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HOUSING STANDARDS POLICY
2. CONSTRUCTION STANDARDS
Version 1.44 – 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.
Published by the Office of Housing, Victorian Government Department of Human Services, Melbourne, Victoria,
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).
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
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..............................................................................................................31
Television.............................................................................................................31
Fire Risk Management...........................................................................................32
Housing Standards Policy Manual:Version 1.44 Page ii
.................................................................................43 Landscaping.............................................................................................................8 Movable Unit Standards....................44 Page iii ..........42 AS2055...........................................................................................................................................................................................................39 Safety and Support Features...............................42 AS4299 1995................................43 Fire Risk Management.................................................................................................................................................................................................................................................................................................................................................................................................................................................45 Housing Standards Policy Manual:Version 1................................41 Doors......................................1 1998...............................35 AS1428.................................................................................................................................................................................................................................................................................................42 Plumbing........................42 BCA 1996 AG 601 1995............................................................................................................................................................................................33 Landscaping......35 External Areas....................................34 2.......38 AS4299 1995................................................................................................................33 MDH Guide..............................................................42 Electrical Services...................................................................................37 Utility Areas.................... Table of Contents Fencing..........................................................................................................42 AG 601 1995........................................................................................................................................................................41 Windows.......44 2..................................................................................................................43 Fencing.........................................................1 1985...................................................................................43 BR 1994......42 Building Services.............................................................41 Floor Finishes..........................................35 General................................................................................................37 Internal Areas..........................................................................................................................35 Rear Yard Amenities........................................................................................................................................40 AS4299 1995..................................................7 Additional Standards for Singles and Older Persons Dwellings......................................................41 AS4299 1995..............
.............................................................53 Ventilation ............................................56 General........54 BCA 1996......................................49 Doors.................................................................................................................................................................................................................................54 Plumbing.............46 Utility Areas.........47 Windows...............56 External Areas.............9 Sleepouts.................54 2....................................................................................................................................51 Insulation................................................................................................52 Lighting.................................................................................................................50 Locks........................................51 Floor Finishings..........................................................................................................................................................58 Housing Standards Policy Manual:Version 1...........57 Doors...................................................................................................................................................................................................................................................................................................................................................................................45 Internal Areas..................................................51 Paintwork...............................................................................................57 Locks....51 BCA 1996........................ Table of Contents General...............................................................................................................................................................................................................................................................................................................................................52 AS3500 1998................ 10.54 Fire Risk Management........................................................................................53 Appliances.............54 AS2681 1984...........................................................................................................................................................................................................................................................................................44 Page iv ................................................................................................................................................................................52 Electrical Services..................................................................................................................................51 Building Services........................................................................................................................45 External Areas......................45 HSPM Ch.....................................................................................................................57 Windows...................................................................................................................................................................................
............................................................................................................................................................59 Fire Risk Management..............................................................59 ......................................................................................................59 Electrical Services..............59 Building Services.........................................................................................................................................59 Ventilation............................................................................................................................58 Insulation......................................................59 Housing Standards Policy Manual:Version 1......................................59 Appliances.....................................................................................................................................................59 ............................................................59 Lighting.....................................................................................44 Page v ..............58 Paintwork.......................................................................................... Table of Contents Floor Finishings.................................................................................59 AS3000 2000.........................................................................................................
The Director of Housing or its approved delegate authorises amendments to the Housing Standards Policy
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
Amendments are summarised in the Revision History . The List of Effective Pages shows which pages have
Amendments are by page replacement or addition, or by re-issue of the complete manual.
Amendment Amendment Date Amendment Inserted by Date of
Number (Signature) Insertion
V1.0 January 2001 Director, Policy Strategy & January 2001
V1.4 May 2011 Director Policy, Strategy & May 20116
V1.2 June 2007 Director, Policy, Strategy & 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
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: V1.4: August 2010
2-1 to 2-61
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
The following table shows the development of this manual.
V1.4 May 2011 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.
V1.42 May 2011 Chapter 2: Approved by Director Policy, Strategy &
Update of Office of Housing responsibilities and key
references, incorporating minor editing amendments.
V1.4 May 2011 Chapter 2: Approved by Director Policy, Strategy &
1.0 January 2001 Chapter 2: Construction Standards Approved by
Office of Housing Executive
Housing Standards Policy Manual: Version 1.44 Chapter 2 – Page viii
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
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.
Housing Standards Policy Manual: Version 1.44 Chapter 2 – Page ix
as they are approved. it shall then supersede the entire Property Standards Manual. accessibility and accommodation for all dwellings constructed by and for the Office of Housing in Victoria. Reletting Standards 4. The various chapters of the Housing Standards Policy Manual. Construction Standards About this Manual Introduction The Housing Standards Policy Manual consists of ten chapters: 1. Housing Standards Policy Manual: Version 1. will progressively replace the comparable sections of the existing Property Standards Manual . the Housing Standards Policy Manual shall take precedence. with references to other chapters and documents where appropriate. Leasing Standards 8. Construction Standards 3. Product Standards 10. When all chapters of the Housing Standards Policy Manual are approved. with the intent of providing a framework for cost effective and practical standards for all Office of Housing properties.44 Chapter 2 – Page x .2.March 1995 . Disposal Standards 9. 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. Maintenance Standards 5. Purchase Standards 2. Each chapter is intended to be “stand alone”. addressing the specific needs of the subject asset management activity. The Construction Standards chapter aims to ensure cost effective common standards of amenity. In cases of difference or contradiction between the manuals. Improvement Standards 6. Community Housing Standards 7.
Policy. The form for Exemption to Standards Policy is attached at the end of this chapter. Housing Standards Policy Manual: Version 1. services.4 Chapter 2 – Page xi . special needs and community housing stock. or where the user considers amendments to the manual are justified. shall comply with the relevant AS Australian Standards. design. Strategy & Communications. etc. guidelines and standards. regulatory and code) requirements and reflect best practice in the low cost construction industry for domestic dwellings. AS/NZS Australian/New Zealand Standards or ISO International Standards Organisation standards. components. Unless specifically excluded herein. construction methods. Exemptions to Where the broader principles of Standards Policy cannot be achieved. Standards Policy alternative standards may be proposed by application for exemption. The Construction Standards shall comply with all applicable legal requirements and all applicable Departmental policies. systems.Standards The Construction Standards are drawn from OoH and legal (statutory. the Director. Office of Housing. and approval from. products. The Standards set out the policy and standards applicable for the construction of rental general. Exemptions to Standards Policy may only be gained by application to.
The Cost Savings symbol refers to items regarded by the OoH as cost effective. Explanatory notes The explanatory notes symbol describes the decision making rationale behind particular policy positions. Construction Standards Symbols and The Construction Standards have been developed using the following series of symbols for reference and explanatory notes designed to help Legend clarify the contents. The Amenity symbol refers to items that address the provision of particular accommodation facilities of the property. Housing Standards Policy Manual: Version 1. References The Australian Standards symbol refers to applicable Australian Standards. regulatory or code requirements applicable to Standards Policy. The DHS symbol refers to further related information contained in DHS or OoH manuals or documentation. The Disabled Access symbol refers to accessibility by those persons who use a wheelchair or other aids for mobility.44 Chapter 2 – Page xii . The Legal symbol refers to any statutory.2. The Community Service Obligation symbol refers to community service obligations as identified by the OoH. The Energy Efficiency symbol refers to design elements and E fittings incorporated to enhance energy conservation and minimise adverse environmental impacts. The Information symbol indicates further documentation applicable to Standards Policy from other sources.
The Security symbol refers to items regarded by the OoH as necessary to satisfy security requirements. The Industry Standard symbol refers to common industry practice or standards. The Responsible Business Unit symbol refers to the OoH business R unit responsible for a particular action. process or system. The Product Standard symbol refers to products required by the Ps OoH for particular durability or standardisation attributes. Construction Standards The Health and Safety symbol refers to items regarded by the OoH as necessary to satisfy health and safety requirements. as applicable. Refer to Chapter 9 of these Standards. The Liveable symbol refers to those elements in a dwelling designed L for safety and ease of use by residents including those with physical disabilities.2. 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. Refer to Chapter 9 of these Standards.44 Chapter 2 – Page xiii . The Supplied Item symbol refers to items that are subject to an OoH SI forward purchase agreement with suppliers and which are available for purchase by the OoH or the contractor. The Technical Standard symbol refers to any OoH technical standard applicable to a particular product. Housing Standards Policy Manual: Version 1.
Construction Standards Housing Standards Policy Manual: Version 1.4 Chapter 2 – Page xiv . 2.
and  provide a standards base for the cost effective use of funds. Scope This policy applies to all dwellings constructed. Housing Standards Policy Manual: Version 1. 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.  outline design and amenity requirements for construction.  provide an equitable level of amenity across a range of tenant or resident groups.  detail all applicable OoH. Department of Human Services (DHS) and legal requirements. consistent and effective standards for the construction of new properties. Victoria.4 Chapter 2 – Page xv .  provide housing with the flexibility to accommodate tenants with minimum modification.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. developed or designed and constructed by or for the OoH.2.
and  includes a bedroom. walk in wardrobe. transitional housing. kitchen. Multi-storey housing Means a building of more than two storeys containing two or more sole occupancy units. laundry. hallway.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. Dwelling Means a place of residence used for domestic activities. sewing room BCA 1996 and family room. dining room. living room. Group housing Means a dwelling in which a number of unrelated persons reside. Community Housing Means those properties which are the responsibility of the Community Housing Group (not rental general stock) and are typically refuges. 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). 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. VPP 1996 Legal requirements Means all applicable statutory. corridor. Property Means the dwelling and all associated land. including flats and apartments. Housing Standards Policy Manual: Version 1. water closet. regulatory and code requirements. House and land packages Means dwellings offered to the OoH as part of a house and land package. but does not include any land associated with the dwelling.4 Chapter 2 – Page xvi . rooming house accommodation and longer term accommodation including supported accommodation.2. Habitable room Means a room used for normal domestic activities. pantry. lobby or other specialised spaces occupied neither frequently nor for extended periods. but  excludes a bathroom. 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. each being a separate dwelling. Office of Housing requirements Means those particular policy provisions or standards requirements of the OoH as described in this manual.
Water efficient appliances Means an acceptable level of water efficiency as defined by Standards Australia. in addition to.4 Chapter 2 – Page xvii . those general amenity standards provided by the OoH. Responsible officer (RO) Means the officer (Housing Services Officer or others) responsible or delegated for the task being described. Mixed Use and Township Zones as determined by the Minister for Planning and Local Government. Residential zone Means “Residential” zoned land use such as Residential 1. 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. Low Density Residential. but does not include the private front. Spot purchase Means the purchase of property on the open real estate market. Housing Standards Policy Manual: Version 1. kitchens. Special needs Means the particular amenity provisions required by a client with a disability as determined by an appropriate health professional. each being a building separated by a fire-resisting wall. parks. rear and side yards belonging to the same dwelling or block. lanes and walkways or corridors on housing developments. or in lieu of. Term Definition Public open space Means public thoroughfares. SAA MP64 1995 Wet areas Means bathrooms. 2. 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. BCA 1996 Single dwelling Means a detached house or one or more attached dwellings. roads. toilets and laundries.
Director. Policy. or where significant cost implications would result.3 Key Responsibilities Role/Title Responsibility Director of Housing  Approves Standards Policy. clarification and/or editing of Housing Standards. and Responsible Officer  Applies standards policy. or introduce a new policy direction or policy revision.  Determines which amendments are major and/or minor to Standards Policy.  Approves Exemptions to Standards Policy. Strategy &  Approves minor amendments to Standards Policy required for the Communications maintenance. Manager Asset Policy  Updates the Housing Standards Policy Manual. Housing Standards Policy Manual: Version 1.  Approves major amendments to Standards Policy that change.4 Chapter 2 – Page xviii .2.
Selection and installation AS1288 1994 Australian Standard. Adaptable housing AS4299 1995 Australian Standard. Design for access and mobility.2 1992 Part 2: Enhanced and additional requirements . National plumbing and drainage AS3500 1998 Australian Standard.1 1993 Australian Standard. Electrical installations AS3000 2000 Australian Standard. Parking facilities. Part 1: New buildings AS3660. Performance of household electrical appliances .2.1 1998 Part 1: General requirements for access . Part 2: Mechanical locksets for doors in buildings AS4145. Part 1: Hinged AS2804. Glass in buildings . Performance of household electrical appliances . Part 1: Off-street car parking AS2890. 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.Rangehoods AS2682 1984 Australian Standard.1 1988 Australian Standard. Waterproofing of wet areas within residential buildings AS3740 1994 Australian Standard. 1 and Vol.2 1993 Australian Standard. December 1996 VPP 1996 . PVC sheet floor covering. Timber doors AS2688 1984 Australian Standard. Installation of security screen doors.New building work Australian Standard. flexible AS2055. Residential slabs and footings.1 1985 Australian Standard. Part 1: Unbacked.Ventilating fans AS2681 1984 Australian Standard. Part 1: Construction AS2870. Personal alarm systems AS4607 1999 Building Act 1993 BA 1993 Building Code of Australia 1996 (Vol.Buildings and facilities Australian Standard. AS1428. Locksets.4 References Reference Abbreviation Australian Standard. Smoke Alarms AS3786 1993 Australian Standard. Design for access and mobility. Protection of buildings from subterranean termites.1 1995 Australian Standard.1 1995 Australian Standard. AS1428.
