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%
Health Stumps/
Trip and slip Cracking Fire hazards Illegal work Electrics Timber rot Security Rising damp Roof Drainage
hazards piers
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%

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
Figure 1A. Trip and slip in Metropolitan Melbourne
reported the highest incidence of trip and slip at 46%.
45%
Despite being a rural shire with only 31 inspections under its
belt, Swan Hill reported an alarming 58% of its homes had a
40%
trip and slip hazard.
35%
Overall the Inner West had the highest incidence of trip and
30% slip accidents at 35%. Traditionally, this area was defined as
working-class and therefore, not the most salubrious place
25%
to live, but with the newly-opened Westgate Bridge providing
20% quick access to the city, it’s currently being gentrified.
15%
The median property value of this urban centre is roughly
$230,000. In comparison, the City of Boroondara has a
10%
median property value of $465,000, and a much smaller
5% rate of trip and slip, 12%. What this seems to say is
0%
that households with less money, spend less on regular
maintenance. This can lead to a higher rate of falls.
Northwestern
Bayside

Southeastern
Melbourne

Inner North

Northern

Southwestern
Mid East
Central Bay

Eastern

Peninsula
Inner East

Western
Inner West

Yarra

As mobility decreases with age, the likelihood of falls

inner melbourne outer melbourne
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
Figure 1B. Trip and slip in Rural Victoria 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.
40% “Many older people adopt strategies that work for them, and
every person is different,” says Mr. Fitzharris. “Older people
35%
are generally averse to change. They don’t want to convert
30%
the place into a nursing home.” He continues. “Many are
reluctant to install a hand rail because it will seem like they are
25% giving in to old age. It’s a psychological thing.”
20% Archicentre architects address ways of eliminating design
hazards and also point out items that homeowners overlook,
15% or fail to acknowledge. “An older person might not suspect
that a moss-covered path on the south side of the house
10%
is slippery. Even something as visibly obvious as a tangled
5% power cord has led to serious accidents” (1).

0%
Some architects have expressed frustration with recent
Southwest Northwest North Central Northeast Gippsland retirees who have chosen to retire in impractical homes that
they will be unable to maintain in 20 years. “People have
* All statistics were gathered **a description of the Source:
from Archicentre's Home
Renovation Service.
regional areas and other
criteria are defined in the
to think about the future and what it will be like when they
explanatory section. 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
Figure 2A. Cracking in Metropolitan Melbourne
9% respectively.
45%
Structural cracking is less common than homeowners think.
A popular misconception is that the evidence of cracking
40%
leads to a roof collapse. This is not generally the case.
35% Cracks usually originate in the non-load bearing skin of the
30%
wall, which does not support the house.
25%
Serious cracking is primarily found in solid brick homes
built on highly reactive clay soils that exist in many parts of
20%
Victoria. Under changing weather conditions, the foundation
15% material shrinks and swells. This makes the footings move
10%
and causes cracks in the walls.
5%
Unscrupulous tradespeople are known to generate fear by
suggesting an impending collapse. In one instance, an elderly
0%
homeowner unnecessarily paid $25,000 for underpinning.
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

Most of the time the movement is fairly minor, and the owners
only need to keep the garden watered regularly.
inner melbourne 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
Figure 3A. Fire hazards in Metropolitan Melbourne
had used crumpled-up newspapers as roof insulation.
45% The majority of all housefires are started by householders
themselves. In Victoria, it is mandatory to have at least one
40%
smoke detector installed. One architect (2) said that one-
35%
third of the homes he inspects don’t have smoke alarms,
30% and of the smoke alarms that exist in the house, many
25%
are either misplaced or inactive. The same architect recalls
one woman raising her arm in triumph after locating the
20%
smoke alarm under the dining room table, where it was still
15% sealed in the original packaging. Another elderly couple had
10%
installed their smoke alarm at shoulder height, so it was
clearly within reach in case they had to replace the battery.
5%
In an emergency, the smoke would not reach the detector
0% until it had filled the entire room and began its descent. It
is important for homeowners to note that some insurance
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

companies will not compensate homes without activated

smoke alarms.
inner melbourne outer melbourne
The risk of injury or death due to fire hazards could be
reduced if homeowners took the following precautions:
• Flammable liquids like petrol, kerosene or methylated
spirits should be stored away from the house and
Figure 3B. Fire hazards in Rural Victoria
particularly away from heaters, hot water service pilot
flames and other naked flames. Homeowners need
to check labels before use and use extreme care
40%
when pouring.
• Ensure all heating appliances are professionally
installed to Building Regulations and Australian
30%
Standards, particularly flues.
• Emergency exits, like stairs and corridors, should be
20%
removed of clutter and easy to get to.
• 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
Figure 4A. Stump problems in Metropolitan Melbourne coaxed into thinking that squeaky or springy floorboards are
symptomatic of stump problems, and consequently end up
45% paying unnecessary costs.
40% In one instance, an architect (3) was asked to inspect the
35%
stumps of a house in Yarraville, in the City of Maribyrnong.
The home belonged to two sisters in their eighties. A few
30%
months earlier the sisters had hired a stumping contractor
25% after seeing the service van parked in the neighborhood.
20%
Tradespeople are not required to insure their work if the
original quote does not exceed $3000. The contractor in
15%
this situation charged $3000 to restump the house. As the
10% days progressed, the contractor’s demands grew, and so
5%
did the cost. In the end, the contractor used excuses and
intimidation to claim over $12,000 from the sisters, more
0%
than four times the amount they were originally quoted.
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

