as part of the communal gardens.
3 - 8m2 of prepared garden beds in the private open space
(rear yard) are to be provided for the tenants’ use with the
remaining area to be paved.
Note:
Housing Standards Policy Manual: Version 1.4
No maintenance intensive finishes such as un-mulched
garden beds or lawn areas are to be provided in the
private open space in singles and older persons
dwellings.
Chapter 2 – Page 44
2. Construction Standards
2.8 Movable Unit Standards
The following standards shall apply to the construction of all new and, where practicable,
relocated movable units.
Movable units are provided to those people who are eligible
and who require accommodation adjacent to, but independent
from, an existing, generally private, household.
General
HA 1983
Note:
A movable unit is deemed not to be a separate
property for taxation or rating purposes.
Movable units are intended to be removed and either
dismantled and relocated to another site, or stored, until
required once the original need no longer exists.
Construction
Movable units are self-contained, approximately 40m2 in size
and comprise a bedroom, living area, kitchenette and an
ensuite bathroom. Movable units are temporary buildings, of
demountable construction and externally clad with fibre cement
sheeting. The roofing is metal sheeting and the internal walls
are lined with plasterboard, cement sheeting or plywood
panelling.
Disability modifications
Access and minor modifications, such as ramps, handrails and
additional grabrails may be readily made to movable units for
clients who have a disability. However, due to the nature of
construction of the movable units, only non-structural
modifications can be made.
HSPM Ch. 10
Other modifications of a minor nature which may be made to
movable units include those for clients with a hearing
impairment and any other modifications outlined in Chapter 10
of this manual which do not necessitate structural work to the
unit.
Note: Timber ramps are preferred due to the temporary nature
of moveable units.
External Areas
Moveable units shall be located as close as practicable to the
main dwelling and existing services.
Paving
Where the main dwelling is privately owned, provide a
600x600mm concrete paver pathway from the rear door of the
main dwelling to the moveable unit.
AS4299 1995
Where the main dwelling is an OoH property, provide a
continuous, accessible, hard-surfaced pathway with an
unobstructed width of 1000 mm and a maximum gradient of
1:14 from the main dwelling to the movable unit.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 45
2. Construction Standards
AS1428.1 1998
All paving and finishes on ramps, pathways and landings
shall have a slip-resistant surface with a texture easily
traversable by a wheelchair and gradients in accordance
with AS1428.1, Australian Standard, Design for access and
mobility.
Steps and stairs
AS1428.2 1992
The configuration of steps to movable units shall comply
with AS1428.2, Australian Standard, Design for access and
mobility.
Note:
L
Steps and stairs may be preferred to ramps by
some clients with a mobility disability such as
some who use a walking frame.
All paving and finishes on steps and stairs shall have a slipresistant surface.
Balustrades
BCA 1996
A balustrade shall be provided to any stairway, ramp,
balcony, verandah or similar situation which is more than
600 mm above the adjacent floor or ground level in
accordance with the requirements of the Building Code of
Australia.
Note:
Any horizontal elements of the balustrade between
150 and 760 mm above the floor must not facilitate
climbing.
Entry
A roofed sheltered area immediately outside the front
entrance is required to all movable units.
AS1428.1 1998
AS4299 1995
Internal Areas
The front entrance may be ramped where required with a
level, slip-resistant, hard-surfaced landing area with a
minimum area of 1550 x 1550 mm. Ramps shall have an
unobstructed minimum width of 1000 mm, a maximum
gradient of 1:14 and a handrail(s) in accordance with
AS1428.1, Australian Standard, Design for access and
mobility.
As movable units are temporary dwellings designed to be
demounted and relocated, consideration should be given
when constructing a ramp to its eventual removal. It is
preferred therefore that substantial concrete ramps are not
constructed.
L
External landings shall be level (maximum gradient of 1:40)
with a low threshold to exclude water and allow for the
smooth transition of a wheelchair in compliance with
AS4299, Australian Standard, Adaptable housing.
Bedroom
A full height built-in wardrobe (minimum 600 mm wide x
570 mm deep) with a hanging rod and shelves shall be
provided in each bedroom.
Bi-fold or sliding doors may be fitted to the built-in
wardrobe where circulation space is limited.
Storage
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 46
2. Construction Standards
A cupboard for the storage of linen and cleaning utensils
(linen and broom cupboard) shall be provided to all units.
The minimum dimensions for each cupboard shall be 450
mm wide x 450 mm deep x 2000 mm high.
AS1428.2 1992
Shelving in storage units such as wardrobes, cupboards and
open shelving throughout the unit shall be at an accessible
height and depth in accordance with AS1428.2, Australian
L
Rods and hooks in the wardrobe shall be a maximum of
1350 mm from finished floor level in accordance with
AS1428.2, Australian Standard, Design for access and
L
Standard, Design for access and mobility.
AS1428.2 1992
mobility.
Sliding cupboard doors may be provided where practicable.
Utility Areas
Kitchenette
Cupboard/storage space and work benches
Movable units shall have a minimum storage space 2m3 in
the kitchenette. It is preferred that overhead cupboards are
kept to a minimum.
Work benches in movable units shall be post-formed with a
surface suitable for the preparation of food.