2. precludes this. all properties should have good access to public transport and community services and facilities and Location be well located in terms of employment opportunities. All new dwellings should be appropriately designed for safety Amenity and and ease of use by residents including those with physical disabilities.2 1992 resident in a wheelchair.4 Chapter 2 – Page 20 . corridors and pathways and the placement of shelving. regulatory and code) and Departmental requirements. some multi-level or medium density developments. single people. Planning Wherever practicable. Features such as Accessibility the width of doorways. Housing Standards Policy Manual: Version 1. including full wheelchair accessibility. both young and older. 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. 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. R Design and All properties shall comply with Rescode site analysis requirements and all applicable practice notes and Town Rescode standards. the design of dwellings should allow for future modifications. BCA 1996. which is designed to meet the needs of tenants. BA 1993 These standards ensure that newly constructed public housing provides quality accommodation. will be suitable to be modified to accommodate a AS1428. and people with special needs due to a physical. without the need for extensive structural work except where the AS4299 1995 topography of the land or the type of housing. either temporary or permanent. for example. sensory or intellectual disability. It is the responsibility of OoH staff to ensure that all dwellings comply with all applicable legal (statutory. L Additionally. if required in AS4299 1995 the future. door furniture.5 Policy General The OoH constructs dwellings for a range of clients including families.
Housing Standards Policy Manual: Version 1. Adaptable AS4299 1995 Housing have been incorporated into these Standards. In order to facilitate future modifications.4 Chapter 2 – Page 21 . Australian Standard. many of the requirements of AS4299.
to be read in conjunction with the Construction Standards. are recyclable or reusable. walls and ceilings. solid brick or brick veneer. Design and All new dwellings shall be of cavity construction. 6 as refuges. with concrete slab on ground and truss roof Construction construction wherever practicable.  minimisation of west facing glazing. transitional housing and rooming house accommodation.4 Chapter 2 – Page 22 . refer to Community Housing Standards in Chapter 6 of this Manual. E When designing dwellings a number of elements to consider to achieve energy efficiency objectives include: Rescode Solar Access and Energy  principal living areas oriented to the north. however. and  utilisation of party wall construction. E Housing Standards Policy Manual: Version 1.  protection of windows from direct summer sun. Modified Housing Standards . Consideration should be given to the use of materials that have a lower environmental impact including embodied energy consumption. Modified housing for clients with disabilities Refer to Chapter 10. 10 accommodate specific clients with special needs due to a physical.  utilisation of efficient insulation and construction systems in floors. construction types or AS2870. with a solar water heater installed. Efficiency /protection standards. Community Housing When constructing dwellings that will be the responsibility of the community housing sector (not rental general stock) such HSPM Ch. for the additional standards applicable for dwellings modified to HSPM Ch. sensory or intellectual disability or medical condition Energy Efficiency 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.1 1988 materials with an inherently high level of on-going maintenance costs should not be used in the construction of new dwellings. Limited use of other low maintenance materials for design elements may be considered. North Facing windows.
Dwelling security should be considered when planning the Security placement of balconies. The OoH does not provide termite AS3660.1 protection to properties in those areas where the 1995 Building Surveyor has determined there is little or no risk. Note: The OoH does not provide keyed window locks as RTA 1997 they limit use of the windows as a secondary Housing Standards Policy Manual: Version 1. trellises and landscaping elements. AS4299 1995 Where practicable. Lighting 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. foyers. fences. or are able to be individually titled. Locks The OoH provides locks to secure all external doors and other devices to secure all windows. energy efficient light fittings. are to be established on a needs basis only. In multi-unit developments where front entries are not visible from the street. stairwells and communal facilities.Property Titles It is preferred that that all properties constructed by or for the OoH are either individually titled. shall be used. BCA 1996 is present when application is made for a building permit. Pathway lighting should be positioned at a low height to reduce glare and provide a minimum lighting level of 50 lux at ground level. for example compact fluorescent globes. Note: Titles for individual (except older persons) units within multi-unit developments on OoH owned land. consideration should be given to appropriately located maps and/or signboards to indicate dwelling locations.  It is preferred that all new units constructed for the OoH on land not owned by the OoH are individually titled. Termite protection shall be provided to those properties Termite where the Building Surveyor advises that a reasonable risk Protection BR 1994.4 Chapter 2 – Page 23 . 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. Note: Some parts of Victoria are relatively free of termites. pathways.
Landscaping Low maintenance landscape works are required in all areas. As a guide. cooking and hot water wherever practicable. shall be provided. plants that are known to be reliable. Water using appliances Appliances using water are required to have a minimum water efficiency rating of A. RTA 1997 electricity and gas shall be separately metered. statute and these standards.4 Chapter 2 – Page 24 . plus any FRMG additional provisions required by regulation. Existing trees should be retained where practicable. Rescode Front Fence Standards adjacent to railway lines or other similar situations where a significant hazard to children exists. Fences Front fencing is not provided to individual properties except where:  properties are located on corner blocks. E Note: “A rating” and “AAA rating” means the water efficiency rating of the appliance as defined by SAA MP64 1995 Standards Australia. and requiring little water. or  they are required as a non-negotiable element in either a local government planning scheme or town planning requirements as outlined in Rescode. Landscape works shall be to the minimum standards to Rescode meet the requirements for planning approval by the responsible authority and consistent with the private low cost rental housing market. hardy. Manual of assessment procedure for water efficient appliances . with a AAA rating preferred RTA 1997 should water pressure allow. E All services to sole occupancy units such as water. code. Housing Standards Policy Manual: Version 1. multi-storey housing and boarding houses. Fire Risk All OoH fire risk management activities shall comply with the Department of Human Services Capital Development Management Guidelines for Fire Risk Management and the guidelines for specific occupancy types such as single dwellings. main roads. means of egress in the case of fire or other emergency. Building Metered services Services RTA 1997 Natural gas is the preferred primary source of heating.
Where practicable. all single or individual dwellings are to be provided with front and rear private open space where practicable. Private open space With the exception of older persons units that are provided with a rear private open space only. Communal open space Where practicable. multi-level ground floor units shall be provided with private open spaces. 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.4 Chapter 2 – Page 25 . Such communal open space should be limited to the requirements of the responsible authority. Housing Standards Policy Manual: Version 1. units on upper floor levels shall be provided with private balconies.
or (where doors are set back from view) the front of the dwelling. Australian Standard. Multi-unit dwellings Within a housing development. All mailboxes should be able to be secured against theft of mail. mounted at an accessible L height between 800 and 1100 mm above ground level and in accordance with the requirements of the local post office. the front security door. more even gradients for ease of construction and future modification and amenity for occupiers. The mailbox shall be front-opening. preference shall be given to those sites with lower. Adaptable Housing. AS3660. chemical treatments such as organo- phosphates shall not be used for termite protection. Termite protection Ground Works 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: 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 L Housing Standards Policy Manual: Version 1. A durable notice shall be permanently affixed in the meter box detailing the method of termite protection provided to the property. AS4299 1995 adjacent to the junction of the footpath and the driveway). Site Selection When assessing potential sites.2.6 Standards The following standards shall apply to the construction of new dwellings. L Mailboxes Provide one mailbox per dwelling located on a hard standing area connected to an accessible pathway (where practicable. street names with dwelling numbers are required at each intersection. Signage should AS4299 1995 comply with the requirements of AS4299.4 Chapter 2 – Page 26 . Property numbering External Areas Property numbering that is clearly visible from the street is required for all properties and is to be affixed to the mailbox.1 1995 Note: Due to environmental and re-application considerations. date of installation and the manufacturer's BCA 1996 recommendations for the scope and frequency of inspections.
1. a clear line of sight from a well-lit vehicle drop-off point to a safe pedestrian entry point should be provided. a carport with an unobstructed minimum width of 3.4 Chapter 2 – Page 27 . Parking facilities. Australian Standard. 7 & 10 and construction and maintenance costs. Australian Standard.1 1998 for access and mobility. where appropriate. Note: In the case of a joint venture. In addition. Carports Carports are only provided in the following situations:  where required as a non-negotiable element of an approved planning scheme. Car washing facilities Provide either a suitably located and drained car washing area AS4299 1995 with water taps or. to enable a person with a wheelchair to access a vehicle. a maximum gradient of 1:40) car parking space or. AS2890. Ch. or  where a carport is requested by a joint venture partner and VCAT agreed to by the Asset Manager. level (i. if required. 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. Car parking Off-street car parking for one car per dwelling shall be provided. the joint venture partner is required to pay all associated fees. Design AS1428.  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. Car park layout and design should comply with applicable Rescode Practice Notes for Car Parking. charges HSPM. Where practicable. and be responsible for the management and allocation of the R carports.  where specifically allowed by the OoH standards for clients with a disability.1 1993 Car parking shall be designed to ensure a continuous path of travel from the vehicle parking area to the front entry of each L unit in accordance with AS1428.1.e.8 m as close as practicable to the front entry of the dwelling. The mailboxes shall be front opening and mounted at an accessible height between 800 and 1100 mm above ground level. the carport(s) must not obstruct Housing Standards Policy Manual: Version 1. requirements of the local post office. water taps located adjacent to the common car parking areas of multiple-unit dwellings. Rescode Each potentially accessible dwelling shall allow sufficient space to allow the subsequent provision of a hard-surfaced.
Multi-unit dwellings Provide continuous. to the carport. Australian Standard. Australian Standard. ramp. shall comply with the requirements of the responsible local authority. pathways and landings of all potentially accessible dwellings shall have a slip-resistant surface with a texture easily traversable by a wheelchair and AS1428. Provide continuous. AS1428. balcony. Ensure that there is a continuous accessible path of travel from the street frontage to the front entry of all potentially accessible dwellings. Australian Standard. slip-resistant.1.2 1992 AS1428. All paving and finishes on steps and stairs shall have a slip- resistant surface. Design for access and mobility. Paving and driveways L 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. Balustrades A balustrade shall be provided to any stairway. Design for access and mobility .4 Chapter 2 – Page 28 . views or utility or emergency services access to any other part of a development.  the driveway or carport to the rear/side door. Note: Any horizontal elements of the balustrade between 150 and 760 mm above the floor must not facilitate climbing. hard-surfaced pathways with an unobstructed width of 1000 mm from: AS4299 1995  the driveway or carport to the front door. Note: The OoH does not construct garages. where required. Main entries Housing Standards Policy Manual: Version 1.1.1 1998 gradients in accordance with AS1428. All paving and finishes on ramps. Carports. and  the rear/laundry door to the clothesline. where a carport is L provided. pedestrian pathways should be separate from any internal roadways. slip-resistant.2. Within a housing development. hard-surfaced pedestrian L pathways in accordance with AS1428. Steps and stairs The configuration of steps to all dwellings shall comply with AS1428. L Note: Steps and stairs may be preferred to ramps by some clients with a mobility disability such as some who use a walking frame.1 1998 Design for access and mobility. verandah or similar situation which is more than 600 mm above the adjacent floor or ground level in accordance with BCA 1996 the requirements of the Building Code of Australia.
The main front entry and. Australian Standard. either rotary clothes hoist or paraline type. Clotheslines One external clothesline. External landings of all potentially accessible dwellings shall be level (maximum gradient of 1:40) with a low threshold to AS4299 1995 exclude water and allow for the smooth transition of a wheelchair in compliance with AS4299. where practicable. Note: The OoH does not provide padlocks or other locks for garden lockers of cupboards. Australian Standard. One bedroom dwellings One bedroom dwellings shall be provided with an external garden cupboard. if required in the future. rear entry of all potentially accessible dwellings shall be wheelchair accessible. Where a rear or side entry requires steps. shall be provided at each entrance of the L dwelling. approximately 2. hard-surfaced landing area. a minimum of 1550 x 1550 mm. Ramps.1. shall be provided for each dwelling with private open space with a minimum effective clothesline length of: Ps  1 bedroom dwellings 15 metres  family dwellings (2 or more bedrooms) 30 metres Housing Standards Policy Manual: Version 1. Adaptable housing. slip-resistant. whichever is the more practical. AS4299 1995 A roofed sheltered area immediately outside the front entrance is required to all dwellings including the main communal L entrance to multi-unit dwellings. approximately 1200 mm wide x 1500 mm high x 400 mm deep. whichever is the more practical. Garden cupboards should be fixed to a fence or the dwelling.5m 2 in area with a minimum width of 900 mm complete with a pre-formed paving slab base. Garden lockers Rear Yard Each dwelling with private open space shall be provided with Amenities storage for commonly used garden utensils. shall have an unobstructed minimum AS1428.4 Chapter 2 – Page 29 . the entry shall be designed to have the capability to incorporate a ramp as detailed above. Family dwellings (2 or more bedrooms) Family dwellings shall be provided with an external garden locker. Garden lockers should be fixed either to a fence or the dwelling. AS4299 1995 A level. Design for access and mobility. where required.1 1998 width of 1000 mm and a maximum gradient of 1:14 constructed in accordance with AS1428.
communal clotheslines may be provided. Where space constraints exist. Multi-level dwellings Where individual dwellings do not have private open space suitable for individual clotheslines. including green waste/recycling where available. Rubbish disposal Unless required by the responsible local authority. a paraline with a minimum effective clothesline length of 8 metres. Wherever practicable.4 Chapter 2 – Page 30 . rubbish bins are not provided for single dwellings. L Housing Standards Policy Manual: Version 1. the clothesline shall be able to be accessed from the laundry without the need to pass over carpeted areas. Where required. the OoH provides the minimum required rubbish bin. may be provided for one bedroom dwellings.
