Aged Care Report

In pursuit of health and independence: A housing profile of Victoria’s older population

Table of Contents Executive Summary

i

Foreword

ii

Introduction

1

The Home Renovation Service

1

About Dhs

1

About Archicentre Limited

2

Working With Occupational Therapists

2

The Home Inspection

3

Unscrupulous Trade Practices

4

Database Summaries

5

Fault Summary

5

Construction Summary

7

Findings

8

1.

Trip And Slip

8

2.

Cracking

9

3.

Fire Hazards

10

4.

Stumps And Piers

11

5.

Health Hazards

12

6.

Illegal Building Work

14

7.

Timber Rot

15

8.

Security Problems

17

9.

Rising Damp

18

10. Roof Problems

19

11. Drainage Problems

20

12. Electrical Problems

21

Participants

22

Explanatory Notes

22

A Housing Profile of Victoria’s Older Population Executive Summary This report looks at health, safety and maintenance issues in the home of older Victorians. It pinpoints the most common hazards and makes recommendations on how to improve home safety. The report highlights the Victorian Government’s continuing commitment to assisting older homeowners and those with a disability to remain living independently in their own homes for as long as practicable while reducing the risk of death and injury in the home. The Home Renovation Service has provided thousands of free home inspection reports. A subsidised financial assistance package to assist homeowners to carry out essential works has also been provided. This has not only improved our housing stock, it has also provided homes with specific modifications to allow ease of access and movement for those people with a disability. The potential savings to homeowners and the community are enormous as every year 28,000 older citizens are admitted to Victorian hospitals following an injury in the home. Many of these injuries are serious and in some cases people die or remain hospitalised for a considerable period. In other cases, people return home in a more fragile state. In most cases, the grief suffered by loved ones is immeasurable. A large proportion of these visits result from health hazards, poor maintenance, and unsafe living conditions. Older Victorians can be susceptible to the unscrupulous practices of fringe tradespeople. Included in this report are the most common ‘rip-off’ scenarios with recommendations on how older homeowners can protect their financial interest. As Minister for Community Services and Housing I believe that it is important to assist and protect older homeowners by raising awareness of these issues and providing financial assistance and professional services that enables them to make informed decisions preserving their quality of life and independence.

Bronwyn Pike Minister for Community Services and Housing September 2002

i

Foreword As a population, Australians are getting older, living longer, and for those over 60, taking a more active role in society. Now more than ever, our older population is enjoying the power of thinking, doing and living. This is because the quality of life is improving. Australians are no longer taking their older years sitting down. They are embarking on new retirement lifestyles. The success of Archicentre Home Services reflects this fresh outlook. This service appeals to a wide majority eager to remain independent in the comfort of their own home. Over the last two years, the interaction between the architect and the homeowner has developed beyond mere task. Several architects were consulted during the creation of this report and they all expressed how the service represented their special effort to the older community. The architects have provided a calming influence, giving reassurance to homeowners who may have feared the worst. In return, the homeowners have appreciated the company of a visiting architect. Whether it’s in the form of tea, coffee, or simply conversation, homeowners have gone to great lengths to make the architect welcome, proving that there is more to a home inspection than just safety, health and maintenance. There is human contact.

Robert Caulfield Managing Director Archicentre Limited September 2002

ii

Introduction The Home Renovation Service The Victorian Government has a commitment to assisting older homeowners and those with disabilities to remain living independently within their own homes and community networks for as long as practicable. The Home Renovation Service was developed to deliver this assistance. In 1998, the Department of Human Services (DHS) enlisted the services of Archicentre Limited to extend the service and improve the lifestyle of older Victorians. Since then, the Home Renovation Service has completed over 3,700 house inspections each year for Victorian homeowners who are 60 years of age and over, or who have a disability, or who care for a person with a disability. The inspection which comes free is designed to help older Victorians remain living independently by identifying what works need to be done to make the home a healthy and safe place to live. A Home Renovation Loan of up to $20,000 is also available to carry out necessary repairs. Through the Home Renovation Service, the Department of Human Services has embraced a role as guardians of Victoria’s older population.

About DHS The objective of the Department of Human Services is to protect and enhance the welfare of all Victorians, with an emphasis on vulnerable groups and those in need. Within the housing sphere, the Department of Human Services provides a range of housing options and funding for a large health network, including community health centres and aged care assessment teams. Their focus is on safe and affordable accommodation.

1

About Archicentre Limited Archicentre Limited is Australia’s largest architectural home advisory service. The general public sees Archicentre as an organisation that offers unbiased and informed professional services on residential buildings. A fully-owned subsidiary of the Royal Australian Institute of Architects (RAIA), Archicentre undertakes approximately 20,000 inspections and building design reports annually throughout the country. Archicentre has offices in every capital city and many regional areas. All services are carried out by architects who have specialist training and expertise in all aspects of residential housing.

