aged care report

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In pursuit of healthand independence:

A housing prole

of Victorias olderpopulation


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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 5Construction 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

Table of Contents


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A Housing Prole ofVictorias Older Population

Executive SummaryThis report looks at health, safety and maintenance issuesin the home of older Victorians. It pinpoints the mostcommon hazards and makes recommendations on how toimprove home safety.

The report highlights the Victorian Governments continuingcommitment to assisting older homeowners and thosewith a disability to remain living independently in their ownhomes for as long as practicable while reducing the risk ofdeath and injury in the home.

The Home Renovation Service has provided thousandsof free home inspection reports. A subsidised nancial

assistance package to assist homeowners to carry outessential works has also been provided. This has not onlyimproved our housing stock, it has also provided homeswith specic modications to allow ease of access andmovement for those people with a disability.

The potential savings to homeowners and the communityare enormous as every year 28,000 older citizens areadmitted to Victorian hospitals following an injury in thehome. Many of these injuries are serious and in somecases people die or remain hospitalised for a considerableperiod. In other cases, people return home in a more fragilestate. In most cases, the grief suffered by loved onesis immeasurable. A large proportion of these visits result

from health hazards, poor maintenance, and unsafe livingconditions.

Older Victorians can be susceptible to the unscrupulouspractices of fringe tradespeople. Included in this report arethe most common rip-off scenarios with recommendationson how older homeowners can protect their nancialinterest.

As Minister for Community Services and Housing I believethat it is important to assist and protect older homeownersby raising awareness of these issues and providing nancialassistance and professional services that enables them tomake informed decisions preserving their quality of life and

independence.Bronwyn PikeMinister for Community Services and HousingSeptember 2002

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ForewordAs 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 thepower of thinking, doing and living. This is because thequality of life is improving. Australians are no longer takingtheir older years sitting down. They are embarking on newretirement lifestyles.

The success of Archicentre Home Services reects thisfresh outlook. This service appeals to a wide majority eagerto 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 meretask. Several architects were consulted during the creationof this report and they all expressed how the servicerepresented their special effort to the older community.

The architects have provided a calming inuence, givingreassurance to homeowners who may have feared theworst. In return, the homeowners have appreciated thecompany of a visiting architect. Whether its in the form oftea, coffee, or simply conversation, homeowners have goneto great lengths to make the architect welcome, proving thatthere is more to a home inspection than just safety, healthand maintenance. There is human contact.

Robert CauleldManaging DirectorArchicentre LimitedSeptember 2002

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1

The Home Renovation ServiceThe Victorian Government has a commitment to assistingolder homeowners and those with disabilities to remainliving independently within their own homes and communitynetworks for as long as practicable.

The Home Renovation Service was developed to deliverthis assistance. In 1998, the Department of Human Services(DHS) enlisted the services of Archicentre Limited to extendthe service and improve the lifestyle of older Victorians.Since then, the Home Renovation Service has completedover 3,700 house inspections each year for Victorianhomeowners who are 60 years of age and over, or who havea disability, or who care for a person with a disability.

The inspection which comes free is designed to help olderVictorians remain living independently by identifying whatworks need to be done to make the home a healthy andsafe 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 Departmentof Human Services has embraced a role as guardians ofVictorias older population.

About DHS

The objective of the Department of Human Services is to

protect and enhance the welfare of all Victorians, with anemphasis on vulnerable groups and those in need.

Within the housing sphere, the Department of HumanServices provides a range of housing options and fundingfor a large health network, including community healthcentres and aged care assessment teams. Their focus is onsafe and affordable accommodation.

Introduction


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About Archicentre LimitedArchicentre Limited is Australias largest architectural homeadvisory service. The general public sees Archicentre as anorganisation that offers unbiased and informed professionalservices on residential buildings.

A fully-owned subsidiary of the Royal Australian Instituteof Architects (RAIA), Archicentre undertakes approximately20,000 inspections and building design reports annuallythroughout the country. Archicentre has ofces in everycapital city and many regional areas.

All services are carried out by architects who have specialisttraining 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 courseand attend workshops in conjunction with the Departmentof Human Services and OT Australia, the organisationrepresenting Occupational Therapists.

Each inspection report contains detailed information aboutnecessary home modications such as the design oframps, and bathrooms.