1. where appropriate. AS1428. 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. foyers and corridors of multi-unit dwellings are required to be secure and well lit.1 1998  for a five or more bedroom dwelling 21m2 Corridors shall be a minimum of 1000 mm wide. rubbish bin area shall be provided in an accessible location for medium and high density housing as required by the responsible authority. 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. Design for access and mobility. communal. or as required by town planning requirements. but be no less than:  for a one bedroom dwelling 13m2  for a two bedroom dwelling 15m2  for a three bedroom dwelling 17m2 AS4299 1995  for a four bedroom dwelling 19m2 AS1428. Garden taps A garden tap shall be provided to the rear and. All entrances including external stairwell entrances are required to be protected from the weather. Multi-unit dwellings A hard-surfaced. Living area Living room sizes shall approximate. foyers. corridors. 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. meals area/family room and utility areas. Australian Standard.4 Chapter 2 – Page 31 . The entrances. to the front of all dwellings with private open space. In all potentially accessible dwellings sufficient circulation space to manoeuvre a wheelchair shall be provided in the living areas. Wherever practicable. Design for access and mobility. finishes to walls. ceilings and lifts and the light and other fittings in the public areas of multi-unit dwellings are required to be vandal resistant. Australian Standard. Housing Standards Policy Manual: Version 1. Door approaches shall comply with AS1428. Entry foyers.1.1 1998 All entrances. corridors and lifts of multi-unit dwellings Internal Areas The foyers and corridors of multi-unit dwellings shall be aesthetically pleasing and have low maintenance finishes. floors.
skylights shall be installed with a translucent E diffuser panel at ceiling level unless the skylight itself is double glazed. This bedroom shall be located on the ground floor to facilitate access to the bathroom and living areas. The minimum dimensions for each cupboard shall be 650 mm wide x 450 mm deep x 2000 mm high. two bedside tables and one chair plus either one dressing table or one writing desk. Housing Standards Policy Manual: Version 1.4 Chapter 2 – Page 32 . kitchen or utility area. As the bedrooms in family dwellings are required to be able to accommodate two residents. within the limits of an area of 13m2 to 14m2. The bedroom may not comply with AS4299 or AS1428. Skylights are not preferred in bedrooms or living areas. Skylights Skylights are not to be used to provide the only source of natural light to habitable rooms. 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. four-drawer insert and doors shall be provided in each bedroom.1 but. shelves. A full height built-in wardrobe (minimum 1800 mm wide x 600 mm deep) with hanging rod. Storage Separate cupboards for the storage of linen and cleaning utensils (linen cupboard and broom cupboard) shall be provided to all dwellings. 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. except kitchens where unavoidable. be designed to optimise wheelchair access and provide space for either two single beds or one standard double bed. Meals area/family room The meals area/family room sizes shall approximate but be no less than:  for a one bedroom dwelling 7m2  for a two bedroom dwelling 8m2  for a three bedroom dwelling 10m2  for a four bedroom dwelling 11m2  for a five or more bedroom dwelling 13m2 Bedrooms Bedrooms shall not be accessed directly from another bedroom. Note: Each bedroom shall be able to be furnished with two single beds (2000 mm long x 900 mm wide). all bedrooms shall approximate but be no less than 11m2. Note: Built-in wardrobes are to be included in the calculation of the minimum bedroom sizes. Where provided.
cooktops and work benches shall have a 300 mm high AG 601 1995 impervious splash back (preferably ceramic tiling). Sufficient work bench areas (appropriate for the size of the AS4299 1995 household) shall be provided. a work bench of 800 L mm in length shall be located adjacent to the oven.8m3 A childproof lock shall be provided to one self-contained kitchen cupboard in all family dwellings. Bathroom One bedroom dwellings shall be provided with a combined bathroom. Elevated stoves. Note: A 2700 mm width will provide 1550 mm clearance between cupboards to both walls.1m3  for a four bedroom dwelling 3. laundry and toilet. Adaptable housing. where provided. In potentially accessible dwellings the depth of the main sink bowl AS4299 1995 should be a maximum of 150 mm. Australian Standard. Cupboard/storage space and work benches Kitchen cupboards shall provide the following minimum storage space per household:  for a one bedroom dwelling 2. the surface of which shall be suitable for the preparation of food. Where a rangehood is placed over the cooktop. Utility Areas 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 AS4299 1995 cupboards in accordance with AS4299. ceramic tiling shall be provided above the cooktop to the underside of the rangehood/cupboards. At a minimum. Sinks A 1½ centre bowl stainless steel sink with double drainer shall be provided to all family dwellings. L Splash backs All sinks. and to the refrigerator space. or cooktop. Refrigerator space A minimum 1800 mm high x 900 mm wide x 650 mm deep space is AS4299 1995 required for a refrigerator.4 Chapter 2 – Page 33 .4m3  for a five or more bedroom dwelling 3.4m3  for a three bedroom dwelling 3. are required to have an impervious splash back (preferably ceramic tiling) to 600 mm above bench level. Two or three bedroom family Housing Standards Policy Manual: Version 1.0m3  for a two bedroom dwelling 2.
provide a visitable toilet a minimum of 1000 mm wide and 2000 mm deep in accordance with AS4299. In all potentially accessible dwellings. when combined. are outlined in section 2. toilet and laundry. together with a separate bath. Family dwellings with four or more bedrooms shall have an additional separate toilet located. L In all potentially accessible family dwellings the bathroom shall have a stepless shower. Housing Standards Policy Manual: Version 1. wherever practicable. Australian Standard. Australian Standard. Adaptable housing with the door AS4299 1995 opening outwards. The bathroom in family dwellings shall have a walk-in shower recess (i. with shower base with lip installed at floor level) and shower screen.7 of this chapter. should this be required at a later date. dwellings shall have a separate bathroom. L The total area of the accessible bathroom and toilet. adjacent to the laundry. and located adjacent to the bathroom to allow for its incorporation into the bathroom. shall be a minimum of 6. Adaptable housing. the details of which.e. together with any additional requirements.5m 2 with a configuration to allow sufficient circulation space for a resident in a wheelchair in accordance with AS4299. together with a separate bath.4 Chapter 2 – Page 34 .
the ground floor toilet shall be located adjacent to the laundry. E A toilet paper dispenser shall be located adjacent to the WC pan. Where provided.  a mirror fronted cabinet mounted above the vanity unit. Australian Standard. The WC pan shall be connected to a public sewerage system SAA MP64 1995 or a septic tank system approved by the relevant authority. a floor waste with the floor graded 1:100 towards the waste. Grabrails In potentially accessible dwellings with framed walls. Housing Standards Policy Manual: Version 1. with a AAA to be preferred E should water pressure allow. The shower area (and surrounding area where required) shall be waterproofed in accordance with AS3740. Laundry A room with laundry facilities shall be provided to every dwelling. Waterproofing of wet areas within residential buildings. shower recess and toilet in accordance with AS4299.  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. sanitary plumbing shall be concealed. Privacy latches may be installed in toilets in dwellings housing unrelated persons. In the case of family dwellings with four or more bedrooms. Australian Standard. Two-storey dwellings A toilet shall be provided on each floor. for every two residents. Common requirements SAA In addition to those outlined above. AS3740 1994 Wherever practicable. each bathroom shall contain MP64 1995 AS4299 1995 the following fittings:  as a minimum. Where practicable. A laundry cupboard is sufficient for one bedroom units. a minimum of 600 mm long. the additional toilet shall be located so that it meets the requirement of providing a toilet on each floor of the dwelling.  one towel rail.  a recessed soap holder located in the shower area. and  in bathrooms located above the ground floor.  shower taps and controls accessible from outside the shower area with the water stream directed away from the shower entrance.4 Chapter 2 – Page 35 . ceramic tiling shall extend to a height of 1800 mm above finished floor level. Adaptable Housing. reinforced areas for the subsequent installation of grabrails shall be provided AS4299 1995 in the bathroom. Toilet All toilets shall contain a WC pan and hand operated dual flush cistern fitted with a lever action or enlarged push button flushing BCA 1996 control located between 800 and 1100 mm above finished floor level. an A rated water saving shower head for all mains pressure hot water systems. Note: All toilet doors are to open outwards to facilitate access.
an overflow suds bypass and washing machine waste outlet. Note: Louvre windows shall not be used. 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).  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. Wherever practicable. E Housing Standards Policy Manual: Version 1. BCA 1996 Note: The OoH does not provide washing machines or clothes dryers to individual dwellings.4 Chapter 2 – Page 36 . Common requirements Each laundry.  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. Australian Standard.e. AS4299 1995 Adaptable housing. Multi-unit dwellings Each unit shall be provided with individual laundry facilities located within the dwelling. hot and cold water taps. 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. and  a cupboard with minimum dimensions of 450 mm wide x 450 mm deep x 2000 mm high. Laundries shall be located on the ground floor wherever practicable. the clothesline shall be able to be accessed from the laundry without passing over carpeted areas. BCA 1996 Fixed vents shall be provided to windows in toilets and bathrooms. Aluminium windows are required to be used wherever practicable. Windows Consideration shall be given to window frame design to minimise heat loss and gain. with two or more bedrooms) shall be provided with a poisons cupboard with a childproof door lock located in the laundry. All family dwellings (i.
Flywire screens Metal flywire screens are required to one openable window per room and to all fixed vents. Holland blinds) are to be flame retardant or treated with flame retardants to minimise the risk SI FRMG of ignition. Australian Standard. Window furnishings (i.Selection and installation. Rescode Solar Access and Energy Efficiency Practice Eaves and external shading to windows Notes and Standards All dwellings should be protected by means of effective eaves. All external doors shall have Ps AS2688 1984 three hinges and paint grade veneer door facings and shall be fitted with door stops. with two or more bedrooms).e. L Whilst meeting the BCA requirements for the provision of light and ventilation and allowing for a resident to clean windows BCA 1996 from the inside. Window furnishings Internal Holland blinds shall be provided to the windows of all habitable rooms and bathrooms that do not have obscure glazing. Window fittings that are easily gripped by the hand should be AS4299 1995 located at an accessible height for ease of use by the resident.e. AS1288 1994 All glazing shall be in accordance with AS1288. Two-storey dwellings should have effective eaves to all second storey windows with ground floor windows protected by the E use of landscaping and building orientation where practicable. Note: Security screens such as roller shutter screens or bars shall not be fitted to windows. The current supplied item complies with this requirement. especially where windows and doors are located on western walls. Note: The OoH does not supply external awnings to family dwellings (i. Housing Standards Policy Manual: Version 1. E 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.4 Chapter 2 – Page 37 . Doors External doors External (entry) doors shall be flush panel solid doors with blockboard or particleboard core. window openings in dwellings greater than two storeys in height shall be permanently restricted to a maximum of 125 mm. Glass in buildings . Note: Vertical blinds shall not be provided.
a fixed glazed highlight located above the doorway shall be provided.4 Chapter 2 – Page 38 . Security doors are not provided to sleepouts that are in an enclosed yard. All internal doors shall be a minimum of 920 mm wide. If additional natural light is required. The lower half of the door is sheet metal and SI the door has no locks but a snib on the inside. L AS4299 1995 Housing Standards Policy Manual: Version 1. All external doors shall be a minimum of 920 mm wide. All doors shall be fitted with door stops. Note: An 920 mm wide door should give a clear door opening of 820 mm. to provide adequate access or circulation space. Weather seals All external entry doors shall be draught free and include weather seal protection to the bottom of the door.1 1995 Security doors are provided to the main front entry only of all dwellings. Note: A 920 mm wide door should give a clear door opening L AS4299 1995 of 850 mm. a cavity or surface- mounted sliding door is required. Ps Note: A security door may be provided to the rear entry when the rear yard is not fenced and enclosed from public SI open space. Note: “Weather seal protection” means a draught excluding device fitted to the bottom of the door. Ps Note: The half panel steel flywire door is a derivative of the security door. peepholes may be provided. Internal doors Internal doors shall be flush panel doors with a honeycomb Ps AS2688 1984 core and hardboard facings. Hinged doors are preferred except in potentially accessible dwellings where. FRMG Ensure that the entry door and the corresponding security or flywire door are hinged on the same side. 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. E Security and flywire doors AS2804. However. Half panel steel flywire doors A steel half panel flywire door shall be provided to the rear entry of all dwellings. Note: No sidelights or glazed panels shall be provided with doors. 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 FRMG faces a person exiting the building.