Working With Occupational Therapists In order to qualify for the Home Renovation Service, architects must complete a specialised training course and attend workshops in conjunction with the Department of Human Services and OT Australia, the organisation representing Occupational Therapists. Each inspection report contains detailed information about necessary home modifications such as the design of ramps, and bathrooms. Archicentre Architects are highly skilled at interacting with specialist consultants: engineers, interior designers and occupational therapists. The architect and occupational therapist work with the client to form a specific brief. In response, the architect provides a sketch, scope of works and estimate of cost. The symbiotic relationship between the occupational therapist and the architect has proved instrumental to the success of the Home Renovation Service.

2

The Home Inspection Almost one-third of the inspections are organised by occupational therapists on behalf of a client who needs specialist advice on modifications to their home following hospitalisation, illness or loss of mobility. The remaining two-thirds are booked by the homeowner, or a member of the family. In every case, a full inspection is completed and the data tabulated in the Archicentre database. The architect reports findings on a scale of priority. There are many factors that influence what an architect may consider serious. These include health and safety risks, financial considerations, and the possible deterioration of the home. The architect also reports on matters that should be considered, but are of less urgency. During the course of the inspection, the architect can also answer any additional concerns. Where modifications are required, the architect will include a sketch with approximate dimensions. For specialised maintenance items, Archicentre architects can recommend a qualified professional on request. An underlying mission of Home Services is to protect the elderly from unscrupulous contractors. The package provided to the client contains two copies of the report, one with prices and one without, a sketch (if necessary), home safety checklist, any relevant technical sheets and hints on selecting contractors. Architect’s skills and qualifications are essential in the provision of this service. With at least seven years formal study and training, architects have the design expertise to create safe, healthy and sensible living environments.

3

Unscrupulous Trade Practices This report would be incomplete without addressing the problem of unscrupulous tradespeople and how much they have cost Victorian residents and communities. The Department of Human Services believes that by providing homeowners with the necessary information, and raising an overall consciousness, they will keep the problem from further endangering the emotional and financial security of Victorians. For homeowners 60 and over, this subject carries special significance. They are the prime candidates targeted by unscrupulous trade practices. Following an encounter with an one of these practices, it is not unusual for an elderly homeowner to be forced into using their pension to cover unexpected repairs. And with many retired Australians living on less than $10,000 a year, this does not come without severe consequence. The building trade industry is linked closely with several professions. Within this shared environment, architects are eyewitnesses to the poor quality workmanship carried out by some transient operators. Many of the architects who participated in this report spoke about the number of incidents they have encountered while inspecting homes. Their detailed experiences are provided under the section entitled Findings. Unscrupulous trade practices is a major concern. The Department of Human Services believes that a better educated public is a major step towards abolishing these trade practices. Reports like this can help raise an awareness, and by highlighting the problem, respect can return to the number of reliable tradespeople that demonstrate fairness and integrity.

4

Database Summaries The Department of Human Services and Archicentre run a customised database that has proved invaluable in collecting real and detailed information on the living conditions of Victorians 60 and over. The database contains the results of an average of 90 weekly reports compiled by architects who draft summaries and findings on each inspection. The database compiles research from two statistical areas, building faults and construction type.

Fault Summary When an architect inspects a house, they evaluate three broad categories: health, safety, and maintenance. The categories are defined in greater detail with the ‘twelve-point fault summary’. The twelve points form the cornerstone of the inspection report. When a report is entered into the system, the data is automatically uploaded and statistics can be drawn from a number of key areas. These areas are trip and slip, cracking, fire hazards, stumps and piers, health hazards, illegal work, electrics, timber rot, security, rising damp, roofing, and drainage.

5

Comparative Study

A comparative study of housing problems in state, regional and urban areas, 2002 25%

20%

15%

10%

5%

0% Victoria Rural Victoria Metropolitan Melbourne

Trip and slip

Cracking

Fire hazards

Health hazards

Stumps/ piers

Illegal work

Electrics

Timber rot

Security

Rising damp

Roof

Drainage

19% 18% 20%

17% 9% 20%

3% 2% 3%

4% 3% 4%

11% 6% 12%

2% 1% 3%

20% 13% 22%

16% 5% 12%

5% 5% 5%

12% 14% 14%

19% 21% 21%

10% 11% 11%

6

Construction Summary The Archicentre database also keeps information on the basic housing types owned by Victorian homeowners 60 and over. Construction types are defined by the criteria below, with statewide statistics included: • Age of home The end of World War II saw a major departure from traditional housing patterns. To accommodate a new generation, housing styles changed, and new building regulations were introduced. As a result, the homes in this study have been classified as either homes built pre-World War II, or post-World War II. In Victoria, 75% of people 60 and over are living in postwar homes. As expected, these homes showed significantly fewer problems. Although 25% of older people live in pre-war homes, they are at a much greater risk of experiencing falls, electrical problems and hazards associated with rising damp. • Type of floor Currently 17% of older homeowners live in homes with concrete slabs, with the remaining 83% living in homes with timber floors. Concrete slabs have only become widespread in the last 30 years. Generally concrete floors have fewer problems. • Housing types The percentage for housing types occupied by older Victorian homeowners are as follows: • • • •

weatherboard (27%) brick (16%) brick veneer (54%), other (5%)

A greater percentage of cracking appears in solid brick homes, although in the last twenty years the strength of the footings has improved, effectively reducing the number and severity of cracking problems. • Roof types All roofs performed equally well in this study. 45% of older homeowners in Victoria live in homes with concrete tiles. Another 30% live in homes with terracotta tiles, followed closely by sheet roofing at 24%. • Single-storey versus two-storey 91% of elderly homeowners live in single-storey homes. Residents of single-stored homes generally have a lesser risk of falls and therefore greater suited to the lifestyle of many people 60 and over. Surprisingly, in this report, a greater percentage of trip and slip problems existed in one-storey homes as opposed to two-storey.