Archicentre Architects are highly skilled at interacting with

specialist consultants: engineers, interior designers andoccupational therapists. The architect and occupationaltherapist work with the client to form a specic brief. Inresponse, the architect provides a sketch, scope of worksand estimate of cost.

The symbiotic relationship between the occupationaltherapist and the architect has proved instrumental to thesuccess of the Home Renovation Service.


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The Home InspectionAlmost one-third of the inspections are organised byoccupational therapists on behalf of a client who needsspecialist advice on modications to their home followinghospitalisation, illness or loss of mobility. The remainingtwo-thirds are booked by the homeowner, or a member ofthe family. In every case, a full inspection is completed andthe data tabulated in the Archicentre database.

The architect reports ndings on a scale of priority. Thereare many factors that inuence what an architect mayconsider serious. These include health and safety risks,nancial considerations, and the possible deterioration ofthe home. The architect also reports on matters that shouldbe considered, but are of less urgency. During the course ofthe inspection, the architect can also answer any additionalconcerns. Where modications are required, the architectwill include a sketch with approximate dimensions.

For specialised maintenance items, Archicentre architectscan recommend a qualied professional on request.An underlying mission of Home Services is to protect theelderly from unscrupulous contractors.

The package provided to the client contains two copiesof the report, one with prices and one without, a sketch(if necessary), home safety checklist, any relevant technicalsheets and hints on selecting contractors.

Architects skills and qualications are essential in theprovision of this service. With at least seven years formalstudy and training, architects have the design expertise tocreate safe, healthy and sensible living environments.


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Unscrupulous Trade PracticesThis report would be incomplete without addressing theproblem of unscrupulous tradespeople and how much theyhave cost Victorian residents and communities.

The Department of Human Services believes that byproviding homeowners with the necessary information,and raising an overall consciousness, they will keepthe problem from further endangering the emotional andnancial security of Victorians. For homeowners 60 andover, this subject carries special signicance. They are theprime candidates targeted by unscrupulous trade practices.Following an encounter with an one of these practices, itis not unusual for an elderly homeowner to be forced intousing their pension to cover unexpected repairs. And withmany 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 severalprofessions. Within this shared environment, architects areeyewitnesses to the poor quality workmanship carried outby some transient operators. Many of the architects whoparticipated in this report spoke about the number ofincidents they have encountered while inspecting homes.Their detailed experiences are provided under the sectionentitled Findings.

Unscrupulous trade practices is a major concern.

The Department of Human Services believes that a bettereducated public is a major step towards abolishingthese trade practices. Reports like this can help raisean awareness, and by highlighting the problem, respectcan return to the number of reliable tradespeople thatdemonstrate fairness and integrity.


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Database SummariesThe Department of Human Services and Archicentre runa customised database that has proved invaluable incollecting real and detailed information on the livingconditions of Victorians 60 and over. The database containsthe results of an average of 90 weekly reports compiledby architects who draft summaries and ndings on eachinspection. The database compiles research from twostatistical areas, building faults and construction type.

Fault Summary

When an architect inspects a house, they evaluate three

broad categories: health, safety, and maintenance. Thecategories are dened in greater detail with the twelve-pointfault summary. The twelve points form the cornerstone ofthe inspection report.

When a report is entered into the system, the data isautomatically uploaded and statistics can be drawn froma number of key areas. These areas are trip and slip,cracking, re hazards, stumps and piers, health hazards,illegal work, electrics, timber rot, security, rising damp,roong, and drainage.


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0%

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25%

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

Victoria 19% 17% 3% 4% 11% 2% 20% 16% 5% 12% 19% 10%

Rural Victoria 18% 9% 2% 3% 6% 1% 13% 5% 5% 14% 21% 11%

Metropolitan Melbourne 20% 20% 3% 4% 12% 3% 22% 12% 5% 14% 21% 11%

Trip and slip Cracking Fire hazards Healthhazards

Stumps/piers

Illegal work Electrics Timber rot Security Rising damp Roof Drainage

Comparative Study


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Construction SummaryThe Archicentre database also keeps information on thebasic housing types owned by Victorian homeowners 60and over. Construction types are dened by the criteriabelow, with statewide statistics included:

Age of home

The end of World War II saw a major departure fromtraditional housing patterns. To accommodate a newgeneration, housing styles changed, and new buildingregulations were introduced. As a result, the homes in thisstudy have been classied as either homes built pre-WorldWar II, or post-World War II.