Security door locks Locks Security doors are required to be fitted with good quality locks RTA 1997.70 AS4145. BCA 1996 window openings in dwellings greater than two storeys in height shall be permanently restricted to a maximum of 125 mm. bedrooms and corridors of all Ps dwellings.70 and allowing for a resident to clean windows from the inside. wardrobes and cupboards. Sash-fastening devices such as pin catches may be provided to openable windows that form part of a boundary directly adjoining public open space. 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.4 Chapter 2 – Page 39 .2 1993 that are key operated externally and openable without a key from the inside. where required. located towards the top of below bench cupboards and towards the bottom of overhead L cupboards. Master key systems Master key systems are required only to older persons housing developments. readily replaced with lever type handles operable with one hand that comply with the requirements of AS1428. Ps Entry door locks AS4145. Carpets Floor Finishes Provide hard-wearing domestic polypropylene carpet and underlay to the main living room. s.1 1998 from finished floor level. Door furniture Fit door handles at a height of between 900 and 1100 mm L AS1428. Window latches Windows are to be secured by appropriate catches.2 1993 Entry doors (front and rear) are required to be fitted with good quality dead locks that are key operated externally and Ps openable without a key from the inside. Provide D-pull handles a minimum size of 150 mm to drawers. Design for access and mobility. Australian Standard. SI Housing Standards Policy Manual: Version 1. High Rise buildings with: FRMG  Solution Dyed Nylon (SDN) carpet shall be provided with either Bridgestone ‘Airstep Black Comfort’ rubber underlay. 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.1. Whilst meeting the BCA requirements for the provision of ventilation RTA 1997. s. Door handles shall be of a type that may be.
gables. Latex (acrylic) systems Latex (acrylic) systems as follows should be used in all new dwellings:  Walls and ceilings to living areas . Vinyl Sheet vinyl flooring with a 2 mm wear layer (not including laminations. Note: Vinyl floor tiles should not be used. window. The minimum coats of paint required are:  primer to all bare timber. front fencing. consequently. architraves. weatherboards.1 1985 laundry and toilet(s). General The main objective of painting is to provide a finished surface that is free from any defects and has good paint coverage. spouting. AS2055.  undercoat and one finish coat for enamel systems. steel. provide slip-resistant ceramic tiles to the bathroom floor. lounge. This means that all surfaces have been correctly prepared and that the final paint finish is not transparent. sheds and carports. outbuildings. Ps Housing Standards Policy Manual: Version 1. Wood and metal work means cupboard doors. etc.4 Chapter 2 – Page 40 .semi gloss acrylic latex.full gloss acrylic latex. Note: The current supplied item carpet and underlay comply with AS/NZS 2455 and AS 4288. skirtings. masonry. soffits and any wall claddings and where provided. The number of coats of paint required to achieve non-transparency depends on the surface being painted. trims.  Walls and ceilings to wet areas . All paints used for the painting of dwellings are required to be Australian Paint Approval Scheme approved materials. extending to a height of 150 mm above finished floor level. laundry and toilets. Living areas means meals area/family room. Ceramic tiles In potentially accessible dwellings with a stepless shower installed. handrails. 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. Single low-level dwellings with:  Polypropylene carpet shall be provided with either Bridgestone rubber or Dunlop polyurethane underlay. Wet areas means kitchen. and  two finish coats for acrylic systems. doors. plastics and fibrous materials) shall be provided to the kitchen and meals/ family area and the bathroom(s). reveals. including the shower recess.  Wood and metal work . etc. bedrooms and corridors. bathrooms.  sealer to all bare plaster or filling materials. the number of coats of paint may vary.low sheen acrylic latex.
including multi-storey dwellings. The differing types of colours used in a scheme may affect the cost of painting. wall and roof Provide thermal insulation for ceiling and walls to the following minimum standard:  R1. For this reason pastel and mid tone colours only should be specified. National plumbing and drainage may be used for Housing Standards Policy Manual: Version 1. and  R2. BCA 1996 baths.5 batts and reflective foil sarking under the roofing material. Water pipes Copper or polymer water pipes specified in AS3500. Strong and bold colours often require additional sealer coats before repainting. are to be separately metered. troughs and washing machine taps. A garden tap shall be provided to the rear and. as a result. 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. Insulation Ceiling.5 batts to all other external walls. Water All dwellings shall have hot and cold water to sinks. water tanks are to be provided. Where mains water is not available. Shared water outlets shall be avoided and installed only to communal areas. This should be considered when specifying colour schemes. basins.5 batts and reflective foil to all brick veneer walls and E R1. Building Services Services separately metered All services such as water. to the front of all dwellings with private open space or as required by town planning requirements. Australian Standard. electricity and gas to all dwellings. Communal areas Water for communal areas shall be provided via a separate meter. and to communal facilities and AG 601 1995 services. Colour schemes The choice of colours selected for painting has an affect on the aesthetics of the dwelling. The more colour changes specified increases the labour required and.4 Chapter 2 – Page 41 . but also has an influence on the cost of painting. Note: Loose insulation material is not permitted. where appropriate. the cost. showers. Gas and water meters are to be located so as not to impede pathways and shall be accessible to meter readers.
AS3500 1998 water reticulation except in multi-storey or exposed locations where all water pipes shall be of copper. A RCDs are not required to circuits for fixed electric cooking FRMG2000 S3000 appliances such as ranges. 15 mm pipe insulation suitable for use in external exposed applications. All externally exposed hot water pipes shall be insulated with. Telephone All dwellings are required to have one telephone point located either in the kitchen or living area. Each GPO shall be supplied with neon indicators and mounted AS4299 1995 either 600 mm or. Dead legs on hot water pipes shall not exceed 2000 mm.off peak electricity. and  cooking . Note: Insulated pipes shall also be used in reticulated heating systems. where appropriate.  domestic hot water . Housing Standards Policy Manual: Version 1.1  Laundry 2  Bathroom 1  Combined bathroom/laundry/toilet 2 Note: The refrigerator GPO shall be easily reachable when the refrigerator is in its operating position. E AG 601 1995 In those areas where reticulated natural gas is not available. 900 to 1100 mm above finished floor level (in line with the light switches) and not less L than 500 mm horizontally from internal corners. as a minimum. ovens or hotplates. 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.off peak electricity. One GPO should be adjacent to the telephone outlet. the following sources of energy will be provided:  heating .day tariff electricity. Electrical Residual current devices (RCDs) Services Switchboard type RCDs shall be provided to all general power outlet and lighting circuits. 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 3  GPO for refrigerator … ……. adjacent to a GPO. AS4299 1995 Note: The OoH does not pay connection fees or provide telephones.4 Chapter 2 – Page 42 .
all dwellings shall have the following electric Lighting incandescent light outlets (light bulb type) and associated switches mounted between 900 and 1100 mm above finished floor level in line with and. external 1 AS4299 1995 Each dwelling shall have the potential to increase the illumination level to a minimum of 300 lux if required at a later L date. L 1995 Stoves Family dwellings (i. where practical. adjacent to the door L handles: BCA 1996 AS4299 1995  Bedrooms 1  Living room 2  Dining room (meals area) 1  Corridor/passageway as required  Kitchen 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.e. stairwells and communal facilities. with sufficient clearance provided to facilitate cleaning and shall be securely attached to the floor at the rear to SI Housing Standards Policy Manual: Version 1. Locate GPOs in the kitchen (for appliances) 300 mm above AS4299 1995 bench tops with at least one GPO located within 300 mm of the front of the bench. E Pathway lighting should be positioned at a low height to reduce AS4299 1995 glare and provide a minimum illumination level of 50 lux at ground level. foyers.4 Chapter 2 – Page 43 . energy efficient light fittings. for example compact fluorescent globes. Where practicable. with two or more bedrooms) shall be BCA 1996 provided with an upright 4-burner stove complete with a griller and oven. As a minimum. Ps The stove shall be located at least 450 mm from any corner of a room or doorway. shall be used. All dwellings shall have the following electric incandescent light outlets and fittings:  Front entrance. pathways. external 1  Rear entrance. 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. Appliances Controls on appliances should be easily gripped by the hand and AS4299 located in a safe and accessible position for ease of use. L In the bathroom the GPO shall be located adjacent to the mirror.
 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. A rear register to an SI adjacent living area may be installed where practicable. i. Heating Ps All dwellings shall be provided with an efficient space heater of sufficient size to heat the main living area. Note: Ducted central heating is not a preferred option due to BCA 1996 fire spread and operating cost issues. Note: External. At a minimum. however. storage model hot water services are preferred where practicable.e. continuous flow gas systems with a minimum rating of 4 stars may be used where the E installation of storage units is not practical. where sprinklers are to be installed. slow combustion wood heaters or other combustion heaters are not to be used. Part 4 . Individual heaters shall be fixed in position and constructed. cook tops will be provided with gas cut-off devices in case of fire.Hot water PSR 1998 supply systems.4 Chapter 2 – Page 44 . L Where gas ovens are provided in buildings more than 3 storeys. 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 Housing Standards Policy Manual: Version 1. SI  135 litre gas or 315 litre off-peak electric to properties with two or three bedrooms. Hot water supply systems shall comply with the requirements of the Plumbing Standards Regulations 1998. FRMG A minimum standard of 4 stars for all gas space heaters is required with preference being given to heaters with a higher E rating. Note: Instantaneous day rate electric hot water systems shall PSR 1998 not 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 Ps one bedroom. Note: Open fireplaces. The controls shall be located at the front of the stove and either AS4299 1995 at the side or front of the cooktop and shall have raised cross bars for ease of grip. installed and guarded in accordance with appropriate Australian Standards and the Building Code of Australia. prevent tilting. a work bench shall be provided to one side of the stove.
ducted and vented externally wherever AS2682 1984 practicable. BCA AS2681 The fans are required to be vented as follows: 1996 1984  In dwellings with tiled roofs. fans may be ventilated into the ceiling space. manufacturer of the hot water unit. fans shall be ducted and flued through the ceiling and discharged externally via a BCA 1996 cowl. Ventilation Exhaust fans An exhaust fan shall be provided to the bathroom and laundry.4 Chapter 2 – Page 45 . Ps Note: Recirculating rangehoods should not be used. Fixed ventilation Fixed ventilation in walls is not required. 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. laundry and bathroom taps shall have lever type or capstan style handles with a single outlet for ease of use. adjacent to the utility areas of the dwelling. Rangehoods A rangehood. is provided to MATV systems. Note: Exhaust fans are not generally provided in separate WCs. In all potentially accessible dwellings ensure that the sanitary plumbing is positioned so that it is suitably placed for the AS4299 1995 subsequent adaptation of the area to a combined accessible bathroom and toilet. Housing Standards Policy Manual: Version 1. which E would generally be located. An antenna. shall be provided to the kitchen over the cooktop. suitable for the number of outlets. 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. except where the installation of a flued rangehood is impractical. Taps AS4299 1995 Kitchen. Note: A TV aerial is not provided.  In dwellings with metal deck roofs. Plumbing Sanitary plumbing shall be concealed where practicable. L Singles and family dwellings Television One TV aerial point complete with a cable to the roof shall be provided in the living area of each dwelling.
unless there is a likelihood FRMG of vandalism and/or deliberate false alarms. Photo-electric type Photoelectric type smoke alarms shall be installed only in units characterised by confined spaces. bedsitters. Multi-storey dwellings A minimum of one smoke alarm is to be provided to each storey of dwellings with two or more storeys. statute and these Standards. Manual call points Multi-storey dwellings Consideration should be given to providing manual call points for residents to raise a building-wide alarm. 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. 1996 sleepouts and movable units.4 Chapter 2 – Page 46 . Ionisation type Ionisation type smoke alarms (with hush control) shall be provided Ps in areas where a corridor separates bedrooms from living rooms. fitted to comply with AS4607. test button and with a minimum five-year guarantee. Smoke alarms Smoke alarms are required to each storey of all dwellings including BCA 1996 BCC. Fire Risk Management Engineering Guidelines and the guidelines for specific occupancy types. Australian AS1428. Visual warning devices Dwellings that are to be occupied by tenants with a serious hearing impairment shall be provided with a visual alarm system to augment AS4607 1999 the smoke alarm(s). code. mains powered with a rechargeable battery. plus any additional FRMG provisions required by regulation.2 1992 Standard. AS3786 1993 Smoke alarms shall be of the sealed type. Housing Standards Policy Manual: Version 1.Fire Risk Fire risk management compliance shall be in accordance with the requirements of the current edition of the Department of Human Management Services Capital Development Guidelines . eg. Practice Note 27. Personal alarm systems.Fire Risk Management Policy and Procedures. movable units and some singles and older persons units where the cooking area is close to the bedroom(s). BCA 1996 The occupant warning system for multi-storey dwellings shall be tailored specifically to each building and its emergency evacuation FRMG strategy.