AS4299 1995
The cooktop and, where practicable, the refrigerator shall
be located adjacent to a work bench which, where space
permits, shall be a minimum of 800 mm in length.
L
Refrigerator space
A minimum 1800 mm high x 900 mm wide x 650 mm deep
space is required for a refrigerator.
Splash backs
AG 601 1995
All sinks, cooktops and work benches shall have a 300 mm
high impervious splash back (preferably ceramic tiling).
Sinks
AS4299 1995
A single bowl stainless steel sink with single drainer or,
where space permits, a 1½ centre bowl stainless steel sink
with single drainer, shall be provided. The depth of the
single or main sink bowl shall be a maximum of 150 mm.
L
Ensuite bathroom
Provide a walk-in shower recess (i.e. with shower base with
lip installed at floor level) with an aluminium shower rail to
enable a curtain to fully enclose the shower compartment.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 47
Note:
SAA MP64 1995
AS1428.1 1998
The OoH does not provide shower curtains.
Provide, as a minimum, an A rated water saving shower
handset for all mains pressure hot water systems, with a
AAA to be preferred should water pressure allow, with
flexible heavy duty hose and bracket together with a
shower seat and grabrail located within the shower area,
installed in accordance with AS1428.1, Australian Standard,
E
L
Design for access and mobility.
AS4299 1995
The shower taps and controls shall be accessible from
outside the shower area with the water stream directed
away from the shower entrance.
AS3740 1994
The shower area shall be waterproofed in accordance with
AS3740, Australian Standard, Waterproofing of wet areas
within residential buildings. Where provided, ceramic tiling
shall extend to a height of 1800 mm above finished floor
level.
Provide a vanity unit a minimum of 600 wide mm x 400 mm
deep with a mirror fronted cabinet mounted above the
vanity unit.
Provide one towel rail, a minimum of 300 mm long.
Note: Towel rails shall be of a similar strength to grabrails
unless their appearance is quite distinct to that of the
grabrail(s).
Toilet facilities
Toilet facilities located within the ensuite bathroom shall
include the following:
BCA 1996
SAA MP64 1995
WC pan and hand operated dual flush cistern fitted with
a lever action or enlarged push button flushing control
located between 800 and 1100 mm above finished floor
level. The WC pan shall be connected to a public
sewerage system or a septic tank system approved by
the relevant authority.
E
A grabrail fixed to the building structure and located
adjacent to the WC pan.
A toilet paper dispenser located adjacent to the WC pan.
Note: Toilet doors shall be open outwards to facilitate
access.
Laundry facilities
Laundry facilities located within the ensuite bathroom shall
include the following:
a stainless steel laundry trough with a 200 mm high
impervious splash back (preferably ceramic tiling), hot
and cold water taps, an overflow suds bypass and
washing machine waste outlet;
space for a washing machine (900 mm wide x 600 mm
deep) adjacent to the trough with hot and cold washing
machine taps located so that either a front or top
loading washing machine may be installed; and
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page 48
2. Construction Standards
a visible horizontal timber batten mounted 1800 mm
above finished floor level and located above the washing
machine to provide a secure support for a clothes dryer
Note:
Safety and Support
Features
The OoH does not provide washing machines or
clothes dryers to individual dwellings.
Grabrails
Provide reinforced areas for the subsequent installation of
grabrails in the ensuite bathroom within the shower recess
and adjacent to the WC pan in accordance with AS4299,
Australian Standard, Adaptable housing.
AS4299 1995
AS1428.1 1998
Windows
Fit stainless steel grabrails to the building structure
(reinforced areas as outlined above) within the shower
recess and adjacent to the WC pan or according to the
tenant’s requirements in accordance with AS1428.1,
Australian Standard, Design for access and mobility.
Note:
A grabrail is a rail used to provide a steadying or
stabilising assistance to a person engaged in a
particular function.
Aluminium windows are required to be used wherever
practicable. Consideration shall be given to window frame
design to minimise heat loss and gain.
A fixed vent shall be provided to the window in the ensuite
bathroom.
Note:
AS4299 1995
AS1288 1994
Louvre windows shall not be used.
Window fittings that are easily gripped by the hand should
be located at an accessible height for ease of use by the
resident.
Note:
L
E
L
Security screens such as roller shutter screens or
bars shall not be fitted to windows.
All glazing shall be in accordance with AS1288, Australian
Standard, Glass in buildings - Selection and installation.
External shading to windows
Where practicable, movable units should be protected by
the use of building orientation and landscaping, especially
where windows and doors are located on western walls.
External awnings
Movable units shall be provided with external awnings of
durable nylon construction, easily operable from external
areas, and fixed to all habitable rooms facing west and
north.
E
E
Window furnishings
Boxed pelmets extending beyond the window frame to
allow for curtains to be drawn completely away from the
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 49
2. Construction Standards
glazed area together with curtain rod brackets shall be
provided to the window surrounds in all habitable rooms.
Internal Holland blinds shall be provided to the windows of
all habitable rooms and rooms that do not have obscured
glazing.
E
Flywire screens
Metal flywire screens are required to one openable window
per room and to all fixed vents.
Doors
All external and internal doors shall be a minimum of 920
mm wide.