In Victoria, 75% of people 60 and over are living in postwarhomes. As expected, these homes showed signicantlyfewer problems. Although 25% of older people live in pre-warhomes, they are at a much greater risk of experiencing falls,electrical problems and hazards associated with rising damp.

Type of oor

Currently 17% of older homeowners live in homes with concreteslabs, with the remaining 83% living in homes with timberoors. Concrete slabs have only become widespread in the last30 years. Generally concrete oors have fewer problems.

Housing types

The percentage for housing types occupied by olderVictorian homeowners are as follows:

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

A greater percentage of cracking appears in solid brickhomes, although in the last twenty years the strength of thefootings has improved, effectively reducing the number andseverity 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, followedclosely by sheet roong at 24%.

Single-storey versus two-storey

91% of elderly homeowners live in single-storey homes.Residents of single-stored homes generally have a lesserrisk of falls and therefore greater suited to the lifestyle ofmany people 60 and over. Surprisingly, in this report, agreater percentage of trip and slip problems existed inone-storey homes as opposed to two-storey.


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1. Trip And SlipTrip and slip hazards account for the greatest numberof falls among older Victorians. Every year, thousands ofolder Victorians need medical care following a fall, whilean average of 280 of these falls result in accidental death.Health care costs alone exceed $600 million. The mostcommon trip and slip hazards were obstacles like protrudingdoor thresholds, shower bases, defective oor nishes anddangerous staircases. Loose rugs and power cords wereother potential hazards.

Moonee Valley, a municipality of Inner West Melbournereported the highest incidence of trip and slip at 46%.Despite being a rural shire with only 31 inspections under itsbelt, Swan Hill reported an alarming 58% of its homes had atrip and slip hazard.

Overall the Inner West had the highest incidence of trip andslip accidents at 35%. Traditionally, this area was dened asworking-class and therefore, not the most salubrious placeto live, but with the newly-opened Westgate Bridge providingquick access to the city, its currently being gentried.The median property value of this urban centre is roughly$230,000. In comparison, the City of Boroondara has amedian property value of $465,000, and a much smallerrate of trip and slip, 12%. What this seems to say isthat households with less money, spend less on regular

maintenance. This can lead to a higher rate of falls.As mobility decreases with age, the likelihood of fallsincreases. One accidental fall for an older person couldreduce mobility and independence permanently. Data fromVictorian Public Hospitals shows that falls are the leadingcause of accidental death and hospitalisation for olderpeople. Sixty-ve percent of older people admitted to hospitalwith an injury have had a fall. Michael Fitzharris of theAccident Research Centre at Monash University says thatdespite these warnings, falls prevention remains a low priority.Many older people adopt strategies that work for them, andevery person is different, says Mr. Fitzharris. Older peopleare generally averse to change. They dont want to convert

the place into a nursing home. He continues. Many arereluctant to install a hand rail because it will seem like they aregiving in to old age. Its a psychological thing.

Archicentre architects address ways of eliminating designhazards and also point out items that homeowners overlook,or fail to acknowledge. An older person might not suspectthat a moss-covered path on the south side of the houseis slippery. Even something as visibly obvious as a tangledpower cord has led to serious accidents (1).

Some architects have expressed frustration with recentretirees who have chosen to retire in impractical homes thatthey will be unable to maintain in 20 years. People have

to think about the future and what it will be like when theyare older. A two-storey house might not be the best thingwhen you are 70 or 80. (2) It should be noted that evenolder people who maintain a remarkable, tness level aresusceptible to falls.

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Figure 1A. Trip and slip in Metropolitan Melbourne

outer melbourneinner melbourne

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Source:* All statistics were gathered

from Archicentre's HomeRenovation Service.

**a description of the

regional areas and othercriteria are defined in theexplanatory section.

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S outhwest Nor th west Nor th Cen tral Nor theas t Gipps land

Figure 1B. Trip and slip in Rural Victoria

Findings


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2. CrackingCracking in walls is one of the greatest causes of concernto older homeowners. A newly-discovered crack can forceany homeowner to respond prematurely and rush out forimmediate assistance. As a result many are vulnerable toslippery sales tactics from tradespeople, who sometimeselicit tens of thousands of dollars in unnecessary repaircosts from older Victorians.