front fencing shall harmonise with the Rescode Front Fence Standards neighbourhood character. Wall and ceiling linings FRMG Wall and ceiling linings shall be non-combustible in all new dwellings. FA 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. in the case of corner properties. Front fencing Where provided. non-maintenance intensive products. with boundary fencing to the rear and sides of the property. continuing to the front of the property and raked to a height common to the local streetscape or. Fencing The OoH contributes to the erection and repair of dividing fences in accordance with the Fences Act 1968. 1650 mm nominal height from the ground. shall be provided in accordance with municipal BR 1994 planning requirements and the Building Regulations 1994. Consideration shall be given to: Housing Standards Policy Manual: Version 1. 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. Boundary fencing Family dwellings Private enclosed space. Where practicable. the private enclosed space (rear yard) shall be accessible to the front of the property by means of side gates. The preference for boundary fencing is timber paling. Note: Fencing in nominated termite prone areas shall be termite resistant.4 Chapter 2 – Page 47 . Preference should be given for the use of durable. General Landscaping Low maintenance landscape works shall be provided to protect any existing plants and incorporate appropriate tree planting. as legally required.
two trees in front to enhance the streetscape.  planting semi-mature trees in open space along boundaries adjacent to neighbouring open space. As a guide.  Where appropriate.  The remaining areas to be lawn. balance in rear yard).  For units with the entry area abutting the street. plants that are known to be reliable and hardy shall be used.  5-10m2 of mulched garden bed with shrubs adjacent to each front entry area. Private open spaces Private open spaces are for the use of individual tenants and are to be maintained by the tenants. Dual occupancy . with an appropriate tree-planting scheme for the whole development.family housing  Lawn sown over the whole allotment.4 Chapter 2 – Page 48 . three trees on the site. Housing Standards Policy Manual: Version 1. The following shall be provided: Single dwellings . Communal open spaces All communal areas and common use facilities shall be accessible to a person in a wheelchair.family housing  5 -10m2 of mulched garden bed with shrubs adjacent to each front entry area. Multi-unit dwellings . three trees (one or two in front garden.  For properties of less than 500m2. Existing trees should be retained wherever practicable. and landscape designs to ensure structural protection of existing and proposed buildings from root damage.family housing  Lawn sown over the whole allotment. five trees (two or three trees in front garden. balance in rear yard). MDH Guide  planting in areas allowing sufficient open space for spreading tree canopies.  For properties over 500m2.
5 dwellings. Parking facilities.e. Note: The number of car parks may be varied only if a planning permit cannot be otherwise negotiated with the responsible authority. level (i. Accommodation Type General One bedroom units are preferred by the OoH for the accommodation of singles and older persons.4 Chapter 2 – Page 49 . hard- surfaced. Design for access and mobility.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. if required.1. Housing Standards Policy Manual: Version 1.one car space per 3 dwellings. Wheelchair access All singles and older persons dwellings shall be accessible by persons who use wheelchairs. where appropriate. 2. Car park layout and design should comply with applicable Rescode Practice Notes for Car Parking. 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 L accordance with AS1428.1.one car space per 2. a clear line of sight from a well-lit vehicle drop- off point to a safe pedestrian entry point should be provided. Rescode Sufficient space shall be allowed to provide. Car parking External Areas Off-street car parking for older persons units shall be provided as follows:  Country regions . Australian Standard. water taps located adjacent to the common car parking areas. off-street car parking for one car per dwelling shall be provided. For singles units.  Metropolitan regions .1 1998 water tap or. Australian Standard. Car washing facilities Provide either a suitably located and drained car washing area with AS1428. the construction of bedsitters is not a preferred option.1 1993 AS2890. a maximum gradient of 1:40) car parking spaces to cater for residents with a wheelchair in accordance with AS2890. Where practicable.
The main front entrance and rear entrances shall be ramped where required with a level.1. Housing Standards Policy Manual: Version 1. slip-resistant. Within a housing development. a maximum gradient of 1:14 and a handrail(s) in accordance with AS1428. Main entries A roofed sheltered area immediately outside the front entrance is required to all dwellings. a L minimum of 1550 x 1550 mm. Ensure that there is a continuous accessible path of travel from the AS4299 1995 street frontage to the front entry. if required in the future. pathways and landings shall have a slip-resistant surface with a texture easily traversable by a AS1428.1 1998 have an unobstructed minimum width of 1000 mm. hard-surfaced pedestrian pathways with an unobstructed width of 1000 mm.4 Chapter 2 – Page 50 . Australian Standard.  the off-street car park to the front door of the unit (where practicable. Australian Standard. the entry shall be designed to have the capability to incorporate a ramp. as detailed above. Paving and driveways Provide continuous. Where an entry requires steps.1 1998 wheelchair and gradients in accordance with AS1428. Adaptable housing.1. Australian Standard. Design for access and mobility. this should be incorporated in the above). All paving and finishes on ramps. provide continuous. slip-resistant. Design for access and mobility. hard-surfaced landing area. hard-surfaced pathways with an unobstructed width of 1000 mm from: L  the front boundary/gate to the front door. slip-resistant. External landings shall be level (maximum gradient of 1:40) with a low threshold to exclude water and allow for the smooth transition AS4299 1995 of a wheelchair in compliance with AS4299. Ramps shall AS1428. Pedestrian pathways should be separate from any internal roadways. at both entrances. and  the rear/laundry door to the clothesline.
7m2. shelves and four-drawer insert shall be provided in each bedroom. approximately 1200 mm wide x 1500 mm high x 400 mm deep. 13m2. with a minimum effective clothesline length of 15 metres or. a paraline with a minimum effective clothesline Ps length of 8 metres. shall be provided for each dwelling with private open space. Clotheslines One external clothesline. either rotary clothes hoist or paraline type. To facilitate access and to provide sufficient circulation space to manoeuvre a wheelchair. Garden cupboards should be fixed to a fence or the dwelling. kitchen or utility area.1. where space constraints exist. A full height built-in wardrobe (minimum 1800 mm wide x 600 mm deep) with hanging rod. Note: Built-in wardrobes are to be included in the calculation of the minimum bedroom sizes. the clothesline should be able to be accessed from the laundry facilities without the need to pass over carpeted areas. Note: The OoH does not provide padlocks or other locks for garden lockers of cupboards. singles and older persons dwellings shall be provided with an external garden cupboard. Australian Standard. Garden cupboards Rear Yard Amenities Where practicable. an open plan design and minimum use of corridors may be adopted without substantially increasing the overall size of the dwelling. Housing Standards Policy Manual: Version 1. Door approaches AS1428. Bedrooms Bedrooms shall not be accessed directly from another bedroom. Meals area The meals area in singles and older persons dwellings shall approximate. whichever is the more practical. but be no less than. AS4299 1995 Corridors shall be a minimum of 1000 mm wide. Living areas Internal Areas The living room of singles and older persons dwellings shall approximate. Bi-fold or sliding doors may be fitted to the built-in wardrobe where circulation space is limited. Wherever practicable. but be no less than.4 Chapter 2 – Page 51 . Design for access and mobility.1 1998 shall comply with AS1428.
2 1992 Rods and hooks in wardrobes shall be a maximum of 1350 mm from finished floor level in accordance with AS1428. shall be located adjacent to the refrigerator space and the cooktop.2. Note: A 2700 mm width will provide 1550 mm clearance between cupboards to both walls. where provided. L AS1428. Australian Standard. but be no less than. A work bench a minimum of 800 mm L in length.1 but.2. The bedroom may not comply with AS4299 or AS1428. Storage Shelving in storage units such as wardrobes. . Australian Standard. 2nd bedroom The second bedroom. Sufficient work bench areas (appropriate for the size of the AS4299 1995 household) shall be provided.2 1992 Design for access and mobility. but be no less than. 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. Kitchen Utility Areas The kitchen area shall have a minimum width of 2700 mm to allow sufficient circulation space for a client in a wheelchair to approach AS4299 1995 all appliances and cupboards in accordance with AS4299. Work benches in singles and older persons dwellings shall be post- formed to minimise accidents. Note: Overhead cupboard space shall be minimised in singles and older persons dwellings. be designed to optimise wheelchair access and provide space for either two single beds or one standard double bed. AS1428. cupboards and open shelving throughout the dwelling shall be at an accessible height and depth in accordance with AS1428. Cupboard/storage space and work benches Kitchen cupboards shall provide a minimum storage space of 2m 3. Adaptable housing. the surface of which shall be suitable for the preparation of food. 1st Bedroom The first bedroom shall approximate. 13m 2 with a minimum width of 3200 mm in order to provide sufficient circulation space for a resident in a wheelchair. Australian L Standard. where space permits. within the limits of an area of 13m2 to 14m2. shall approximate. 9m2 with a minimum width of 2700 mm. Design for access and mobility. Sliding cupboard doors are preferred where practicable.
as a minimum. installed in accordance with AS1428. The combined bathroom. The remainder of the bathroom area shall be SAA MP64 1995 graded with a fall to the shower waste (or an alternate floor waste) at AS1428. ceramic tiling shall extend to a height of 1800 mm above finished floor level. Australian Standard. Where provided.6. The soap holder for the shower shall be fully recessed and located between 900 and 1100 mm above finished floor level. The shower area (and surrounding area where required) shall be waterproofed in accordance with AS3740 . Bathroom Singles and older persons dwellings shall be provided with a combined bathroom. Refrigerator space A minimum 1800 mm high x 900 mm wide x 650 mm deep space is required for a refrigerator. laundry and toilet shall contain a stepless shower. with a AAA to be preferred should E water pressure allow. each combined L bathroom. Australian Standard.1 1998 a minimum gradient of 1:100. laundry and toilet. Toilet facilities Toilet facilities located within the combined bathroom. laundry and toilet shall be a minimum of 7. Provide an aluminium shower rail to enable a curtain to fully enclose the shower compartment. shall be provided to all singles and older persons dwellings. Sinks A single bowl stainless steel sink with single drainer or. The shower taps and controls shall be accessible from outside the shower area with the water stream directed away from the shower entrance. Stepless shower AS4299 1995 Provide a shower area of 1100 mm x 1160 mm without steps or kerbs. The depth of AS4299 1995 the single or main sink bowl shall be a maximum of 150 mm.4m2 in size with a configuration to allow sufficient circulation space for a resident in a wheelchair. Waterproofing of wet areas within residential buildings . sanitary plumbing shall be concealed. an A rated water saving shower handset for all mains pressure hot water systems. Note: The OoH does not provide shower curtains. its base graded into a waste with a slope of not less than 1:60 and not greater than 1:40. a 1½ centre bowl stainless steel sink with single drainer. Provide.1. L Design for access and mobility. In addition to the common requirements for bathrooms outlined in section 2. AS4299 1995 Wherever practicable. where space permits. laundry and toilet shall include the following: . with flexible heavy duty hose and bracket AS3740 1994 together with a shower seat and grabrail located within the shower area.
laundry and toilet shall include the following:  a stainless steel laundry trough with a 200 mm high impervious splash back (preferably ceramic tiling). Design for access and mobility.  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. Safety and Support Features Grabrails L Stainless steel grabrails fixed to the building structure (reinforced areas as outlined below) shall be provided in the combined bathroom. an overflow suds bypass and washing machine waste outlet. and  a cupboard with minimum dimensions of 450 mm wide x 450 mm deep x 2000 mm high. Note: The OoH does not provide washing machines or clothes dryers to individual dwellings. hot and cold water taps. laundry and toilet adjacent to the WC pan and in the shower recess in AS1428. Note: All toilet doors are to open outwards to facilitate access. Note: A grabrail is a rail used to provide a steadying or stabilising assistance to a person engaged in a particular function.  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. The WC pan shall be E connected to a public sewerage system or a septic tank system approved by the relevant authority. Towel rails shall be of a similar strength to grabrails unless their appearance is quite distinct to that of the grabrail(s). .1 1998 accordance with AS1428. SAA MP64 1995  A grabrail fixed to the building structure and located adjacent to the WC pan.  A toilet paper dispenser located adjacent to the WC pan. Laundry facilities Laundry facilities located within the combined bathroom.  WC pan and hand operated dual flush cistern fitted with a lever BCA 1996 action or enlarged push button flushing control located between 800 and 1100 mm above finished floor level.1. Australian Standard.