AS4299 1995
Note:
A920 mm wide door should give a clear door opening of
850 mm.
External door
AS2688 1984
FRMG
The external (entry) door shall be a flush panel solid door
with blockboard or particleboard core preferably without
glazed panels or sidelights. All external doors shall have
three hinges and paint grade veneer door facings and shall
be fitted with door stops.
Ps
All doors of a unit on an exit or escape path shall be readily
openable without a key (at all times) from the side that
faces a person exiting the unit.
Weather seals
The external entry door shall be draught free and include
weather seal protection to the bottom of the door.
Note:
“Weather seal protection” means a draught
excluding device fitted to the bottom of the door.
E
Security and flywire doors
A security door shall be provided to the entry of movable
units.
AS2804.1 1995
Ps
SI
Ensure that the entry door and the corresponding security
door are hinged on the same side.
Internal doors
AS2688 1984
Internal doors shall be flush panel doors with a honeycomb
core and hardboard facings. Hinged doors are preferred
except where, to provide adequate access or circulation
space, a cavity or surface-mounted sliding door is required.
All doors shall be fitted with door stops.
Door furniture
AS1428.1 1998
Fit lever type door handles operable with one hand that
comply with the requirements of AS1428.1, Australian
Standard, Design for access and mobility at a height of
between 900 and 1100 mm from finished floor level.
Housing Standards Policy Manual: Version 1.4
Ps
L
Chapter 2 – Page 50
2. Construction Standards
Provide D-pull handles a minimum size of 150 mm to
drawers, wardrobes and cupboards, located towards the top
of below bench cupboards and towards the bottom of
overhead cupboards.
L
Entry door lock
Locks
AS4145.2 1993
The entry door is required to be fitted with a good quality
dead lock that is key operated externally and openable
without a key from the inside.
Ps
Window latches
Windows are to be secured by appropriate catches.
Note:
RTA 1997, s.70
Floor Finishings
FRMG
The OoH does not provide keyed window locks as
they limit use of the windows as a secondary means
of egress in the case of fire or other emergency.
Provide a continuous floor level throughout the unit with
special attention to areas where there is a change in floor
finish.
Carpets
Single, low level dwellings with polypropylene carpet shall
be provided with either Bridgestone rubber or Dunlop
polyurethane underlay.
L
Ps
SI
Note: The current supplied item carpet and underlay
comply with AS/NZS 2455 and AS 4288.
Vinyl
AS2055.1 1985
Slip-resistant sheet vinyl flooring with a 2 mm wear layer
(not including laminations, plastics and fibrous materials)
shall be provided to the kitchenette and the ensuite
bathroom.
Note:
Paintwork
Vinyl floor tiles should not be used.
All paints used for the painting of movable units are
required to be Australian Paint Approval Scheme approved
materials.
For details of the latex (acrylic) systems and preparation
work required for internal and external paintwork, refer to
the relevant paragraphs in section 2.6 of this chapter.
Insulation
Ceiling, wall and roof insulation
Provide thermal insulation for ceiling and walls to the
following minimum standard:
R1.5 batts and reflective foil to all brick veneer walls and
R1.5 batts to all other external walls.
R2.5 batts and reflective foil sarking under the roofing
material.
Note:
Building Services
E
Loose insulation material is not permitted.
Service connections are paid by the OoH up to an amount
set from time to time by the Director, Property Services &
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 51
2. Construction Standards
Asset Management. The applicant is responsible for those
service connection costs that exceed the limit.
R
Services separately metered
AG 601 1995
Where the main dwelling is an OoH property, electricity and
gas services to the movable unit shall be metered
separately to the main dwelling. A check meter shall be
installed for the water supply to the unit.
All meters are to be located so as not to impede pathways
and shall be accessible to meter readers.
Where the main dwelling is privately owned, the electricity
and gas services to the movable unit may be metered
separately or connected to the main dwelling supply, as
negotiated with the dwelling owner.
Water
All units shall have hot and cold water to sinks, basins,
showers, troughs and washing machine taps.
BCA 1996
Where the main dwelling is an OoH property and mains
water is not available, a water tank may be provided to the
movable unit.
Water pipes
Copper or polymer water pipes specified in AS3500,
Australian Standard, National plumbing and drainage may
be used for water reticulation except in multi-storey or
exposed locations where all water pipes shall be of copper.
AS3500 1998
All externally exposed hot water pipes shall be insulated
with, as a minimum, 15 mm pipe insulation suitable for use
in external exposed applications. Dead legs on hot water
pipes shall not exceed 2000 mm.
E
Gas
AG 601 1995
Unless the tenant requests otherwise, natural gas shall be
the prime source of energy for heating, hot water and
cooking for all units where reticulated natural gas is
available.
E
In those areas where reticulated natural gas is not
available, either LPG gas shall be used for heating, hot
water and cooking or off peak electricity for domestic hot
water and day tariff electricity for heating and cooking.
Telephone
The tenant is responsible for the connection a telephone
service if required. However, conduit to facilitate its
connection is laid by the OoH.
AS4299 1995
Electrical Services
FRMG
AS3000 2000
Note:
The OoH does not pay connection fees or provide
telephones.