Maribyrnong and Moonee Valley in the lowland urban regionof Melbournes Inner West reported the highest incidenceof cracking in Victoria at 31%. The City of Moreland in theNorthern part of Inner Melbourne reported an average of32%. Metropolitan Melbourne as a total showed a far moreserious cracking problem than Regional Victoria, at 20% to9% respectively.

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

Serious cracking is primarily found in solid brick homesbuilt on highly reactive clay soils that exist in many parts ofVictoria. Under changing weather conditions, the foundationmaterial shrinks and swells. This makes the footings moveand causes cracks in the walls.

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

Figure 2A. Cracking in Metropolitan Melbourne

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Figure 2B. Cracking in Rural Victoria


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3. Fire HazardsThe majority of houseres are preventable. Most are quitesimply, a tragedy that results from a careless accident.

Out of 135 pre-purchase inspections in the City of Yarra,22% had a re hazard. Compared with other areas acrossVictoria, this gure is excessive. Homes in MetropolitanMelbourne and Regional Victoria showed an average of 3%.

The low percentage of re hazards represented in this studyhas not prevented architects from coming across severaldramatic examples. While on inspections, Archicentrearchitects have discovered ammables stored under thehouse, clothes draped over radiators, and hallways heaped

with junk, making an emergency exit virtually impossible.One of the most dangerous examples was a person whohad used crumpled-up newspapers as roof insulation.

The majority of all houseres are started by householdersthemselves. In Victoria, it is mandatory to have at least onesmoke detector installed. One architect (2) said that one-third of the homes he inspects dont have smoke alarms,and of the smoke alarms that exist in the house, manyare either misplaced or inactive. The same architect recallsone woman raising her arm in triumph after locating thesmoke alarm under the dining room table, where it was stillsealed in the original packaging. Another elderly couple hadinstalled 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 detectoruntil it had lled the entire room and began its descent. Itis important for homeowners to note that some insurancecompanies will not compensate homes without activatedsmoke alarms.

The risk of injury or death due to re hazards could bereduced if homeowners took the following precautions:

Flammable liquids like petrol, kerosene or methylatedspirits should be stored away from the house andparticularly away from heaters, hot water service pilotames and other naked ames. Homeowners need

to check labels before use and use extreme carewhen pouring.

Ensure all heating appliances are professionallyinstalled to Building Regulations and AustralianStandards, particularly ues.

Emergency exits, like stairs and corridors, should beremoved of clutter and easy to get to.

Internal doors should remain unlocked.

Window curtains should never be hung near a stove.

Figure 3A. Fire hazards in Metropolitan Melbourne


Melbourne

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Figure 3B. Fire hazards in Rural Victoria


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4. Stumps/ PiersIn Victoria, re-stumping or re-blocking is a lucrative industryfull of high-pressure sales tactics. Many homeowners lackan understanding of the trade and therefore fall victimto several traps. Some of the notorious results includedistorted windows, crooked oors, plumbing disasters andunexpected damage to walls.

In Regional Victoria, Delatite Shire had the highest incidenceof defective stumps and piers at 27%. Meanwhile the City ofYarra, an inner urban area showed that at least 22% of itshomes needed stumps replaced.

Archicentre architects cite several incidents where

homeowners suffered nancial woes at the handsof unprofessional tradespeople. Homeowners are oftencoaxed into thinking that squeaky or springy oorboards aresymptomatic of stump problems, and consequently end uppaying unnecessary costs.

In one instance, an architect (3) was asked to inspect thestumps of a house in Yarraville, in the City of Maribyrnong.The home belonged to two sisters in their eighties. A fewmonths earlier the sisters had hired a stumping contractorafter seeing the service van parked in the neighborhood.Tradespeople are not required to insure their work if theoriginal quote does not exceed $3000. The contractor inthis situation charged $3000 to restump the house. As the

days progressed, the contractors demands grew, and sodid the cost. In the end, the contractor used excuses andintimidation to claim over $12,000 from the sisters, morethan four times the amount they were originally quoted.