7

Findings 1. Trip And Slip Trip and slip hazards account for the greatest number of falls among older Victorians. Every year, thousands of older Victorians need medical care following a fall, while an average of 280 of these falls result in accidental death. Health care costs alone exceed $600 million. The most common trip and slip hazards were obstacles like protruding door thresholds, shower bases, defective floor finishes and dangerous staircases. Loose rugs and power cords were other potential hazards. Moonee Valley, a municipality of Inner West Melbourne reported the highest incidence of trip and slip at 46%. Despite being a rural shire with only 31 inspections under its belt, Swan Hill reported an alarming 58% of its homes had a trip and slip hazard.

Figure 1A. Trip and slip in Metropolitan Melbourne

45%

40%

35%

30%

25%

20%

15%

10%

5%

inner melbourne

outer melbourne

Figure 1B. Trip and slip in Rural Victoria

40% 35% 30% 25%

Peninsula

As mobility decreases with age, the likelihood of falls increases. One accidental fall for an older person could reduce mobility and independence permanently. Data from Victorian Public Hospitals shows that falls are the leading cause of accidental death and hospitalisation for older people. Sixty-five percent of older people admitted to hospital with an injury have had a fall. Michael Fitzharris of the Accident Research Centre at Monash University says that despite these warnings, falls prevention remains a low priority. “Many older people adopt strategies that work for them, and every person is different,” says Mr. Fitzharris. “Older people are generally averse to change. They don’t want to convert the place into a nursing home.” He continues. “Many are reluctant to install a hand rail because it will seem like they are giving in to old age. It’s a psychological thing.” Archicentre architects address ways of eliminating design hazards and also point out items that homeowners overlook, or fail to acknowledge. “An older person might not suspect that a moss-covered path on the south side of the house is slippery. Even something as visibly obvious as a tangled power cord has led to serious accidents” (1).

20% 15% 10% 5% 0%

Southwestern

Eastern

Northern

Western

Northwestern

Southeastern

Bayside

Inner East

Mid East

Yarra

Inner West

Inner North

Central Bay

Melbourne

0%

Overall the Inner West had the highest incidence of trip and slip accidents at 35%. Traditionally, this area was defined as working-class and therefore, not the most salubrious place to live, but with the newly-opened Westgate Bridge providing quick access to the city, it’s currently being gentrified. The median property value of this urban centre is roughly $230,000. In comparison, the City of Boroondara has a median property value of $465,000, and a much smaller rate of trip and slip, 12%. What this seems to say is that households with less money, spend less on regular maintenance. This can lead to a higher rate of falls.

Southwest

Northwest

* All statistics were gathered from Archicentre's Home Renovation Service.

North Central

**a description of the regional areas and other criteria are defined in the explanatory section.

Northeast

Gippsland

Source:

Some architects have expressed frustration with recent retirees who have chosen to retire in impractical homes that they will be unable to maintain in 20 years. “People have to think about the future and what it will be like when they are older. A two-storey house might not be the best thing when you are 70 or 80.” (2) It should be noted that even older people who maintain a remarkable, fitness level are susceptible to falls. 8

2. Cracking Cracking in walls is one of the greatest causes of concern to older homeowners. A newly-discovered crack can force any homeowner to respond prematurely and rush out for immediate assistance. As a result many are vulnerable to slippery sales tactics from tradespeople, who sometimes elicit tens of thousands of dollars in unnecessary repair costs from older Victorians. Maribyrnong and Moonee Valley in the lowland urban region of Melbourne’s Inner West reported the highest incidence of cracking in Victoria at 31%. The City of Moreland in the Northern part of Inner Melbourne reported an average of 32%. Metropolitan Melbourne as a total showed a far more serious cracking problem than Regional Victoria, at 20% to 9% respectively.

Figure 2A. Cracking in Metropolitan Melbourne

Structural cracking is less common than homeowners think. A popular misconception is that the evidence of cracking leads to a roof collapse. This is not generally the case. Cracks usually originate in the non-load bearing skin of the wall, which does not support the house.

45% 40% 35% 30%

Serious cracking is primarily found in solid brick homes built on highly reactive clay soils that exist in many parts of Victoria. Under changing weather conditions, the foundation material shrinks and swells. This makes the footings move and causes cracks in the walls.