Residual current devices
Switchboard type RCDs shall be provided to all general
power outlet and lighting circuits.
RCDs are not required to circuits for fixed electric cooking
appliances such as ranges, ovens or hotplates.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 52
2. Construction Standards
Power outlets
The following double general purpose outlets (GPOs) are
required:
Note:
AS4299 1995
AS4299 1995
Bedroom
Living area
Kitchenette
GPO for refrigerator
Ensuite bathroom
2
3
2
1
2
The refrigerator GPO is to be easily reachable when
the refrigerator is in its operating position.
Each GPO shall be supplied with neon indicators and
mounted either 600 mm or, where appropriate, 900 to 1100
mm above finished floor level (in line with the light
switches) and not less than 500 mm horizontally from
internal corners.
Locate GPOs in the kitchen (for appliances) 300 mm above
bench tops with a least one GPO located within 300 mm of
the front of the work bench.
AS4299 1995
Lighting
BCA 1996
One GPO in the bathroom shall be located adjacent to the
mirror.
As a minimum, movable units are required to have the
following electric incandescent light outlets (light bulb type)
and associated switches mounted between 900 and 1100
mm above finished floor level in line with and, where
practical, adjacent to the door handles:
AS4299 1995
AS4299 1995
Appliances
AS4299 1995
BCA 1996
AS4299 1995
Bedroom
1
Living room
2
Kitchenette
1
Ensuite Bathroom
1
L
L
L
Front entrance, external
1
Each dwelling shall have the potential to increase the
illumination level to a minimum of 300 lux if required at a
later date.
L
Controls on appliances should be easily gripped by the hand
and located in a safe and accessible position for ease of
use.
L
Stoves
Provide an elevated stove, preferably gas where reticulated
natural gas is available, located at least 450 mm from any
corner of a room, cupboard or doorway with sufficient
clearance provided to facilitate cleaning and securely
attached at the rear to prevent tilting. A work bench shall
be adjacent to the cooktop and refrigerator.
The controls shall be located at the front of the stove and
either at the side or front of the cooktop and shall have
raised cross bars for ease of grip.
Where gas ovens are provided in buildings more than 3
storeys, i.e. where sprinklers are to be installed, cook tops
will be provided with gas cut-off devices in case of fire.
Housing Standards Policy Manual: Version 1.4
SI
Ps
L
Chapter 2 – Page 53
2. Construction Standards
Heating
All units shall be provided with an efficient space heater of
sufficient size to heat the living area. A minimum standard
of 4 stars for all gas space heaters is required with
preference being given to heaters with a higher rating.
Individual heaters shall be fixed in position and be
constructed, installed and guarded in accordance with
appropriate Australian Standards and the Building Code of
Australia.
BCA 1996
Note:
SI
Ps
E
Due to relocation difficulties, electric night storage
heaters (heat banks) shall not be provided to
movable units.
Hot water units
Movable units shall have, as a minimum, a 90 litre gas or
160 litre off-peak electric hot water service.
Ps
Hot water units shall be located as close as practicable to
the hot water outlets.
SI
Note:
Instantaneous day rate electric hot water systems
shall not be used, however, continuous flow gas
systems with a minimum rating of 4 stars may be
used where the installation of storage units is not
practical.
Hot water supply systems shall comply with the
requirements of the Plumbing Standards Regulations
1998, Part 4 - Hot Water Supply systems.
PSR 1998
E
Performance Requirement
In constructing new movable units, or where major
alterations are to be made to the bathroom, the hot water
reticulation shall deliver hot water to the bathroom and
kitchenette at less than 50o
PSR 1998
Ventilation
BCA 1996
Exhaust fans
An exhaust fan shall be provided to the ensuite bathroom
and in the kitchenette above the cooktop.
The fans shall be ducted, flued and discharged externally.
Fixed ventilation
Fixed ventilation in walls is not required.
AS2681 1984
Plumbing
Taps
AS4299 1995
Fire Risk Management
FRMG
The kitchenette and ensuite bathroom taps shall have
lever type or capstan style handles with a single outlet for
ease of use.
Wherever practicable, sanitary plumbing shall be
concealed.
L
Fire risk management compliance shall be in accordance
with the requirements of the current edition of the
Department of Human Services Capital Development
Guidelines - Fire Risk Management Policy and Procedures,
Fire Risk Management Engineering Guidelines and the
guidelines for specific occupancy types, plus any additional
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 54
2. Construction Standards
provisions required by regulation, code, statute and these
Standards.
Smoke alarms
BCA 1996
BCC, Practice Note 27, 1996
AS3786 1993
Photoelectric type smoke alarms are required to all
movable units. All smoke alarms shall be connected to a
mains powered lighting circuit and, where more than one
smoke alarm is provided, the smoke alarms shall be interconnected including, if required, to the main dwelling
Smoke alarms shall be of the sealed type, mains powered
with a rechargeable battery, test button and with a
minimum 5-year guarantee.
Ps
Wall and ceiling linings
FRMG
Wall and ceiling linings shall be non-combustible in all new
units.