Provide D-pull handles a minimum size of 150 mm to drawers. located towards the top of below bench L cupboards and towards the bottom of overhead cupboards. Design for access and mobility at a height of between 900 and 1100 mm from L finished floor level. In dwellings with framed walls reinforced areas for the subsequent installation of additional grabrails shall be provided in the bathroom AS4299 1995 in accordance with AS4299. External awnings Singles and older persons units shall be provided with external awnings of durable nylon construction.1 1998 the requirements of AS1428. Note: A 920 mm wide door should give a clear door opening of 850 AS4299 1995 mm. L AS4299 1995 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. Door furniture Fit lever type door handles operable with one hand that comply with AS1428. E External and internal doors Doors All external and internal doors shall be a minimum of 920 mm wide. Adaptable Housing. Fittings and operating controls Windows Window fittings that are easily gripped by the hand should be located at an accessible height for ease of use by the resident. .1. Master key systems Master key systems are required to older persons housing developments. Australian Standard. wardrobes and cupboards. Australian Standard. and fixed to all habitable rooms facing west and north. easily operable from external areas. Locks All entry doors are required to be keyed alike.
Building Services Telephone An additional telephone outlet adjacent to a GPO may be provided in the bedroom. cupboard. located at least 450 mm from any corner SI AS4299 1995 of a room. where appropriate.e. AS2055. AS4299 1995 Note: The OoH does not pay connection fees or provide telephones. preferably gas where reticulated natural gas is available. Power outlets Electrical Services AS4299 1995 Each GPO shall be supplied with neon indicators and mounted either 600 mm or. . Where AS4299 1995 a rangehood is placed over the cooktop. Ceramic tiles Provide slip-resistant ceramic tiles to the combined bathroom.Floor Finishes Provide a continuous floor level throughout the dwelling with special attention to areas where there is a change in floor finish. A work bench shall be adjacent to the cooktop Ps side of the stove. Appliances General Controls on appliances should be easily gripped by the hand and L located in a safe and accessible position for ease of use.1 1985 laundry and toilet floor. including the shower recess. 900 to 1100 mm above L finished floor level (in line with the light switches) and not less than 500 mm horizontally from internal corners. Where gas ovens are provided in buildings more than 3 storeys. AG 601 1995 i. ceramic tiling is to be provided above the cooktop to the underside of the rangehood. Stoves Provide an elevated stove. cook tops will be provided with gas cut-off devices in case of fire. plastics and fibrous materials) to the kitchen and meals area. extending to a height of 150 mm above finished floor level. or doorway with sufficient clearance provided to facilitate cleaning and securely attached at the rear to prevent tilting. where sprinklers are to be installed. Elevated stoves are required to have an impervious splash back (preferably ceramic tiling) to 600 mm above bench level. Note: Vinyl floor tiles should not be used. BCA 1996 AG 601 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 L bars for ease of grip. L Vinyl Provide slip-resistant sheet vinyl flooring with a 2 mm wear layer (not including laminations.
Personal alarm systems. front fencing shall harmonise with the neighbourhood. Fencing 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 . 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. 1996 living area as required. Visual warning devices 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). Fenced areas or internal dividing fences to the front of individual dwellings is not preferred due to ongoing maintenance considerations. 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. Note: Fencing in nominated termite prone areas shall be termite resistant. 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 Fire Risk requirements of the current edition of the Department of Human Management Services Capital Development Guidelines . statute and these Standards. plus FRMG any additional provisions required by regulation. The preference for rear area fencing BR 1994 is timber paling. Sanitary plumbing shall be concealed where practicable and hot Plumbing water pipes under basins. fitted to comply with AS4607. AS4607 1999 Australian Standard. Practice Note 27. Fire Risk Management Engineering Guidelines and the guidelines for specific occupancy types. . Smoke alarms Smoke alarms may be installed in the bedroom. Where provided. 1650 mm nominal height from the ground. Where practicable. code. hallway and BCA 1996 BCC. sinks and troughs insulated to prevent burns to a resident in a wheelchair.Fire Risk Management Policy and Procedures.
Existing trees should be retained wherever practicable. plants that are known to be reliable and hardy shall be used. .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. Note: 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.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. Note: All communal areas and common use facilities shall be accessible to a person in a wheelchair.8 Movable Unit Standards The following standards shall apply to the construction of all new and. shrubs. 2. Multi-unit dwellings . 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. Multi-unit dwellings . lawn and paved surfaces. trees. as appropriate.  3 . relocated movable units. where practicable. As a guide. Private open spaces Private open spaces are for the use of individual tenants and are to be maintained by the tenants. and  landscape designs to ensure structural protection of existing and proposed buildings from root damage.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.older persons housing  3 .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.  An appropriate tree-planting scheme for the whole development shall be provided.
due to the nature of construction of the movable units. External Areas Moveable units shall be located as close as practicable to the main dwelling and existing services. Note: A movable unit is deemed not to be a separate HA 1983 property for taxation or rating purposes. Note: Timber ramps are preferred due to the temporary nature of moveable units. generally private. an existing. 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 HSPM Ch. Where the main dwelling is an OoH property. provide a 600x600mm concrete paver pathway from the rear door of the main dwelling to the moveable unit. until required once the original need no longer exists. 10 of this manual which do not necessitate structural work to the unit. accessible. or stored. hard-surfaced pathway with an AS4299 1995 unobstructed width of 1000 mm and a maximum gradient of 1:14 from the main dwelling to the movable unit. living area. but independent from. approximately 40m 2 in size and comprise a bedroom. of demountable construction and externally clad with fibre cement sheeting. Construction Movable units are self-contained. Paving Where the main dwelling is privately owned. However. provide a continuous. cement sheeting or plywood panelling. The roofing is metal sheeting and the internal walls are lined with plasterboard. household.General Movable units are provided to those people who are eligible and who require accommodation adjacent to. Movable units are temporary buildings. . handrails and additional grabrails may be readily made to movable units for clients who have a disability. Movable units are intended to be removed and either dismantled and relocated to another site. Disability modifications Access and minor modifications. only non-structural modifications can be made. such as ramps. kitchenette and an ensuite bathroom.
Design for access and mobility. balcony.1 1998 traversable by a wheelchair and gradients in accordance with AS1428. Australian Standard. Ramps shall have an AS1428. Steps and stairs The configuration of steps to movable units shall comply with AS1428. Bi-fold or sliding doors may be fitted to the built-in wardrobe where circulation space is limited. Adaptable housing.1 1998 unobstructed minimum width of 1000 mm.2 1992 mobility . All paving and finishes on ramps. Internal Areas 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. hard-surfaced landing area with a L minimum area of 1550 x 1550 mm.1. The front entrance may be ramped where required with a level. a maximum gradient of 1:14 and a handrail(s) in accordance with AS1428. Balustrades A balustrade shall be provided to any stairway. As movable units are temporary dwellings designed to be demounted and relocated. pathways and landings shall have a slip-resistant surface with a texture easily AS1428. Australian Standard. Entry A roofed sheltered area immediately outside the front entrance is required to all movable units.2. slip-resistant. All paving and finishes on steps and stairs shall have a slip- resistant surface. verandah or similar situation which is more than 600 mm above the adjacent floor or ground level in BCA 1996 accordance with the requirements of the Building Code of Australia. Australian Standard. consideration should be given when constructing a ramp to its eventual removal. Note: Steps and stairs may be preferred to ramps by some clients with a mobility disability such as some who use a walking frame. . Design for access and L AS1428. Note: Any horizontal elements of the balustrade between 150 and 760 mm above the floor must not facilitate climbing. Design for access and mobility . External landings shall be level (maximum gradient of 1:40) with a low threshold to exclude water and allow for the AS4299 1995 smooth transition of a wheelchair in compliance with AS4299. Australian Standard.1. ramp. It is preferred therefore that substantial concrete ramps are not constructed.
the refrigerator shall be located adjacent to a work bench which.2 1992 mobility. AG 601 1995 Sinks A single bowl stainless steel sink with single drainer or. Australian Standard. Sliding cupboard doors may be provided where practicable. shall be provided. Utility Areas Kitchenette Cupboard/storage space and work benches Movable units shall have a minimum storage space 2m 3 in the kitchenette. cupboards and open shelving throughout the unit shall be at an L accessible height and depth in accordance with AS1428.2. where space L permits. where practicable. AS1428. The minimum dimensions for each cupboard shall be 450 mm wide x 450 mm deep x 2000 mm high. Rods and hooks in the wardrobe shall be a maximum of 1350 mm from finished floor level in accordance with AS1428. .e. The depth of the L single or main sink bowl shall be a maximum of 150 mm. Design for access and L AS1428.2. cooktops and work benches shall have a 300 mm high impervious splash back (preferably ceramic tiling). with shower base with lip installed at floor level) with an aluminium shower rail to enable a curtain to fully enclose the shower compartment. Refrigerator space A minimum 1800 mm high x 900 mm wide x 650 mm deep space is required for a refrigerator. a 1½ centre bowl stainless steel sink with single drainer. AS4299 1995 The cooktop and. Storage A cupboard for the storage of linen and cleaning utensils (linen and broom cupboard) shall be provided to all units. Ensuite bathroom Provide a walk-in shower recess (i. Work benches in movable units shall be post-formed with a surface suitable for the preparation of food. shall be a minimum of 800 mm in length. It is preferred that overhead cupboards are kept to a minimum. AS4299 1995 where space permits. Splash backs All sinks. Design for access and mobility.2 1992 Shelving in storage units such as wardrobes. Australian Standard.
1. Australian Standard. Note: Toilet doors shall be open outwards to facilitate access. Design for access and mobility. 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. SAA MP64 1995 AS1428. Australian Standard.  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 . The shower taps and controls shall be accessible from outside the shower area with the water stream directed AS4299 1995 away from the shower entrance. Where provided.1 1998 Provide. E  A grabrail fixed to the building structure and located adjacent to the WC pan. as a minimum. Provide one towel rail. Note: The OoH does not provide shower curtains. ceramic tiling shall extend to a height of 1800 mm above finished floor AS3740 1994 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. with flexible heavy duty hose and bracket together with a shower seat and grabrail located within the shower area. L installed in accordance with AS1428. an A rated water saving shower handset for all mains pressure hot water systems. Toilet facilities Toilet facilities located within the ensuite bathroom shall include the following:  WC pan and hand operated dual flush cistern fitted with a lever action or enlarged push button flushing control BCA 1996 located between 800 and 1100 mm above finished floor level. with a E AAA to be preferred should water pressure allow. Waterproofing of wet areas within residential buildings. The WC pan shall be connected to a public SAA MP64 1995 sewerage system or a septic tank system approved by the relevant authority. Note: Towel rails shall be of a similar strength to grabrails unless their appearance is quite distinct to that of the grabrail(s).  A toilet paper dispenser located adjacent to the WC pan. The shower area shall be waterproofed in accordance with AS3740. an overflow suds bypass and washing machine waste outlet. a minimum of 300 mm long.
A fixed vent shall be provided to the window in the ensuite E bathroom.1. L Australian Standard. Note: Louvre windows shall not be used. easily operable from external areas. AS4299 1995 Window fittings that are easily gripped by the hand should be located at an accessible height for ease of use by the L resident.1 1998 Note: A grabrail is a rail used to provide a steadying or stabilising assistance to a person engaged in a particular function. Fit stainless steel grabrails to the building structure (reinforced areas as outlined above) within the shower AS4299 1995 recess and adjacent to the WC pan or according to the tenant’s requirements in accordance with AS1428. Safety and Support Grabrails Features 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. Windows Aluminium windows are required to be used wherever practicable. Window furnishings . E External awnings Movable units shall be provided with external awnings of E durable nylon construction. Adaptable housing. Consideration shall be given to window frame design to minimise heat loss and gain. AS1428. and  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: The OoH does not provide washing machines or clothes dryers to individual dwellings. especially where windows and doors are located on western walls. Australian Standard. and fixed to all habitable rooms facing west and north.Selection and installation. loading washing machine may be installed. AS1288 1994 All glazing shall be in accordance with AS1288. Note: Security screens such as roller shutter screens or bars shall not be fitted to windows. External shading to windows Where practicable. Design for access and mobility . movable units should be protected by the use of building orientation and landscaping. Glass in buildings .
E Security and flywire doors A security door shall be provided to the entry of movable Ps units. Note: A920 mm wide door should give a clear door opening of AS4299 1995 850 mm. External door The external (entry) door shall be a flush panel solid door AS2688 1984 with blockboard or particleboard core preferably without glazed panels or sidelights. Flywire screens Metal flywire screens are required to one openable window per room and to all fixed vents. 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. Hinged doors are preferred except where. a cavity or surface-mounted sliding door is required. Note: “Weather seal protection” means a draught excluding device fitted to the bottom of the door. Internal Holland blinds shall be provided to the windows of all habitable rooms and rooms that do not have obscured E glazing. AS2804. 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 FRMG 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. Internal doors Internal doors shall be flush panel doors with a honeycomb core and hardboard facings.1 1995 SI Ensure that the entry door and the corresponding security door are hinged on the same side. to provide adequate access or circulation Ps AS2688 1984 space. Doors All external and internal doors shall be a minimum of 920 mm wide. All doors shall be fitted with door stops.1 1998 . Door furniture Fit lever type door handles operable with one hand that L AS1428. All external doors shall have Ps three hinges and paint grade veneer door facings and shall be fitted with door stops.