25% 20% 15% 10% 5%

inner melbourne

Peninsula

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Eastern

Northern

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Bayside

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Inner East

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Central Bay

Melbourne

0%

Unscrupulous tradespeople are known to generate fear by suggesting an impending collapse. In one instance, an elderly homeowner unnecessarily paid $25,000 for underpinning. Most of the time the movement is fairly minor, and the owners only need to keep the garden watered regularly.

outer melbourne

Figure 2B. Cracking in Rural Victoria

40% 35% 30% 25% 20% 15% 10% 5% 0%

Southwest

Northwest

North Central

Northeast

Gippsland

9

3. Fire Hazards The majority of housefires are preventable. Most are quite simply, a tragedy that results from a careless accident. Out of 135 pre-purchase inspections in the City of Yarra, 22% had a fire hazard. Compared with other areas across Victoria, this figure is excessive. Homes in Metropolitan Melbourne and Regional Victoria showed an average of 3%. The low percentage of fire hazards represented in this study has not prevented architects from coming across several dramatic examples. While on inspections, Archicentre architects have discovered flammables stored under the house, clothes draped over radiators, and hallways heaped with junk, making an emergency exit virtually impossible. One of the most dangerous examples was a person who had used crumpled-up newspapers as roof insulation.

Figure 3A. Fire hazards in Metropolitan Melbourne 45% 40% 35% 30% 25% 20% 15% 10% 5%

inner melbourne

outer melbourne

Peninsula

Southwestern

Eastern

Northern

Northwestern

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Southeastern

Bayside

Mid East

Inner East

Yarra

Inner North

Inner West

Melbourne

Central Bay

0%

The majority of all housefires are started by householders themselves. In Victoria, it is mandatory to have at least one smoke detector installed. One architect (2) said that onethird of the homes he inspects don’t have smoke alarms, and of the smoke alarms that exist in the house, many are either misplaced or inactive. The same architect recalls one woman raising her arm in triumph after locating the smoke alarm under the dining room table, where it was still sealed in the original packaging. Another elderly couple had installed their smoke alarm at shoulder height, so it was clearly within reach in case they had to replace the battery. In an emergency, the smoke would not reach the detector until it had filled the entire room and began its descent. It is important for homeowners to note that some insurance companies will not compensate homes without activated smoke alarms. The risk of injury or death due to fire hazards could be reduced if homeowners took the following precautions:

Figure 3B. Fire hazards in Rural Victoria

40%

• Flammable liquids like petrol, kerosene or methylated spirits should be stored away from the house and particularly away from heaters, hot water service pilot flames and other naked flames. Homeowners need to check labels before use and use extreme care when pouring. • Ensure all heating appliances are professionally installed to Building Regulations and Australian Standards, particularly flues.

30%

• Emergency exits, like stairs and corridors, should be removed of clutter and easy to get to.

20%

• Internal doors should remain unlocked. • Window curtains should never be hung near a stove.

10%

0%

Southwest

Northwest

North Central

Northeast

Gippsland

10

4. Stumps/ Piers In Victoria, re-stumping or re-blocking is a lucrative industry full of high-pressure sales tactics. Many homeowners lack an understanding of the trade and therefore fall victim to several traps. Some of the notorious results include distorted windows, crooked floors, plumbing disasters and unexpected damage to walls. In Regional Victoria, Delatite Shire had the highest incidence of defective stumps and piers at 27%. Meanwhile the City of Yarra, an inner urban area showed that at least 22% of its homes needed stumps replaced. Archicentre architects cite several incidents where homeowners suffered financial woes at the hands of unprofessional tradespeople. Homeowners are often coaxed into thinking that squeaky or springy floorboards are symptomatic of stump problems, and consequently end up paying unnecessary costs.

Figure 4A. Stump problems in Metropolitan Melbourne

45% 40% 35% 30% 25% 20% 15% 10% 5%

inner melbourne

outer melbourne

Figure 4B. Stump problems in Rural Victoria

Peninsula

Southwestern

Eastern

Northern

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Bayside

Inner East

Mid East

Yarra

Inner West

Inner North

Melbourne

Central Bay

0%

In one instance, an architect (3) was asked to inspect the stumps of a house in Yarraville, in the City of Maribyrnong. The home belonged to two sisters in their eighties. A few months earlier the sisters had hired a stumping contractor after seeing the service van parked in the neighborhood. Tradespeople are not required to insure their work if the original quote does not exceed $3000. The contractor in this situation charged $3000 to restump the house. As the days progressed, the contractor’s demands grew, and so did the cost. In the end, the contractor used excuses and intimidation to claim over $12,000 from the sisters, more than four times the amount they were originally quoted. Apparently the neighbours who had used the same contractor experienced a similar ordeal. The stumps were replaced but the holes were not properly backfilled. As a result, during wet weather the holes filled with rain, causing the clay soil to expand, forcing the house to twist. Archicentre is currently helping the sisters recover their money through the Small Claims Tribunal. Homeowners are advised to follow these five steps to avoid suffering at the hands of unscrupulous re-stumpers:

40%

1. Always obtain two or three quotes for the work.

35%

2. Ensure that the contractor has a fixed street address and a landline phone number. People who operate with a post office box and a mobile telephone should not be trusted.