Visual warning devices
AS4607 1999
Movable units that are to be occupied by a tenant with a
serious hearing impairment may be provided with a visual
alarm system to augment the smoke alarm(s), fitted to
comply with AS4607, Australian Standard, Personal alarm
systems.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 55
2. Construction Standards
2.9 Sleepouts
The following standards shall apply to the construction of all new and, where practicable,
relocated sleepouts.
Sleepouts are provided to those public housing households who
are eligible and who require additional, generally short term,
accommodation. Sleepouts are provided in lieu of extending
the existing house or relocating the household to larger
premises.
General
Sleepouts are intended to be removed and either dismantled
and stored, or relocated to another household, once the
original need no longer exists.
Construction
Sleepouts are one bedroom accommodation of approximately
10m2. They are temporary buildings, usually of demountable
construction, with a pre-fabricated frame and floor and
externally clad with fibre cement sheeting. The roofing is
metal sheeting and the internal walls are lined with
compressed cement sheet. Insulation materials are
incorporated in the pre-fabricated panels of the sleepout,
including the roof panels.
Disability modifications
Limited modifications, such as ramps and handrails may be
made to sleepouts for occupants who have a disability.
However, due to the pre-fabricated nature of construction of
sleepouts, only non-structural modifications can be made.
HSPM Ch. 10
Other modifications of a minor nature which may be made to
sleepouts include those for clients with a hearing impairment
and other modifications outlined in Chapter 10 of this manual
which do not necessitate structural work.
Location
Sleepouts are required to be located as close as practicable to
the main dwelling and existing electrical services.
Consideration should be given to the orientation of a sleepout
in order to gain maximum protection of the entry from
prevailing weather.
Housing Standards Policy Manual: Version 1.4
E
Chapter 2 – Page 56
2. Construction Standards
External Areas
Paving
Where a pathway is required between the main dwelling and
the sleepout, provide pre-cast concrete paving blocks 600 mm
x 600 mm.
Windows
Aluminium windows are required to be used wherever
practicable. Consideration shall be given to window frame
design to minimise heat loss and gain.
AS4299 1995
Window fittings that are easily gripped by the hand should be
located at an accessible height for ease of use by the resident.
Note:
L
Security screens such as roller shutter screens or bars
shall not be fitted to windows.
All glazing shall be in accordance with AS1288, Australian
AS1288 1994
Standard, Glass in buildings - Selection and installation.
Note:
Louvre windows shall not be used.
Eaves and external shading to windows
All sleepouts should be protected by means of effective eaves,
especially where windows and doors are located on western
walls.
Note:
E
The OoH does not supply external awnings to
sleepouts.
Window furnishings
Boxed pelmets extending beyond the window frame to allow
for curtains to be drawn completely away from the glazed area
together with curtain rod brackets shall be provided to the
window surrounds in all habitable rooms.
E
Internal Holland blinds shall be provided to all windows of
sleepouts.
Flywire screens
Metal flywire screens are required to all fixed vents and to two
openable windows per sleepout for the purposes of crossventilation.
External door
Doors
AS2688 1984
FRMG
The external (entry) door shall be a flush panel solid door with
blockboard or particleboard core preferably without glazed
panels or sidelights. All external doors shall have three hinges
and paint grade veneer door facings and shall be fitted with
door stops.
Ps
All doors on an exit or escape path shall be readily openable
without a key (at all times) from the side that faces a person
exiting the dwelling.
Housing Standards Policy Manual: Version 1.4
Chapter 2 – Page 57
2. Construction Standards
Weather seals
The external entry door shall be draught free and include
weather seal protection to the bottom of the door.
Note:
“Weather seal protection” means a draught excluding
device fitted to the bottom of the door.
E
Security and flywire doors
Security and flywire doors are not provided to sleepouts that
are in an enclosed yard. However, a peephole may be
provided.
Door furniture
Fit door handles at a height of between 900 and 1100 mm
from finished floor level.
AS1428.1 1998
Provide D-pull handles a minimum size of 150 mm to drawers,
wardrobes and cupboards, located towards the top of below
bench cupboards and towards the bottom of overhead
cupboards.
L
L
Entry door lock
Locks
AS4145.2 1993
The entry door is required to be fitted with a good quality dead
lock which is key operated externally and openable without a
key from the inside.
Ps
Window latches
Windows are to be secured by appropriate catches.
RTA 1997, s.70
Floor Finishings
FRMG
Paintwork
HPSM Ch. 2
Note:
The OoH does not provide keyed window locks as they
limit use of the windows as a secondary means of
egress in the case of fire or other emergency.
Carpet
Single, low level dwellings with polypropylene carpet shall be
provided with either Bridgestone rubber or Dunlop
polyurethane underlay.
Note: The current supplied item carpet and underlay comply
with AS/NZS 2455 and AS 4288.
All paints used for the painting of sleepouts are required to be
Australian Paint Approval Scheme approved materials.
For details of the latex (acrylic) systems and preparation work
required for internal and external paintwork, refer to the
relevant paragraphs in section 2.6 of this chapter.
Housing Standards Policy Manual: Version 1.4
Ps
SI
Ps
Chapter 2 – Page 58
Ceiling, wall and roof insulation
Insulation
Thermal insulation for ceiling and walls must comply with the
Building Code of Australia.