Apparently the neighbours who had used the samecontractor experienced a similar ordeal. The stumps werereplaced but the holes were not properly backlled.As a result, during wet weather the holes lled with rain,causing the clay soil to expand, forcing the house to twist.Archicentre is currently helping the sisters recover theirmoney through the Small Claims Tribunal.

Homeowners are advised to follow these ve steps to avoid

suffering at the hands of unscrupulous re-stumpers:1. Always obtain two or three quotes for the work.

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

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

4. Unlicensed re-stumpers like to apply pressure forpayments. Homeowners need to wait and see howthe work performs, and have a trusted professionalcheck it out.

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

Figure 4A. Stump problems in Metropolitan Melbourne


Melbourne

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Figure 4B. Stump problems in Rural Victoria


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5. Health HazardsThis broad fault category covers any aspect that coulddegrade a persons health. These factors include verminand mould emerge in squalid living environments thatreceive no sun or ventilation. Moreover without adequatelighting a persons health and tness suffers.

In the Metropolitan regions, architects reported 4% ofhouses contained health hazards, while in rural areas lessthan 3% of homes had health hazards. Neglected livingconditions made the City of Yarra the unhealthiest at 14%.

Sewage Blockage And Breakage

Blocked or broken sewerage pipes are not unusual and canoften become a recurring problem. For health purposes,this problem must be rectied immediately. Three majorplumbing hazards include:

tree roots that interfere with waste pipes;

ushed foreign objects that block plumbing; and

uneven ground settlement that breaks pipes.

When enlisting the services of a drainer, plumber or gastter, homeowners should make sure they are registered.An elderly homeowner in Hampton made the mistake ofusing an unregistered plumbing contractor and watched

sewage run all over his driveway.

Vermin

If scavengers or recalcitrant animals nd their wayinto houses they can spread pestilence, making theenvironment unsafe to live. During an inspection in thecoastal area of Mordialloc, an architect (10) discoveredrats dining on a kitchen table and mouse droppings inthe bedroom drawers. He promptly recommended that aprofessional pest controller be appointed.

The Benets Of A Clean,Well-lighted House

Good lighting and ventilation offers signicant healthbenets, at the same time reducing the potential forhealth and breathing problems. Many older people strugglemaking the transition from a house full of kids to an emptynest that is suddenly large and unsuitable. As people getolder, they use less of the house, and with half of it closedoff and poorly maintained or ventilated, this encouragesdust mites and mould which are especially risky for peoplewith asthma allergens (1) (see also Rising damp p. 18).

The installation of new vents can help overcome ventilation

problems. Perhaps the best solution is the addition ofsecurity screens on the doors and windows, so they canbe safely left open, allowing plenty of fresh air to circulatethroughout the house.

Figure 5A. Health hazards in Metropolitan Melbourne


Melbourne

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Figure 5B. Health hazards in Rural Victoria

Health Hazards


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The Benets Of A Clean,Well-lighted House (Continued)

NASA research indicates that certain ora can dramaticallyimprove air quality in stuffy houses. As long as plantscan get plenty of daylight, they will absorb, lter andmetabolise chemicals released from building materials,furniture, carpets and then release fresh oxygen back.

Its remarkable what a little extra daylight can do for thehealth of occupants.

Daylight helps the absorption of calcium, which isnecessary for strong bones.

Daylight enables the synthesis of Vitamin D, which isessential for mobility that rapidly depletes with old age.

Daylight nourishes the brain and keeps people alert. Italso increases health and safety.

Daylight may be a major contributor to health and longevity,yet its often neglected, particularly as people get older.One architect (4) described an inspection in Prahran whereshe couldnt investigate moisture on the ceiling becauseshe couldnt navigate through the darkness. The housewas literally pitch black. Evidently, the elderly woman didntwant to reveal the state the house was in, but above all, shepreferred living in the dark.

Darkness negates activity and increases the possibility ofa fall. Its a misunderstanding that older people like thedarkness. They are usually avoiding glare, which is vetimes more irritating than that experienced by a youngperson. Its commonly accepted that the more time awayfrom the sun, the stronger the glare becomes. Therefore,proper lighting is essential for visual performance, visibilityand most importantly, health.