30% 25%

3. If in doubt, homeowners should contact the Building Control Commission for a licence check.

20%

4. Unlicensed re-stumpers like to apply pressure for payments. Homeowners need to wait and see how the work performs, and have a trusted professional check it out.

15% 10% 5% 0%

Southwest

Northwest

North Central

Northeast

Gippsland

5. If in doubt, enlist the services of a professional architect - before it’s too late.

11

Health Hazards 5. Health Hazards This broad fault category covers any aspect that could degrade a person’s health. These factors include vermin and mould emerge in squalid living environments that receive no sun or ventilation. Moreover without adequate lighting a person’s health and fitness suffers. In the Metropolitan regions, architects reported 4% of houses contained health hazards, while in rural areas less than 3% of homes had health hazards. Neglected living conditions made the City of Yarra the unhealthiest at 14%.

Sewage Blockage And Breakage Blocked or broken sewerage pipes are not unusual and can often become a recurring problem. For health purposes, this problem must be rectified immediately. Three major plumbing hazards include:

Figure 5A. Health hazards in Metropolitan Melbourne

45%

• tree roots that interfere with waste pipes;

40%

• flushed foreign objects that block plumbing; and

35%

• uneven ground settlement that breaks pipes.

30%

When enlisting the services of a drainer, plumber or gas fitter, homeowners should make sure they are registered. An elderly homeowner in Hampton made the mistake of using an unregistered plumbing contractor and watched sewage run all over his driveway.

25% 20% 15% 10%

Vermin

5%

inner melbourne

outer melbourne

Figure 5B. Health hazards in Rural Victoria

Peninsula

If scavengers or recalcitrant animals find their way into houses they can spread pestilence, making the environment unsafe to live. During an inspection in the coastal area of Mordialloc, an architect (10) discovered rats dining on a kitchen table and mouse droppings in the bedroom drawers. He promptly recommended that a professional pest controller be appointed.

The Benefits Of A Clean, Well-lighted House

40% 35%

Good lighting and ventilation offers significant health benefits, at the same time reducing the potential for health and breathing problems. Many older people struggle making the transition from a house full of kids to an empty nest that is suddenly large and unsuitable. “As people get older, they use less of the house, and with half of it closed off and poorly maintained or ventilated, this encourages dust mites and mould which are especially risky for people with asthma allergens” (1) (see also Rising damp p. 18).

30% 25% 20% 15% 10% 5% 0%

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Melbourne

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0%

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Gippsland

The installation of new vents can help overcome ventilation problems. Perhaps the best solution is the addition of security screens on the doors and windows, so they can be safely left open, allowing plenty of fresh air to circulate throughout the house. 12

Health Hazards The Benefits Of A Clean, Well-lighted House (Continued) NASA research indicates that certain flora can dramatically improve air quality in stuffy houses. As long as plants can get plenty of daylight, they will absorb, filter and metabolise chemicals released from building materials, furniture, carpets and then release fresh oxygen back. It’s remarkable what a little extra daylight can do for the health of occupants. • Daylight helps the absorption of calcium, which is necessary for strong bones. • Daylight enables the synthesis of Vitamin D, which is essential for mobility that rapidly depletes with old age. • Daylight nourishes the brain and keeps people alert. It also increases health and safety. Daylight may be a major contributor to health and longevity, yet it’s often neglected, particularly as people get older. One architect (4) described an inspection in Prahran where she couldn’t investigate moisture on the ceiling because she couldn’t navigate through the darkness. “The house was literally pitch black.” Evidently, the elderly woman didn’t want to reveal the state the house was in, but above all, she preferred living in the dark. Darkness negates activity and increases the possibility of a fall. It’s a misunderstanding that older people like the darkness. They are usually avoiding glare, which is five times more irritating than that experienced by a young person. It’s commonly accepted that the more time away from the sun, the stronger the glare becomes. Therefore, proper lighting is essential for visual performance, visibility and most importantly, health. Many homeowners have opted for reflective domelights for a highly-efficient and natural source of lighting. Best of all, they are easy to install and relatively inexpensive. Natural sunlight should be fully utilised for daytime lighting and winter warmth, with glare reduction measures (e.g. tinted glass, non-reflective hard surfaces outside windows) used wherever possible.

13

6. Illegal Building Work Illegal building work comes in many shapes and forms, from major extensions to window arches and openings built in walls without adequate lintels. With excessive maintenance costs, illegal extensions can be a headache for older homeowners, especially if they are trying to sell the house. The Cities of Melbourne and Yarra had an unusually high rate of illegal building work (nearly 14%) compared with the rest of Victoria (2%). Illegal building work is far less of a problem in older persons homes than homes inspected under Archicentre’s pre-purchase inspection service which showed that 21% of Victorian homes contained illegal building work. Under state legislation, substandard “home improvements”, whether they are existing extensions, renovations, or repairs are the responsibility of the homeowner.

Figure 6A. Illegal building work in Metropolitan Melbourne 45%

Some building contractors pressure older homeowners into contravening building regulations. First, the contractor laments the never-ending appeals process, then convinces the owner it’s a waste of time. As a solution, the building contractor offers a lower quote provided the older person accepts the role as owner builder, leaving the contractor with zero responsibility. This manipulation is particularly common with unregistered builders.