BCA 1996, v.2 Vic.1
Reflective sarking is required to be provided under the roof
lining to all metal-sheet roofing.
Sleepouts are connected to the electricity service of the main
residence, but not connected to water and gas services.
Building Services
Residual current devices
Electrical
Services
FRMG
AS3000
2000
Switchboard type RCDs shall be provided to all general
power outlet and lighting circuits.
Power outlets
AS4299 1995
Lighting
AS4299 1995
Sleepouts shall have two double general purpose outlets
(GPOs) supplied with neon indicators and mounted either
600 mm or, where appropriate, 900 to 1100 mm above
finished floor level (in line with the light switches) and not
less than 500 mm horizontally from internal corners.
Sleepouts shall have one electric incandescent light outlet
(light bulb type) and associated switch located between 900
mm and 1100 mm above finished floor level in line with and,
where practical, adjacent to the door handle.
Appliances
Sleepouts are not provided with cooking, heating or washing
facilities.
Ventilation
Fixed ventilation in walls is not required.
Fire Risk
Fire risk management compliance shall be in accordance with
the requirements of the current edition of the Department of
Human Services Capital Development Guideline - Fire Risk
Management
FRMG
L
L
Management Guidelines, Policy and Procedures, Engineering
Guidelines, and guidelines for specific occupancy types single dwellings, and any additional provisions required by
Regulation, Code, Statute and these Standards.
Smoke alarms
BCA
BCC, Practice Note 27, 1996
AS3786 1993
An ionisation type smoke alarm is required to all sleepouts.
The smoke alarm shall be connected to the mains powered
lighting circuit and shall be inter-connected to the main
residence.
The smoke alarm shall be of the sealed type, mains powered
with a rechargeable battery, test button and with a minimum
5-year guarantee.
Ps
Visual warning devices
Sleepouts that are to be occupied by a tenant with a serious
hearing impairment shall be provided with a visual alarm
system to augment the smoke alarm, fitted to comply with
AS4607, Australian Standard, Personal alarm systems.
AS4607 1999
Wall and ceiling linings
FRMG
Wall and ceiling linings to new and relocated sleepouts shall be
non- combustible.
Housing Standards Policy Manual: Version 1.44
Chapter 2 – Page 59
2. Construction Standards
TO:
RE:
DATE:
DIRECTOR, POLICY, STRATEGY & COMMUNICATIONS, OFFICE OF HOUSING
EXEMPTIONS TO STANDARDS POLICY REQUEST
PROJECT:
PROJECT NO:
CHAPTER TITLE:
SECTION NO:
SUBJECT:
Details of Standards Exemption requested:
Reasons for Request (mandatory):
Cost implications (mandatory):
Signed:
Requesting Officer
/
Name (Block Letters):
Endorsed:
Title:
/
Date:
Project Manager/Program Manager
/
Name (Block Letters):
Title:
APPROVED/ NOT APPROVED:
Date:
/
Name (Block Letters):
Director, Policy, Strategy & Communications
Housing Standards Policy Manual: Version 1.4
/
/
Date:
Chapter 2 – Page 60
Index
A
Accessible
Definition, 2
Accessible dwellings
Bathroom, 20
Bedroom, 17
Car parking, 12
External doors, 22
Internal doors, 24
Kitchen, 18
Laundry, 21
Living areas, 17
Paving and pathways, 13
Policy, 6
Stepless shower, 20
Visitable toilet, 19
Amenity and Accessibility
Policy, 6
Appliances
Heating, 29
Hot water units, 30
Movable units, 55
Singles and OP dwellings, 43
Sleepouts, 60
Stoves, 29
Awnings
Movable units, 51
Singles and OP dwellings, 42
B
Balustrades, 14
Movable units, 47
Bathroom, 19
Fittings, 20
Movable units, 48
Singles and OP dwellings, 40
Bedrooms, 17
Movable units, 47
Singles and OP dwellings, 37
Bedsitters, 35
Building services, 26
Movable units, 53
Policy, 9
Sleepouts, 60
C
Car parking, 12
Singles and OP dwellings, 35
Car washing facilities, 12
Singles and OP dwellings, 35
Carpets, 25
Movable units, 52
Sleepouts, 59
Housing Standards Policy Manual: Version 1.4
Carports and garages, 12
Ceramic tiles, 25
Singles and OP dwellings, 43
Clothes dryers, 21
Clotheslines, 15
Singles and OP dwellings, 37
Communal open spaces, 33, 34
Policy, 10
Community Housing
Definition, 2
Community residential unit
Definition, 2
Construction
Definition, 2
Corridors, 17
Multi unit dwellings, 16
Singles and OP dwellings, 37
Cupboards, 18
Movable units, 48
Singles and OP dwellings, 39