Vinyl Slip-resistant sheet vinyl flooring with a 2 mm wear layer AS2055. Provide D-pull handles a minimum size of 150 mm to drawers. For details of the latex (acrylic) systems and preparation work required for internal and external paintwork.1 1985 (not including laminations. Paintwork All paints used for the painting of movable units are required to be Australian Paint Approval Scheme approved materials. wardrobes and cupboards.5 batts to all other external walls.  R2. FRMG Carpets Ps Single. low level dwellings with polypropylene carpet shall be provided with either Bridgestone rubber or Dunlop SI polyurethane underlay.5 batts and reflective foil to all brick veneer walls E and R1. plastics and fibrous materials) shall be provided to the kitchenette and the ensuite bathroom.70 they limit use of the windows as a secondary means of egress in the case of fire or other emergency. Note: The OoH does not provide keyed window locks as RTA 1997.2 1993 without a key from the inside. located towards the L top of below bench cupboards and towards the bottom of overhead cupboards. Australian Standard.5 batts and reflective foil sarking under the roofing material. Note: Vinyl floor tiles should not be used.6 of this chapter. s. Insulation Ceiling. refer to the relevant paragraphs in section 2. Design for access and mobility at a height of between 900 and 1100 mm from finished floor level. Window latches Windows are to be secured by appropriate catches.1. Floor Finishings Provide a continuous floor level throughout the unit with special attention to areas where there is a change in floor L finish. comply with the requirements of AS1428. . Note: The current supplied item carpet and underlay comply with AS/NZS 2455 and AS 4288. wall and roof insulation Provide thermal insulation for ceiling and walls to the following minimum standard:  R1. Entry door lock Locks The entry door is required to be fitted with a good quality dead lock that is key operated externally and openable Ps AS4145.
A check meter shall be installed for the water supply to the unit. . Note: Loose insulation material is not permitted. Where the main dwelling is privately owned. Water All units shall have hot and cold water to sinks. showers. In those areas where reticulated natural gas is not available. troughs and washing machine taps. Dead legs on hot water pipes shall not exceed 2000 mm. Property Services & Asset Management. as negotiated with the dwelling owner. The applicant is responsible for those R service connection costs that exceed the limit. Water pipes Copper or polymer water pipes specified in AS3500. However. E Gas AG 601 1995 Unless the tenant requests otherwise. BCA 1996 Where the main dwelling is an OoH property and mains water is not available. All externally exposed hot water pipes shall be insulated with. Note: The OoH does not pay connection fees or provide AS4299 1995 telephones. All meters are to be located so as not to impede pathways and shall be accessible to meter readers. Service connections are paid by the OoH up to an amount Building Services set from time to time by the Director. as a minimum. basins. electricity and gas services to the movable unit shall be metered AG 601 1995 separately to the main dwelling. Services separately metered Where the main dwelling is an OoH property. hot water and cooking or off peak electricity for domestic hot water and day tariff electricity for heating and cooking. conduit to facilitate its connection is laid by the OoH. the electricity and gas services to the movable unit may be metered separately or connected to the main dwelling supply. either LPG gas shall be used for heating. 15 mm pipe insulation suitable for use AS3500 1998 in external exposed applications. natural gas shall be the prime source of energy for heating. 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. hot water and E cooking for all units where reticulated natural gas is available. a water tank may be provided to the movable unit. Telephone The tenant is responsible for the connection a telephone service if required. Australian Standard.
where appropriate. AS4299 1995 One GPO in the bathroom shall be located adjacent to the L mirror. preferably gas where reticulated natural gas is available.Electrical Services Residual current devices Switchboard type RCDs shall be provided to all general power outlet and lighting circuits. cupboard or doorway with sufficient SI BCA 1996 clearance provided to facilitate cleaning and securely attached at the rear to prevent tilting. where practical. AS4299 1995 Stoves Provide an elevated stove. located at least 450 mm from any corner of a room. A work bench shall be adjacent to the cooktop and refrigerator. external 1 Each dwelling shall have the potential to increase the L illumination level to a minimum of 300 lux if required at a later date. Appliances Controls on appliances should be easily gripped by the hand and located in a safe and accessible position for ease L of use. RCDs are not required to circuits for fixed electric cooking appliances such as ranges. Each GPO shall be supplied with neon indicators and mounted either 600 mm or. Locate GPOs in the kitchen (for appliances) 300 mm above bench tops with a least one GPO located within 300 mm of L the front of the work bench. . ovens or hotplates. movable units are required to have the Lighting 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. BCA 1996 adjacent to the door handles: L  Bedroom 1  Living room 2 AS4299 1995  Kitchenette 1  Ensuite Bathroom 1 AS4299 1995  Front entrance. 900 to 1100 mm above finished floor level (in line with the light AS4299 1995 switches) and not less than 500 mm horizontally from internal corners. As a minimum. FRMG AS3000 2000 Power outlets The following double general purpose outlets (GPOs) are required:  Bedroom 2  Living area 3  Kitchenette 2  GPO for refrigerator 1  Ensuite bathroom 2 Note: The refrigerator GPO is to be easily reachable when AS4299 1995 the refrigerator is in its operating position.
Ps Hot water units shall be located as close as practicable to the hot water outlets. Ps Where gas ovens are provided in buildings more than 3 L storeys. electric night storage heaters (heat banks) shall not be provided to movable units. where sprinklers are to be installed. E Performance Requirement In constructing new movable units.Hot Water Supply systems. sanitary plumbing shall be concealed. A minimum standard of 4 stars for all gas space heaters is required with SI preference being given to heaters with a higher rating. or where major PSR 1998 alterations are to be made to the bathroom. continuous flow gas systems with a minimum rating of 4 stars may be used where the installation of storage units is not practical. however. Plumbing Taps The kitchenette and ensuite bathroom taps shall have AS4299 1995 lever type or capstan style handles with a single outlet for ease of use. Individual heaters shall be fixed in position and be Ps BCA 1996 constructed. E Note: Due to relocation difficulties. Part 4 . as a minimum. . cook tops will be provided with gas cut-off devices in case of fire. SI Note: Instantaneous day rate electric hot water systems shall not be used. Hot water units Movable units shall have. The controls shall be located at the front of the stove and either at the side or front of the cooktop and shall have AS4299 1995 raised cross bars for ease of grip.e. i. the hot water reticulation shall deliver hot water to the bathroom and kitchenette at less than 50o Exhaust fans Ventilation An exhaust fan shall be provided to the ensuite bathroom BCA 1996 and in the kitchenette above the cooktop. flued and discharged externally. The fans shall be ducted. AS2681 1984 Fixed ventilation Fixed ventilation in walls is not required. L Wherever practicable. a 90 litre gas or 160 litre off-peak electric hot water service. Heating All units shall be provided with an efficient space heater of sufficient size to heat the living area. Hot water supply systems shall comply with the PSR 1998 requirements of the Plumbing Standards Regulations 1998. installed and guarded in accordance with appropriate Australian Standards and the Building Code of Australia.
Wall and ceiling linings Wall and ceiling linings shall be non-combustible in all FRMG new units. plus any additional provisions required by regulation.9 Sleepouts The following standards shall apply to the construction of all new and. where more than one BCC. if required. Visual warning devices Movable units that are to be occupied by a tenant with a serious hearing impairment may be provided with a visual AS4607 1999 alarm system to augment the smoke alarm(s). Personal alarm systems. to the main dwelling Ps AS3786 1993Smoke alarms shall be of the sealed type. 2. 1996 smoke alarm is provided. where practicable. relocated sleepouts. . Fire Risk Management Engineering Guidelines and the guidelines for specific occupancy types. code.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 FRMG Guidelines . statute and these Standards. mains powered with a rechargeable battery.Fire Risk Management Policy and Procedures. Australian Standard. the smoke alarms shall be inter- connected including. Practice Note 27. test button and with a minimum 5-year guarantee. fitted to comply with AS4607. All smoke alarms shall be connected to a BCA 1996 mains powered lighting circuit and. Smoke alarms Photoelectric type smoke alarms are required to all movable units.
Construction Sleepouts are one bedroom accommodation of approximately 10m2. Sleepouts are provided in lieu of extending the existing house or relocating the household to larger premises. only non-structural modifications can be made. However. The roofing is metal sheeting and the internal walls are lined with compressed cement sheet. with a pre-fabricated frame and floor and externally clad with fibre cement sheeting. Consideration should be given to the orientation of a sleepout in order to gain maximum protection of the entry from prevailing weather. Location Sleepouts are required to be located as close as practicable to the main dwelling and existing electrical services. 10 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. Disability modifications Limited modifications. E . They are temporary buildings. due to the pre-fabricated nature of construction of sleepouts. or relocated to another household. Sleepouts are provided to those public housing households General who are eligible and who require additional. generally short term. Insulation materials are incorporated in the pre-fabricated panels of the sleepout. such as ramps and handrails may be made to sleepouts for occupants who have a disability. Sleepouts are intended to be removed and either dismantled and stored. Other modifications of a minor nature which may be made to HSPM Ch. including the roof panels. accommodation. usually of demountable construction. once the original need no longer exists.
Australian AS1288 1994 Standard. provide pre-cast concrete paving blocks 600 mm x 600 mm. L Note: Security screens such as roller shutter screens or bars shall not be fitted to windows. Flywire screens Metal flywire screens are required to all fixed vents and to two openable windows per sleepout for the purposes of cross- ventilation. 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. Glass in buildings .Selection and installation. Paving External Areas Where a pathway is required between the main dwelling and the sleepout. 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. Consideration shall be given to window frame design to minimise heat loss and gain. E Internal Holland blinds shall be provided to all windows of sleepouts. All glazing shall be in accordance with AS1288. External door Doors The external (entry) door shall be a flush panel solid door with blockboard or particleboard core preferably without glazed AS2688 1984 panels or sidelights. . 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. Windows Aluminium windows are required to be used wherever practicable. E Note: The OoH does not supply external awnings to sleepouts. All doors on an exit or escape path shall be readily openable FRMG without a key (at all times) from the side that faces a person exiting the dwelling. All external doors shall have three hinges Ps and paint grade veneer door facings and shall be fitted with door stops. Note: Louvre windows shall not be used.
refer to the relevant paragraphs in section 2. Note: The OoH does not provide keyed window locks as they RTA 1997. Window latches Windows are to be secured by appropriate catches.1 1998 Provide D-pull handles a minimum size of 150 mm to drawers. Door furniture Fit door handles at a height of between 900 and 1100 mm from finished floor level. Entry door lock Locks The entry door is required to be fitted with a good quality dead lock which is key operated externally and openable Ps AS4145. E Security and flywire doors Security and flywire doors are not provided to sleepouts that are in an enclosed yard. . Carpet Floor Finishings Single.70 limit use of the windows as a secondary means of egress in the case of fire or other emergency. 2 required for internal and external paintwork.2 1993 without a key from the inside. Note: “Weather seal protection” means a draught excluding device fitted to the bottom of the door. SI 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 Paintwork Australian Paint Approval Scheme approved materials. low level dwellings with polypropylene carpet shall be Ps provided with either Bridgestone rubber or Dunlop FRMG polyurethane underlay. a peephole may be provided. wardrobes and cupboards. Ps For details of the latex (acrylic) systems and preparation work HPSM Ch. s. Weather seals The external entry door shall be draught free and include weather seal protection to the bottom of the door. L AS1428.6 of this chapter. located towards the top of below bench cupboards and towards the bottom of overhead L cupboards. However.
where appropriate.single dwellings. Practice Note 27. and guidelines for specific occupancy types . Personal alarm AS4607 1999 systems. mains powered Ps AS3786 1993 with a rechargeable battery. Building Services Sleepouts are connected to the electricity service of the main residence.Fire Risk Management Guidelines. test button and with a minimum 5-year guarantee. Code. 1996 The smoke alarm shall be connected to the mains powered lighting circuit and shall be inter-connected to the main residence. 900 to 1100 mm above L finished floor level (in line with the light switches) and not less than 500 mm horizontally from internal corners. Appliances Sleepouts are not provided with cooking. BCA 1996.2 Vic. and any additional provisions required by Regulation.Insulation Ceiling. Australian Standard. v. . Policy and Procedures. fitted to comply with AS4607. heating or washing facilities. Smoke alarms BCA An ionisation type smoke alarm is required to all sleepouts. 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 FRMG Guideline . The smoke alarm shall be of the sealed type.1 Reflective sarking is required to be provided under the roof lining to all metal-sheet roofing. Engineering Guidelines. wall and roof insulation Thermal insulation for ceiling and walls must comply with the Building Code of Australia. Ventilation Fixed ventilation in walls is not required. 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. but not connected to water and gas services. Lighting 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. BCC. Residual current devices Electrical Switchboard type RCDs shall be provided to all general AS3000 Services FRMG 2000 power outlet and lighting circuits. adjacent to the door handle. Power outlets Sleepouts shall have two double general purpose outlets AS4299 1995 (GPOs) supplied with neon indicators and mounted either 600 mm or. L AS4299 1995 where practical. Statute and these Standards.
combustible. Wall and ceiling linings FRMG Wall and ceiling linings to new and relocated sleepouts shall be non. .