40% 35% 30% 25% 20% 15% 10%

Granny Flats

5%

inner melbourne

outer melbourne

Figure 6B. Illegal building work in Rural Victoria

Peninsula

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0%

Granny flats are ideal for families who want to remain close to their elderly relatives, yet still maintain mutual independence. However, the structural condition of granny flats is sometimes overlooked. One architect (7) who has inspected many granny flats for Archicentre warns that a number of these flats are built ad hoc without building permits. Subsequently the house is sold and “when the new owners arrive”, says the architect, “the flat they planned for mum is not fit to live in.” The building criteria for a granny flat should be no different from an extension or a new home. Factors like thermal performance, solar control, daylighting and ventilation all need to be addressed.

40% 35% 30%

Homebuyers who inherit substandard work need to check with the vendor or their solicitor to ensure the work has received building approval. All enquiries can be made at the local council’s building department.

25% 20% 15% 10% 5% 0%

Southwest

Northwest

North Central

Northeast

Gippsland

14

7. Timber Rot The fungal decay of timber is particularly common in Victoria’s older weatherboard homes. Unless treated early, timber rot can result in thousands of dollars in repair costs. This is another area where the elderly can be falsely led into spending money that is not necessary. The City of Monash has a serious case of timber rot at 40%. Meanwhile, 32% of homes in the Mid East of Melbourne and Bayside have a fungal problem. There is a disparity between Metropolitan Melbourne at 16% and Regional Victoria at 5%. Timber rot can be detected in floors, weatherboards, doors and windows. Before hiring a painter, it’s important for homeowners to request a description of the proposed work. A professional painter will outline the extent of the job, including the elimination of rot, if it’s necessary. If the painter is not willing to treat the timber rot, then it’s best to find someone who will because a new paint job over timber rot will not last.

Figure 7A. Timber rot in Metropolitan Melbourne

45% 40% 35% 30%

Malvern is an area largely populated by turn-of-the-century brick period homes. One architect (8) tells of a rot problem that resulted from the work of a poorly-advised owner builder. The owner added an extension with a concrete floor. The original house had a timber floor. The concrete slab negated any possibility of maintaining sub-floor cross-ventilation. Subsequently the dark, stagnant condition caused the rotting of the timber floor and floor framing.

25% 20% 15% 10% 5%

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0%

Timber rot is caused by various fungal growths, but damage is also caused by termites and borers.

outer melbourne

Figure 7B. Timber rot in Rural Victoria

40% 35% 30% 25% 20% 15% 10% 5% 0%

Southwest

Northwest

North Central

Northeast

Gippsland

15

Timber Rot A Sly, Destructive Disposition Many Victorian homeowners have felt the consequences of the termite’s insidious activity, usually long after the damage is done. An architect from Morwell (6), in the Latrobe Shire of Regional Victoria, inspected a house following a termite infestation. He learned that the owner of the house had two enterprising sons with some renovating ideas. For a classier appearance, they replaced the timber-based plinth boards with a brick base. The brick base shut out any ventilation, and formed a dark, moist habitat ideal for termite attack. The termites were hard to detect. Before any problem was discovered, the termites had shredded the entire floor and reduced the cupboards to dust. The stumps also needed replacing. The home was irreparably damaged. The son’s well-intentioned, home building experiment cost the family $20,000. Another architect (2) was once told by a pest controller that termites only inhabited temperature-controlled environments, nothing too hot or too cold. For this reason, the architect was told, termites would avoid roofs, what with the cold winters and hot summers, it would not be conducive to termite settlement. This is a false truth, says the architect, who encountered termites in a roof not long after being misinformed. “There is no such thing as a termite-free zone.” Four Archicentre Termite Termination Tips: • Timber debris under the house attracts foraging termites. • Leaking water pipes or bad drainage is termite paradise. • If termite activity is suspected, homeowners should capture a few live specimens and have them identified immediately. • Reducing humidity and moisture makes the sub floor less appealing to termites. Ventilation is essential under all suspended floors.

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8. Security Problems The Victorian crime rate has changed little in 10 years, but robbery and burglary increased by over 5% in 2000, according to Victoria Police. The majority of thieves will force an entry through an inadequately secured door or window, says the Consumer Protection Agency. However, thieves may also break into a garage or a shed to find tools or a ladder with which to break into the house. Securing these common entry points is a good start. The level of security in older people’s homes is solid throughout Victoria. Both Regional Victoria and Metropolitan Melbourne showed home security problems were around 5%. The City of Bayside showed the most vulnerability with 11% of its homes not properly secure.

Figure 8A. Security problems in Metropolitan Melbourne

Archicentre architects say that most security problems are often a case of updating outdated measures. Of the security problems reported state-wide, the majority applied to homes without window locks (7). Ultimately it’s a safety and an insurance issue. Without window locks, homeowners may not qualify for contents insurance. Meanwhile some insurance companies offer discounts if a security alarm is installed.