D
Definitions, 2
Design and construction
Policy, 7
Disability modifications
Movable units, 46
Sleepouts, 57
Dividing fence
Definition, 2
Door furniture, 24
Movable units, 52
Singles and OP dwellings, 42
Sleepouts, 59
Door locks, 24
Movable units, 52
Singles and OP dwellings, 42
Sleepouts, 59
Doors, 22
Entry, 22
Entry, Movable units, 51
Entry, Singles and OP dwellings, 42
Entry, Sleepouts, 58
Flywire, 23
Flywire, Movable units, 51
Flywire, Sleepouts, 59
Internal, 23
Internal, Movable units, 52
Internal, Singles and OP dwellings,
42
Locks, 24
Movable units, 51
Security, 23
Security, Movable units, 51
Security, Sleepouts, 59
Singles and OP dwellings, 42
Chapter 2 – Page 61
Index
Sleepouts, 58
Weather seals, 23, 51, 59
Driveways, 13
Singles and OP dwellings, 36
Dwelling
Definition, 2
E
Eaves, 22
Sleepouts, 58
Electrical services, 27
Meters, 26
Movable units, 54
Singles and OP dwellings, 43
Sleepouts, 60
Electricity supply
Policy, 9
Elevated stoves
Movable units, 55
Singles and OP dwellings, 43
Energy efficiency
Policy, 7
Entry foyers
Multi unit dwellings, 16
Exemptions to Standards Policy, x
Exhaust fans, 30
Movable units, 56
External areas
Car parking, 12
Carports and garages, 12
Mail boxes, 11
Movable units, 46
Pathways, 13
Paving and driveways, 13
Property numbering, 11
Singles and OP dwellings, 35
F
Fences
Front, 9
Policy, 9
Fencing, 33
Boundary, 33
Singles and OP dwellings, 44
Wing, 33
Fire risk management, 32
Manual call points, 32
Movable units, 56
Policy, 9
Singles and OP dwellings, 44
Sleepouts, 60
Smoke alarms, 32
Wall and ceiling linings, 33
Floor finishings
Carpets, 25
Ceramic tiles, 25
Housing Standards Policy Manual: Version 1.4
Movable units, 52
Singles and OP dwellings, 43
Sleepouts, 59
Vinyl, 25
Flywire doors, 23
Movable units, 51
Sleepouts, 59
Flywire screens, 22
Movable units, 51
Sleepouts, 58
G
Garages, 13
Garden cupboards
Singles and OP dwellings, 37
Garden lockers, 14
Garden taps, 16
Gas services, 27
Meters, 26
Movable units, 54
Non-reticulated areas, 27
Gas supply
Policy, 9
Grabrails, 20
Movable units, 50
Singles and OP dwellings, 41
Ground works
Termite protection, 11
Group housing
Definition, 2
H
Habitable room
Definition, 2
Heating, 29
Movable units, 55
Hot water units, 30
Movable units, 55
House and land package
Definition, 2
I
Insulation, 26
Ceiling, wall and roof, 26
Movable units, 53
Sleepouts, 60
Internal areas
Bedrooms, 17
Living areas, 16
Meals area, 17
Movable units, 47
Singles and OP dwellings, 37
Storage, 18
Chapter 2 – Page 62
Index
K
Kitchen, 18
Cupboards, 18
Movable units, 48
Refrigerator space, 18
Singles and OP dwellings, 39
Sinks, 19
Splash backs, 19
Work benches, 18
L
Landings, 14
Movable units, 47
Singles and OP dwellings, 36
Landscaping, 33
Communal open spaces, 33, 34
Policy, 9
Private open spaces, 34
Laundry, 21
Clothes dryer, 21
Cupboard, 21
Movable units, 49
Singles and OP dwellings, 41
Taps, 21, 41, 49
Trough, 21, 41, 49
Washing machines, 21
Legal requirements
Definition, 2
Lifts
Multi unit dwellings, 16
Lighting, 28
Movable units, 54
Security, Multi unit dwellings, 29
Security, policy, 8
Sleepouts, 60
Living areas, 16
Singles and OP dwellings, 37
Location
Movable units, 46
Policy, 6
Sleepouts, 57
Locks, 24
Childproof, 18
Entry doors, 24, 52, 59
Master key systems, 24, 42
Movable units, 52
Policy, 8
Singles and OP dwellings, 42
Sleepouts, 59
Window locks, latches, 24, 52, 59
M
Mail boxes, 11
Main entries, 14
Movable units, 47
Housing Standards Policy Manual: Version 1.4
Singles and OP dwellings, 36
Main Entries
Weather protection, 14
Meals area, 17
Singles and OP dwellings, 37
Modified housing
Definition, 2
Movable units, 46
Construction, 46
Disability modifications, 46
Multi-storey housing
Definition, 2
O
Objectives
of Construction Standards, 1
Office of Housing requirements
Definition, 3
Older persons dwellings, 35
Outbuildings. See Rear yard amenities
P
Paintwork, 25
Colour schemes, 26
Latex (acrylic) systems, 25
Movable units, 53
Preparation, 25
Sleepouts, 59
Pathways, 13
Movable units, 46
Singles and OP dwellings, 36
Sleepouts, 57
Paving, 13
Movable units, 46
Singles and OP dwellings, 36
Sleepouts, 57
Plumbing, 31
Movable units, 56
Singles and OP dwellings, 44
Poisons cupboard, 21
Policy
Amenity and accessibility, 6
Building services, 9