TO: DIRECTOR. STRATEGY & COMMUNICATIONS. Strategy & Communications Date: . Policy. OFFICE OF HOUSING RE: EXEMPTIONS TO STANDARDS POLICY REQUEST DATE: 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): Title: Date: Endorsed: Project Manager/Program Manager / / Name (Block Letters): Title: Date: APPROVED/ NOT APPROVED: / / Name (Block Letters): Director. POLICY.
16 Stepless shower. 25 Singles and OP dwellings. 52 Balustrades. Movable units. Car parking. Index A Ceramic tiles. 18 Amenity and Accessibility Movable units. 42 Movable units. 9 Flywire. Singles and OP dwellings. 47 Sleepouts. 37 Visitable toilet. 24 Car washing facilities. 59 Bathroom. 12 Sleepouts. 48 Policy. 42 Building services. 12 Community Housing External doors. 52 Internal. 53 Flywire. 58 Housing Standards Policy Manual: Version 1. Movable units. 43 Accessible Clothes dryers. 23 Carpets. 52 Movable units. Sleepouts.4 Chapter 2 – Page 76 . 21 Construction Living areas. 2 Singles and OP dwellings. 59 Internal. 12 42 Singles and OP dwellings. 51 Bedsitters. 14 Singles and OP dwellings. 6 Multi unit dwellings. 33. 55 Definitions. 17 Policy. 29 Disability modifications Awnings Movable units. 51 Sleepouts. 7 Stoves. 42 Singles and OP dwellings. 20 Movable units. 24 Movable units. 26 Entry. 23 Policy. 34 Bedroom. 58 Movable units. 17 Doors. 20 Singles and OP dwellings. 57 Singles and OP dwellings. Movable units. 60 Policy. 2 Laundry. 37 Entry. 51 Sleepouts. 51 Singles and OP dwellings. 51 Movable units. 15 Accessible dwellings Singles and OP dwellings. 10 Car parking. 18 Definition. 30 D Movable units. 24 Community residential unit Kitchen. 48 Singles and OP dwellings. 19 Cupboards. 24 Fittings. 6 Singles and OP dwellings. 39 Appliances Heating. 42 Dividing fence Definition. 23 C Internal. 12 Movable units. 59 Singles and OP dwellings. 35 Security. 22 Movable units. 35 Locks. 22 Definition. 42 Carports and garages. 19 Door locks. 20 Communal open spaces. 2 B Door furniture. 35 Entry. 60 Flywire. 43 Design and construction Sleepouts. Movable units. 40 Sleepouts. 21 Definition. 29 Hot water units. 37 Bathroom. 59 Bedrooms. 2 Clotheslines. Singles and OP dwellings. 2 Internal doors. 17 Definition. 2 Paving and pathways. 13 Corridors. 59 Sleepouts. Sleepouts. 17 Policy. 22 Singles and OP dwellings. 25 Security. 52 Security. 46 Movable units. Sleepouts. 47 Entry.
58 G Electrical services. 26 Singles and OP dwellings. x Singles and OP dwellings. 46 Pathways. 22 E Movable units. 7 Policy. 16 Movable units. 30 Movable units. 41 Exhaust fans. 13 Movable units. 18 Singles and OP dwellings. 9 Entry foyers Grabrails. 55 Hot water units. 23 Dwelling Movable units. 51. 23. 26 Wing. 44 Ceiling. 37 Sleepouts. 56 Termite protection. 32 Sleepouts. 25 Singles and OP dwellings. 2 Front. 11 Heating. 60 Movable units. 53 Fire risk management. 2 Carports and garages. 51 Sleepouts. 32 Internal areas Movable units. 60 Garden lockers. 29 Singles and OP dwellings. 11 H Movable units. 26 Movable units. 58 Eaves. 16 Policy. 59 Driveways. 26 Garages. 54 Singles and OP dwellings. 51 Definition. 9 Living areas. 43 Singles and OP dwellings. 59 Sleepouts. 12 Definition. 33 Boundary. wall and roof. 16 Singles and OP dwellings. 47 Smoke alarms.4 Chapter 2 – Page 77 . 18 Floor finishings Carpets. 25 Movable units. 22 Sleepouts. 13 Definition. 27 Energy efficiency Gas supply Policy. 50 Exemptions to Standards Policy. 33 Insulation. 56 Bedrooms. Index Weather seals. 17 Policy. 27 Meters. 54 Garden cupboards Singles and OP dwellings. 37 Wall and ceiling linings. 17 Sleepouts. 27 Elevated stoves Meters. 13 Habitable room Paving and driveways. 9 I Fencing. 20 Multi unit dwellings. 55 F House and land package Fences Definition. 33 Movable units. 13 Vinyl. 2 Sleepouts. 14 Electricity supply Garden taps. 33 Storage. 55 Movable units. 52 Kitchen. 44 Meals area. 60 Manual call points. 32 Singles and OP dwellings. 18 Housing Standards Policy Manual: Version 1. 2 Property numbering. 12 Mail boxes. 11 External areas Group housing Car parking. 43 Non-reticulated areas. 9 Gas services. 35 Movable units. 30 Ground works Movable units. 25 K Ceramic tiles. 9 Policy. 43 Cupboards. 59 Flywire screens. 36 Flywire doors.
24. 42 Landscaping. 14 Movable units. 49 Latex (acrylic) systems. 6 Locks. 60 Main Entries Private open spaces. 36 of Construction Standards. 14 Movable units. 35 Private open spaces. 21 Preparation. 6 Singles and OP dwellings. 6 Window locks. 56 Location Singles and OP dwellings. Multi unit dwellings. 46 Sinks. 57 Living areas. 43 Singles and OP dwellings. 33. 21. 52. 46 Multi unit dwellings. 21 Policy. 24. 8 General. 29 Movable units. 49 Paintwork. 7 Master key systems. See Rear yard amenities Laundry. 18 Design and construction. 45 Singles and OP dwellings. 59 Location. 3 Policy. 9 Older persons dwellings. 46 Poisons cupboard. 41 Colour schemes. 53 Washing machines. 36 Sleepouts. 49 Movable units. 8 Mail boxes. latches. 59 Locks. 19 Construction. 18 Multi-storey housing Definition. 47 Singles and OP dwellings. 34 Outbuildings. 9 Movable units. 34 Definition. 11 Power outlets. 18 Definition. 41. 26 Taps. 37 Movable units. 2 L O Landings. 36 Lighting. 2 Pathways. 28 Sleepouts. 46 Security. 8 Security. 59 Definition. 34 Weather protection. Index Movable units. 25 Legal requirements Sleepouts. 39 Movable units. 6 Policy Sleepouts. 10 Meals area. 54 Movable units. 9 Sleepouts. policy. 31 Singles and OP dwellings. 16 Plumbing.4 Chapter 2 – Page 78 . 42 Fences. 33 Office of Housing requirements Communal open spaces. 52. 7 Entry doors. 8 Property titles. 24. 1 Landscaping. 57 Movable units. 21 Movable units. 8 M Termite protection. 46 Splash backs. 13 Lifts Movable units. 13 Security. 19 Disability modifications. 41. 25 Trough. 2 Singles and OP dwellings. 28 Main entries. 36 Sleepouts. 47 Objectives Singles and OP dwellings. 60 Sleepouts. 25 Singles and OP dwellings. 37 Property Housing Standards Policy Manual: Version 1. 46 Work benches. 9 Childproof. 8 Singles and OP dwellings. 48 Modified housing Refrigerator space. 14 Policy. 21. 54 Paving. 21 P Cupboard. 44 Movable units. 21 Clothes dryer. 59 Energy efficiency. 52 Fire risk management. 17 Singles and OP dwellings. 24 Building services. 16 Singles and OP dwellings. 9 Policy. 57 Amenity and accessibility.
36 Ionisation type. 5 Splash backs. 41 Australian Standards. 3 Definition. 44 Garden lockers. 3 Sinks. 23 Independent living. xii Housing Standards Policy Manual: Version 1. 56 Rear yard amenities Photo-electric type. 13 Sleepouts). 39 Rubbish disposal. 40 Site selection. 60 Garden taps. 32 Singles and OP dwellings. 3 Public open space Singles and older persons dwellings. xi Lighting. 18 Sleepouts. 31 Movable units. 32. 16 Residential zone Stepless shower Definition. xi of Construction Standards. 35 Definition. 47 Rooming house Poisons cupboard. 44.Sleepouts. xii Doors. 18 Movable units. 15 Singles and OP dwellings. 55 Grabrails. 19 Purpose Movable units. 15 Storage heaters Movable units. 21 Responsible officer Linen and broom cupboards. 24 Cost savings. xi Showers. locks. Movable units. xi Visual warning devices. 14 Sleepouts. 19 Product standard. 1 Singles and OP dwellings. 3 Stepless. Movable units. 29 Liveable. 55 S Stoves. 3 Stairwell entrances. 32. 32 Clotheslines. 29 Elevated. 3 Movable units. xii Doors. 4 Laundry cupboard. 8 OOH. Multi unit dwellings. 3 References. xii Policy. 50 Symbols Security doors.4 Chapter 2 – Page 79 . 40 Property numbering. 40 Residual current devices (RCDs Steps and stairs. Singles and OP dwellings. xii Doors. 24 Industry standard. 54 Kitchen cupboards. 23 Amenity. Index Definition. xi Singles and OP dwellings. 47 Residual current devices (RCDs). 27 Storage Movable units. 19 Refrigerator space. 15 Special needs Singles and OP dwellings. 48 Property titles Single dwelling Policy. 3 Singles and OP dwellings. 16 Visual warning devices. 19 Responsible business unit. 11 R Skylights. 48 of Construction Standards. 57 Ramps. 22. 18 Definition. 32 Rangehoods. 57 Movable units. 59 Legal. xi Scope Disabled access. 20 Singles and OP dwellings. 3 Singles and OP dwellings. 11 Walk-in. xi Doors. 48 Spot purchase Reputable manufacture Definition. xii Accessible dwellings. 44 Community service obligation. 51 Information. 61 Rubbish disposal. 37 Definition. xi Security Health and Safety. 8 Definition. 1 Energy efficiency . 47 Smoke alarms. 43 Movable units. xi Window openings. 18 Responsibilities. 19 Safety and support features Movable units. 48 Movable units. 56. 60 Movable units. 14 Construction. 21 Definition.
41 Pipe materials. 50 Singles and OP dwellings. 50. 53 Singles and OP dwellings. 51. 39 Laundry. 49 Policy. 24. xii Technical standards. 51. 52 Singles and OP dwellings.4 Chapter 2 – Page 80 . 56 Locks. latches. 58 Exhaust fans. 18 Movable units. 43 Sleepouts. 50 Vinyl flooring. 59 Wet areas Utility areas Definition. 27 Visitable. 54 Policy. 56 Movable units. 21. 6 Kitchen. 30 Furnishings. Index Security. 27 Toilets. 26 Policy. 18 Singles and OP dwellings. 3 Termite protection. 19 Water supply Troughs. 31 Louvre. 17 T Movable units. 49 Washing machines. 23 Movable units. 22. 22 Movable units. 60 Movable units. 41 Telephone service. 36 Laundry. 51 U Sleepouts. 20 Sleepouts. 39 Housing Standards Policy Manual: Version 1. 42 Singles and OP dwellings. 20 Meters. 3 Bathroom. 47 Taps. 48 Movable units. 44 Singles and OP dwellings. 22. 58 External shading. xii Sleepouts. 49 Movable units. 37. 24 Movable units. 21. 51. 8 Communal areas. 27 Water efficiency rating Movable units. 41. 59 Rangehoods. xii W Wardrobes. 42 Toilet. 22 Ventilation Flywire screens. 52. 22 V External awnings. 11 Water services. 41. 58 Windows. 58 Fixed. 39 Singles and OP dwellings. 19 Wheelchair access. 58 Visual warning devices. 9 Singles and OP dwellings. 25 Openings. 41 Weather seals. 44 Singles and OP dwellings. 61 Supplied item. 26 Movable units. 31 Definition. 21. 21 Window fittings. 56 Movable units. 22. 32 Work benches. 31 Internal blinds. 31 Singles and OP dwellings. 50 Singles and OP dwellings. 9 Singles and OP dwellings. 22 Movable units. 48 Singles and OP dwellings. 21. 58 Sleepouts. 22. 43 Water efficient appliances Television. 21 Movable units.
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