45% 40% 35% 30% 25% 20% 15% 10% 5%

inner melbourne

outer melbourne

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Older people are very protective of their homes, but this doesn’t exempt them from misjudgements. Some homeowners are under the erroneous belief that a tall, front fence acts as an effective defense mechanism. However, the opposite is true. The fence invites intruders and then provides them with complete privacy to conduct their underhanded endeavours. A few Archicentre tips on ensuring proper home security: • Consult the local police department. They can give details of local Neighborhood Watch programs.

Figure 8B. Security problems in Rural Victoria

• Outdoor spotlights, particularly with movement sensors, can be a reliable safety device. • For sliding windows, a strip of wood placed in the window track can stop an intruder from forcing an entry.

40%

• Door chains allow visual acuity without exposing vulnerability.

35%

• Peepholes enable homeowners to identify visitors without opening doors.

30% 25%

• External doors with solid reinforcement prevents them from being easily kicked in.

20%

• Deadlocks should only be activated when the home is unoccupied (see Fire hazards p.10).

15% 10% 5% 0%

Southwest

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Gippsland

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9. Rising Damp Rising damp generally affects older solid brick homes. The symptoms of rising damp - mould, spores, and fungi - can be extremely detrimental to the health of older people and if left ignored, can be costly and messy to eradicate. Many home owners have chosen to live with rising damp rather than having it repaired, resulting ultimately in much more expensive repairs and increased respiratory problems. Many architects said that rising damp was an inner city problem and not a great issue for older people, many of whom live in newer homes in the outer suburbs. Archicentre’s pre-purchase inspection statistics show that in Victoria the incidence of rising damp is 29%. However with Archicentre Home Services, the average for older homeowners in Victoria is just 15%. The inner city areas of Melbourne and Yarra had the highest incidences of rising damp, 33%. The outer suburbs of Melbourne had a far smaller incidence of rising damp.

Figure 9A. Rising damp in Metropolitan Melbourne

45%

Rising damp starts in the base of brick walls and spreads quickly, penetrating the capillaries of bricks, blocks, stone and mortar. Damp-proof courses stand to block this upward movement of moisture, but sometimes breakdown and are rendered ineffective.

40% 35% 30% 25%

Rising damp uses brittle dampcourses and poor sub-floor ventilation to wear down plaster and timber skirtings, which increases the vulnerability of termite attack.

20% 15% 10% 5%

inner melbourne

outer melbourne

Figure 9B. Rising damp in Rural Victoria

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Rising damp also increases humidity, creating an ideal breeding ground for dust mites and fungus, both of which can be extremely hazardous to people with serious asthma allergens. The Medical Journal of Australia reports that asthma has increased 1.4% annually over the last decade. Dust mites don’t bite, but 90% of the population is allergic to their fecal matter. Although most bugs thrive in moist conditions, stray food scraps, soiled clothes and old newspapers encourage dust mites. Even minor signs of damp may indicate a far more serious underlying health problem.

40% 35% 30% 25% 20% 15% 10% 5% 0%

Southwest

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Gippsland

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10. Roof Problems Roof rejuvenation and repair work is perhaps the most common trade where older Victorians are at a risk of being swindled of their savings. Homeowners should look out for transient roofing contractors who may be in the area. Aggressive door-to-door sales and bullish tactics are common. Elderly homeowners in particular, need to take special care in protecting their interests in this area.

Figure 10A. Roofing problems in Metropolitan Melbourne

45% 40% 35% 30% 25% 20% 15% 10% 5%

inner melbourne

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Melbourne

0%

Roof problems in older people’s homes are most frequent in the City of Bayside and areas around the Peninsula. 31% of the homes in the City of Mornington had roof problems. The salt-laden, corrosive sea air contributes to roof damage in these coastal areas. A similar pattern occurs in Victorian housing in general. Archicentre’s pre-purchase house inspection statistics reveal that the Mornington Peninsula at 74% has the highest percentage of defective roofs. Overall, 21% of older persons homes in Metropolitan Melbourne and Regional Victoria have roof problems of some kind. In one Archicentre report in Armadale, a 96 year-old woman hired a roofing contractor to replace her terra cotta tile roof. The new tiles were not adequately fitted, and some were left in the roof space. When it rained, the roof leaked and before long, the bedroom ceiling collapsed. A local architect arrived soon after, and having assessed the damage, arranged for another roofing contractor to come out and fix the problem. The architect also had a telephone installed next to her bed in case of future emergency. The woman had been unable to inspect the quality of the job. She trusted the contractor and she was swindled. Another architect reported a situation where a tradesperson arrived unannounced at a house in the suburbs and told the elderly resident that the moss on the roof would cost thousands if it wasn’t removed immediately. The vulnerable person paid $2000 for a job that wasn’t needed (9).