Design and construction, 7
Energy efficiency, 7
Fences, 9
Fire risk management, 9
General, 6
Landscaping, 9
Location, 6
Locks, 8
Property titles, 8
Security, 8
Termite protection, 8
Power outlets, 28
Movable units, 54
Chapter 2 – Page 63
Index
Singles and OP dwellings, 43
Sleepouts, 60
Private open spaces, 34
Policy, 10
Singles and OP dwellings, 45
Property
Definition, 3
Property numbering, 11
Property titles
Policy, 8
Public open space
Definition, 3
Purpose
of Construction Standards, 1
R
Ramps, 14
Movable units, 47
Singles and OP dwellings, 36
Rangehoods, 31
Rear yard amenities
Clotheslines, 15
Garden lockers, 14
Garden taps, 16
Rubbish disposal, 15
Singles and OP dwellings, 37
References, 5
Refrigerator space, 18
Movable units, 48
Reputable manufacture
Definition, 3
Residential zone
Definition, 3
Residual current devices (RCDs
Sleepouts), 60
Residual current devices (RCDs), 27
Movable units, 54
Responsibilities, 4
Responsible officer
Definition, 3
Rooming house
Definition, 3
Rubbish disposal, 15
S
Safety and support features
Grabrails, 20
Movable units, 50
Security doors, 23
Singles and OP dwellings, 41
Visual warning devices, 32, 44
Window openings, 22, 24
Scope
of Construction Standards, 1
Security
Doors, 23
Housing Standards Policy Manual: Version 1.4
Doors, locks, 24
Doors, Movable units, 51
Doors,Sleepouts, 59
Lighting, Multi unit dwellings, 29
Policy, 8
Showers, 19
Accessible dwellings, 19
Stepless, Singles and OP dwellings, 40
Walk-in, Movable units, 48
Single dwelling
Definition, 3
Singles and older persons dwellings, 35
Sinks, 19
Movable units, 48
Singles and OP dwellings, 40
Site selection, 11
Skylights, 18
Sleepouts, 57
Construction, 57
Smoke alarms, 32
Ionisation type, 32
Movable units, 56
Photo-electric type, 32
Singles and OP dwellings, 44
Sleepouts, 60
Visual warning devices, 32, 44, 56, 61
Special needs
Definition, 3
Splash backs, 19
Movable units, 48
Spot purchase
Definition, 3
Stairwell entrances, 16
Stepless shower
Singles and OP dwellings, 40
Steps and stairs, 13
Movable units, 47
Storage
Kitchen cupboards, 18
Laundry cupboard, 21
Linen and broom cupboards, 18
Movable units, 47
Poisons cupboard, 21
Singles and OP dwellings, 39
Storage heaters
Movable units, 55
Stoves, 29
Elevated, 19
Movable units, 55
Singles and OP dwellings, 43
Symbols
Amenity, xi
Australian Standards, xi
Community service obligation, xi
Cost savings, xi
Disabled access, xi
Energy efficiency, xi
Health and Safety, xii
Chapter 2 – Page 64
Index
Independent living, xii
Industry standard, xii
Information, xi
Legal, xi
Liveable, xii
OOH, xi
Product standard, xii
Responsible business unit, xii
Security, xii
Supplied item, xii
Technical standards, xii
T
Taps, 31
Laundry, 21, 41, 49
Movable units, 56
Singles and OP dwellings, 44
Telephone service, 27
Movable units, 54
Singles and OP dwellings, 43
Television, 31
Termite protection, 11
Policy, 8
Toilets, 20
Movable units, 49
Singles and OP dwellings, 41
Visitable, 19
Troughs, 21, 41, 49
Singles and OP dwellings, 41
U
Utility areas
Bathroom, 19
Kitchen, 18
Laundry, 21
Movable units, 48
Singles and OP dwellings, 39
Toilet, 20
V
Ventilation
Exhaust fans, 30
Fixed, 31
Movable units, 56
Rangehoods, 31
Sleepouts, 60
Vinyl flooring, 25
Movable units, 52
Singles and OP dwellings, 43
Housing Standards Policy Manual: Version 1.4
Visual warning devices, 32
Movable units, 56
Singles and OP dwellings, 44
Sleepouts, 61
W
Wardrobes, 17
Movable units, 47
Singles and OP dwellings, 37, 39
Washing machines, 21
Movable units, 50
Singles and OP dwellings, 41
Water efficiency rating
Policy, 9
Water efficient appliances
Definition, 3
Water services, 26
Communal areas, 27
Meters, 26
Movable units, 53
Pipe materials, 27
Water supply
Policy, 9
Weather seals, 23
Movable units, 51
Sleepouts, 59
Wet areas
Definition, 3
Wheelchair access, 6
Singles and OP dwellings, 36
Window fittings, 22
Movable units, 50
Singles and OP dwellings, 42
Sleepouts, 58
Windows, 21, 22
External awnings, 22, 51, 58
External shading, 22
Flywire screens, 22, 51, 58
Furnishings, 22, 51, 58
Internal blinds, 22
Locks, latches, 24, 52, 59
Louvre, 21, 50, 58
Movable units, 50
Openings, 22, 24
Singles and OP dwellings, 42
Sleepouts, 58
Work benches, 18
Movable units, 48
Singles and OP dwellings, 39
Chapter 2 – Page 65