Many homeowners have opted for reective domelights fora highly-efcient and natural source of lighting. Best of all,they are easy to install and relatively inexpensive. Naturalsunlight should be fully utilised for daytime lighting andwinter warmth, with glare reduction measures (e.g. tinted

glass, non-reective hard surfaces outside windows) usedwherever possible.

Health Hazards


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6. Illegal Building WorkIllegal building work comes in many shapes and forms,from major extensions to window arches and openingsbuilt in walls without adequate lintels. With excessivemaintenance costs, illegal extensions can be a headachefor older homeowners, especially if they are trying to sellthe house.

The Cities of Melbourne and Yarra had an unusually highrate of illegal building work (nearly 14%) compared withthe rest of Victoria (2%). Illegal building work is far less ofa problem in older persons homes than homes inspectedunder Archicentres pre-purchase inspection service whichshowed that 21% of Victorian homes contained illegalbuilding work.

Under state legislation, substandard home improvements,whether they are existing extensions, renovations, or repairsare the responsibility of the homeowner.

Some building contractors pressure older homeownersinto contravening building regulations. First, the contractorlaments the never-ending appeals process, then convincesthe owner its a waste of time. As a solution, the buildingcontractor offers a lower quote provided the older personaccepts the role as owner builder, leaving the contractorwith zero responsibility. This manipulation is particularlycommon with unregistered builders.

Granny Flats

Granny ats are ideal for families who want to remainclose to their elderly relatives, yet still maintain mutualindependence. However, the structural condition of grannyats is sometimes overlooked.

One architect (7) who has inspected many granny ats forArchicentre warns that a number of these ats are built adhoc without building permits. Subsequently the house issold and when the new owners arrive, says the architect,the at they planned for mum is not t to live in.

The building criteria for a granny at should be no differentfrom an extension or a new home. Factors like thermalperformance, solar control, daylighting and ventilation allneed to be addressed.

Homebuyers who inherit substandard work need to checkwith the vendor or their solicitor to ensure the work hasreceived building approval. All enquiries can be made at thelocal councils building department.

Figure 6A. Illegal building work in Metropolitan Melbourne


Melbourne

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Figure 6B. Illegal building work in Rural Victoria


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7. Timber RotThe fungal decay of timber is particularly common inVictorias 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 intospending money that is not necessary.

The City of Monash has a serious case of timber rotat 40%. Meanwhile, 32% of homes in the Mid East ofMelbourne and Bayside have a fungal problem. There isa disparity between Metropolitan Melbourne at 16% andRegional Victoria at 5%.

Timber rot can be detected in oors, weatherboards, doors

and windows. Before hiring a painter, its important forhomeowners to request a description of the proposed work.A professional painter will outline the extent of the job,including the elimination of rot, if its necessary. If the painteris not willing to treat the timber rot, then its best to ndsomeone who will because a new paint job over timber rotwill not last.

Malvern is an area largely populated by turn-of-the-centurybrick period homes. One architect (8) tells of a rot problemthat resulted from the work of a poorly-advised owner builder.The owner added an extension with a concrete oor. Theoriginal house had a timber oor. The concrete slab negatedany possibility of maintaining sub-oor cross-ventilation.

Subsequently the dark, stagnant condition caused the rottingof the timber oor and oor framing.

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

Figure 7A. Timber rot in Metropolitan Melbourne


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Figure 7B. Timber rot in Rural Victoria


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A Sly, Destructive DispositionMany Victorian homeowners have felt the consequences ofthe termites insidious activity, usually long after the damageis done.

An architect from Morwell (6), in the Latrobe Shire of RegionalVictoria, inspected a house following a termite infestation.He learned that the owner of the house had two enterprisingsons with some renovating ideas. For a classier appearance,they replaced the timber-based plinth boards with a brickbase. The brick base shut out any ventilation, and formeda dark, moist habitat ideal for termite attack. The termiteswere hard to detect. Before any problem was discovered,the termites had shredded the entire oor and reduced thecupboards to dust. The stumps also needed replacing. Thehome was irreparably damaged. The sons well-intentioned,home building experiment cost the family $20,000.

Another architect (2) was once told by a pest controllerthat termites only inhabited temperature-controlledenvironments, nothing too hot or too cold. For this reason,the architect was told, termites would avoid roofs, whatwith the cold winters and hot summers, it would not beconducive to termite settlement. This is a false truth, saysthe architect, who encountered termites in a roof not longafter being misinformed. There is no such thing as atermite-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 shouldcapture a few live specimens and have them identiedimmediately.