Figure 10B. Roofing problems in Rural Victoria

40%

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0%

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Gippsland

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11. Drainage Problems Poor site drainage often spawns a series of problems which can affect both the condition of the house and the health of its occupants. In the City of Yarra, 28% of homes have serious drainage problems. Metropolitan Melbourne and Rural Victoria both recorded an average of 11%. A drainage problem can lead to slippery footpaths, deteriorated building components and timber rot, rising damp, rotted stumps, and termite attack. The most common causes of poor site drainage are: • built-up garden beds around houses, causing water to pool beneath floors; • ineffective stormwater drains; and

Figure 11A. Drainage problems in Metropolitan Melbourne

• inadequate garden run-off. 45% 40% 35% 30% 25% 20% 15% 10% 5%

inner melbourne

Peninsula

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0%

outer melbourne

Figure 11B. Drainage problems in Rural Victoria

40%

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12. Electrical Problems Faulty electrical wiring can be extremely dangerous and costly. Unfortunately many older Victorians seem reluctant to have it tested. They might say, “after all, it’s worked for fifty years, and it will probably continue working.” Archicentre architects found more older person’s homes have electrical problems than any other building fault category. This contrasts with the statistics compiled from pre-purchase inspections showing that roofing problems are the most common fault (54%). Nonetheless, over 20% of homes in Victoria had electrical problems of some kind. This could include defective wiring, unearthed power points, an antiquated switchboard, or a host of other problems. Less than one out of three homes in the Inner West and the Inner North of Melbourne had an electrical problem, whereas 51 homes out of 103 in Swan Hill reported electrical problems, an unusually high percentage of 50%.

Figure 12A. Electrical problems in Metropolitan Melbourne

45%

With old wiring there is always the potential that the wiring can fuse, setting the house ablaze or electrocuting residents. One of the challenges of the architect is to convey the urgency of replacing the electrical system when the homeowners may have other priorities.

40% 35% 30% 25%

A large proportion of electrical problems have been caused by the owner’s themselves (or previous owners) by personally undertaking handywork, for instance, installing additional powerpoints without upgrading the circuitry.

20% 15% 10%

Six ways to avoid dangerous, electrical situations

5%

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• Use qualified electricians for all electrical wiring work, and obtain a certificate of compliance. • Minimise the use of double adapters and powerboards, as they can overload powerpoints. • Use double insulated electric tools. They provide the safest protection from shocks.

outer melbourne

Figure 12B. Electrical problems in Rural Victoria

• Eradicate any vermin. Rats and mice eat the insulated wiring in the roof and floor spaces. • Professionally check recently purchased second hand electrical appliances before activation.

40%

• Electric blankets should remain off during sleeping hours, and especially when the house is unoccupied.

30%

20%

10%

0%

Southwest

Northwest

North Central

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Gippsland

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Explanatory Notes Metropolitan Melbourne (11,264)* Inner Melbourne Central Bay (605): Hobsons Bay (389) Port Phillip (215) Inner West (444): Maribyrnong (227), Moonee Valley (217) Inner North (1866): Banyule (605), Darebin (636), Moreland (625) Mid East (1157): Monash (668), Whitehorse (489) Inner East (1066): Borondoora (121), Glen Eira (697), Stonnington (248) Bayside (661): Bayside Melbourne (206): Melbourne Yarra (135): Yarra

Outer Melbourne Southwestern (651): Brimbank (570), Melton (81) Western (60): Wyndham (60) Northwestern (319): Hume (319) Northern (283): Nilumbik (105), Whittlesea (178) Eastern (1560): Knox (454) Manningham (516) Maroondah (267), Yarra Ranges (323) Southeastern (1311): Cardinia (133), Casey (249), G. Dandenong (569), Kingston (360) Peninsula (940): Frankston (339) Mornington (601)

Participants Archicentre acknowledges all the Home Service architects who shared insights and contributed to this report. 1. Bernadette Neville manages Archicentre Home Services and is a practising architect 2. Stewart Carter, 563 inspections. 3. Mardi Butcher, 443 inspections. 4. Ingrid Mountford, 22 inspections. 5. Frank Jones, 1725 inspections. 6. John Fowler, 186 inspections. 7. Ande Bunbury, 86 inspections. 8. Jeannete Chew, 334 inspections. 9. Bill Hale, 650 inspections. 10.Trevor Staley, 349 inspections.

Rural Victoria (2,771)* Southwest (520): Colac-Otway (113), Gr. Geelong (377), Surf Coast (30) Northwest (580): Ararat (33), Ballarat (294), Central Goldfields (80), Hepburn (27), Mildura (103), Northern Grampians (31), West Wimmera (12) North Central (538): Buloke (61), Campaspe (56), Greater Bendigo (142), Loddon (45), Macedon Ranges (58), Mitchell (73) Swan Hill (103) Northeast (1133): Delatite (121), Greater Shepperton (107), Indigo (34), Moira (70), Murrindindi (94), Strathbogie (22), Bass Coast (123), Baw Baw (158), East Gippsland (115), LaTrobe (153), South Gippsland (37), Wellington (99) If a country town is missing from the list above, than Archicentre has not inspected homes in that area. • All regional statistics are based exclusively on figures compiled from Archicentre’s Home Services. The data was gathered from January 2000 – August 2002. Below is a description of the regional areas of Victoria by municipality. The number of inspections are listed in brackets.

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