Reducing humidity and moisture makes the sub oorless appealing to termites. Ventilation is essential underall suspended oors.

Timber Rot


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8. Security ProblemsThe 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 aninadequately secured door or window, says the ConsumerProtection Agency. However, thieves may also break into agarage or a shed to nd tools or a ladder with which tobreak into the house. Securing these common entry pointsis a good start.

The level of security in older peoples homes is solidthroughout Victoria. Both Regional Victoria and Metropolitan

Melbourne showed home security problems were around5%. The City of Bayside showed the most vulnerability with11% of its homes not properly secure.

Archicentre architects say that most security problems areoften a case of updating outdated measures. Of the securityproblems reported state-wide, the majority applied tohomes without window locks (7). Ultimately its a safety andan insurance issue. Without window locks, homeownersmay not qualify for contents insurance. Meanwhile someinsurance companies offer discounts if a security alarm isinstalled.

Older people are very protective of their homes, butthis doesnt exempt them from misjudgements. Somehomeowners are under the erroneous belief that a tall, frontfence acts as an effective defense mechanism. However,the opposite is true. The fence invites intruders and thenprovides them with complete privacy to conduct theirunderhanded endeavours.

A few Archicentre tips on ensuring proper home security:

Consult the local police department. They can givedetails of local Neighborhood Watch programs.

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. Door chains allow visual acuity without exposing

vulnerability.

Peepholes enable homeowners to identify visitors withoutopening doors.

External doors with solid reinforcement prevents themfrom being easily kicked in.

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

Figure 8A. Security problems in Metropolitan Melbourne

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Figure 8B. Security problems in Rural Victoria


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9. Rising DampRising damp generally affects older solid brick homes. Thesymptoms of rising damp - mould, spores, and fungi - canbe extremely detrimental to the health of older people andif left ignored, can be costly and messy to eradicate. Manyhome owners have chosen to live with rising damp ratherthan having it repaired, resulting ultimately in much moreexpensive repairs and increased respiratory problems.

Many architects said that rising damp was an inner cityproblem and not a great issue for older people, manyof whom live in newer homes in the outer suburbs.Archicentres pre-purchase inspection statistics show thatin Victoria the incidence of rising damp is 29%. Howeverwith Archicentre Home Services, the average for olderhomeowners in Victoria is just 15%. The inner city areas ofMelbourne and Yarra had the highest incidences of risingdamp, 33%. The outer suburbs of Melbourne had a farsmaller incidence of rising damp.

Rising damp starts in the base of brick walls and spreadsquickly, penetrating the capillaries of bricks, blocks, stoneand mortar. Damp-proof courses stand to block this upwardmovement of moisture, but sometimes breakdown and arerendered ineffective.

Rising damp uses brittle dampcourses and poor sub-oorventilation to wear down plaster and timber skirtings, which

increases the vulnerability of termite attack.

Rising damp also increases humidity, creating an idealbreeding ground for dust mites and fungus, both ofwhich can be extremely hazardous to people with seriousasthma allergens.

The Medical Journal of Australia reports that asthma hasincreased 1.4% annually over the last decade. Dust mitesdont bite, but 90% of the population is allergic to their fecalmatter. Although most bugs thrive in moist conditions, strayfood scraps, soiled clothes and old newspapers encouragedust mites. Even minor signs of damp may indicate a farmore serious underlying health problem.

Figure 9A. Rising damp in Metropolitan Melbourne


Melbourne

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Figure 9B. Rising damp in Rural Victoria


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10. Roof ProblemsRoof rejuvenation and repair work is perhaps the mostcommon trade where older Victorians are at a risk ofbeing swindled of their savings. Homeowners should lookout for transient roong contractors who may be in thearea. Aggressive door-to-door sales and bullish tactics arecommon. Elderly homeowners in particular, need to takespecial care in protecting their interests in this area.

Roof problems in older peoples homes are most frequentin 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 damagein these coastal areas. A similar pattern occurs in Victorianhousing in general. Archicentres pre-purchase houseinspection statistics reveal that the Mornington Peninsula at74% has the highest percentage of defective roofs. Overall,21% of older persons homes in Metropolitan Melbourne andRegional Victoria have roof problems of some kind.

In one Archicentre report in Armadale, a 96 year-old womanhired a roong contractor to replace her terra cotta tile roof.The new tiles were not adequately tted, and some wereleft in the roof space. When it rained, the roof leaked andbefore long, the bedroom ceiling collapsed. A local architectarrived soon after, and having assessed the damage,arranged for another roong contractor to come out and x

the problem. The architect also had a telephone installednext to her bed in case of future emergency. The womanhad been unable to inspect the quality of the job. Shetrusted the contractor and she was swindled.

Another architect reported a situation where a tradespersonarrived unannounced at a house in the suburbs and toldthe elderly resident that the moss on the roof would costthousands if it wasnt removed immediately. The vulnerableperson paid $2000 for a job that wasnt needed (9).

Figure 10A. Roofing problems in Metropolitan Melbourne


Melbourne

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Figure 10B. Roofing problems in Rural Victoria


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11. Drainage ProblemsPoor site drainage often spawns a series of problems whichcan affect both the condition of the house and the healthof its occupants.

In the City of Yarra, 28% of homes have serious drainageproblems. Metropolitan Melbourne and Rural Victoria bothrecorded an average of 11%.

A drainage problem can lead to slippery footpaths,deteriorated building components and timber rot, risingdamp, rotted stumps, and termite attack.

The most common causes of poor site drainage are:

built-up garden beds around houses, causing water topool beneath oors;

ineffective stormwater drains; and

inadequate garden run-off.

Figure 11A. Drainage problems in Metropolitan Melbourne


Melbourne

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Figure 11B. Drainage problems in Rural Victoria


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12. Electrical ProblemsFaulty electrical wiring can be extremely dangerous andcostly. Unfortunately many older Victorians seem reluctantto have it tested. They might say, after all, its worked forfty years, and it will probably continue working.

Archicentre architects found more older persons homeshave electrical problems than any other building faultcategory. This contrasts with the statistics compiled frompre-purchase inspections showing that roong problemsare the most common fault (54%). Nonetheless, over 20% ofhomes in Victoria had electrical problems of some kind. Thiscould include defective wiring, unearthed power points, anantiquated switchboard, or a host of other problems.

Less than one out of three homes in the Inner West andthe Inner North of Melbourne had an electrical problem,whereas 51 homes out of 103 in Swan Hill reportedelectrical problems, an unusually high percentage of 50%.

With old wiring there is always the potential that thewiring can fuse, setting the house ablaze or electrocutingresidents. One of the challenges of the architect is toconvey the urgency of replacing the electrical system whenthe homeowners may have other priorities.

A large proportion of electrical problems have beencaused by the owners themselves (or previous owners) bypersonally undertaking handywork, for instance, installingadditional powerpoints without upgrading the circuitry.

Six ways to avoid dangerous, electrical situations

Use qualied electricians for all electrical wiring work,and obtain a certicate of compliance.

Minimise the use of double adapters and powerboards,as they can overload powerpoints.

Use double insulated electric tools. They provide thesafest protection from shocks.

Eradicate any vermin. Rats and mice eat the insulatedwiring in the roof and oor spaces.

Professionally check recently purchased second handelectrical appliances before activation.

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

Figure 12A. Electrical problems in Metropolitan Melbourne


Melbourne

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Figure 12B. Electrical problems in Rural Victoria


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Participants

Archicentre acknowledges all the Home Service architects

who shared insights and contributed to this report.

1. Bernadette Neville manages Archicentre Home Servicesand 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.

Explanatory NotesMetropolitan 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)

Rural Victoria (2,771)*

Southwest (520): Colac-Otway (113), Gr. Geelong (377),Surf Coast (30)

Northwest (580):Ararat (33), Ballarat (294), Central

Goldelds (80), Hepburn (27), Mildura (103), NorthernGrampians (31), West Wimmera (12)

North Central (538): Buloke (61), Campaspe (56), GreaterBendigo (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, thanArchicentre has not inspected homes in that area.

All regional statistics are based exclusively on gurescompiled from Archicentres Home Services. Thedata was gathered from January 2000 August2002 Below is a description of the regional areas

aged care report

Documents