Apparently the neighbours who had used the same

contractor experienced a similar ordeal. The stumps were
inner melbourne outer melbourne 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
Figure 4B. Stump problems in Rural Victoria 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
30% a landline phone number. People who operate with a post
office box and a mobile telephone should not be trusted.
25%
3. If in doubt, homeowners should contact the Building
20% Control Commission for a licence check.
15%
4. Unlicensed re-stumpers like to apply pressure for
payments. Homeowners need to wait and see how
10% the work performs, and have a trusted professional
check it out.
5%
5. If in doubt, enlist the services of a professional architect
0%
Southwest Northwest North Central Northeast Gippsland
- 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,
Figure 5A. Health hazards in Metropolitan Melbourne
this problem must be rectified immediately. Three major
plumbing hazards include:
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
25%
fitter, homeowners should make sure they are registered.
20% An elderly homeowner in Hampton made the mistake of
15%
using an unregistered plumbing contractor and watched
sewage run all over his driveway.
10%

Vermin
5%

0%

If scavengers or recalcitrant animals find their way

Inner East
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

into houses they can spread pestilence, making the

inner melbourne
Figure 5B. Health hazards in Rural Victoria
environment unsafe to live. During an inspection in the
outer melbourne
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.

40%
The Benefits Of A Clean,
35%
Well-lighted House
Good lighting and ventilation offers significant health
30%
benefits, at the same time reducing the potential for
25%
health and breathing problems. Many older people struggle
making the transition from a house full of kids to an empty
20% nest that is suddenly large and unsuitable. “As people get
older, they use less of the house, and with half of it closed
15%
off and poorly maintained or ventilated, this encourages
10% dust mites and mould which are especially risky for people
with asthma allergens” (1) (see also Rising damp p. 18).
5%
The installation of new vents can help overcome ventilation
0% problems. Perhaps the best solution is the addition of
Southwest Northwest North Central Northeast Gippsland
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.
Figure 6A. Illegal building work in Metropolitan Melbourne Under state legislation, substandard “home improvements”,
whether they are existing extensions, renovations, or repairs
45% are the responsibility of the homeowner.
40% Some building contractors pressure older homeowners
35%
into contravening building regulations. First, the contractor
laments the never-ending appeals process, then convinces
30%
the owner it’s a waste of time. As a solution, the building
25% contractor offers a lower quote provided the older person
20%
accepts the role as owner builder, leaving the contractor
with zero responsibility. This manipulation is particularly
15%
common with unregistered builders.
10%

5%
Granny Flats
0%
Granny flats are ideal for families who want to remain
Inner East
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

close to their elderly relatives, yet still maintain mutual

independence. However, the structural condition of granny
inner melbourne outer melbourne
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
Figure 6B. Illegal building work in Rural Victoria 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.”
40%
The building criteria for a granny flat should be no different
from an extension or a new home. Factors like thermal
35% performance, solar control, daylighting and ventilation all
need to be addressed.
30%

Homebuyers who inherit substandard work need to check

25%
with the vendor or their solicitor to ensure the work has
20%
received building approval. All enquiries can be made at the
local council’s building department.
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
Figure 7A. Timber rot in Metropolitan Melbourne
homeowners to request a description of the proposed work.
A professional painter will outline the extent of the job,
45%
including the elimination of rot, if it’s necessary. If the painter
40% is not willing to treat the timber rot, then it’s best to find
35%
someone who will because a new paint job over timber rot
will not last.
30%

Malvern is an area largely populated by turn-of-the-century

25%
brick period homes. One architect (8) tells of a rot problem
20% that resulted from the work of a poorly-advised owner builder.
15%
The owner added an extension with a concrete floor. The
original house had a timber floor. The concrete slab negated
10%
any possibility of maintaining sub-floor cross-ventilation.
5% Subsequently the dark, stagnant condition caused the rotting
0%
of the timber floor and floor framing.
Timber rot is caused by various fungal growths, but damage
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

is also caused by termites and borers.

inner melbourne 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.

16
 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
Figure 8A. Security problems in Metropolitan Melbourne 11% of its homes not properly secure.
Archicentre architects say that most security problems are
45%
often a case of updating outdated measures. Of the security
40% problems reported state-wide, the majority applied to
35% homes without window locks (7). Ultimately it’s a safety and
an insurance issue. Without window locks, homeowners
30%
may not qualify for contents insurance. Meanwhile some
25% insurance companies offer discounts if a security alarm is
20%
installed.
15% Older people are very protective of their homes, but
this doesn’t exempt them from misjudgements. Some
10%
homeowners are under the erroneous belief that a tall, front
5% fence acts as an effective defense mechanism. However,
0%
the opposite is true. The fence invites intruders and then
provides them with complete privacy to conduct their
Inner East
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

underhanded endeavours.
A few Archicentre tips on ensuring proper home security:
inner melbourne outer melbourne
• 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
40%
window track can stop an intruder from forcing an entry.
• Door chains allow visual acuity without exposing
35%
vulnerability.
30%
• Peepholes enable homeowners to identify visitors without
25%
opening doors.
• External doors with solid reinforcement prevents them
20%
from being easily kicked in.
15% • Deadlocks should only be activated when the home is
unoccupied (see Fire hazards p.10).
10%

5%

0%
Southwest Northwest North Central Northeast Gippsland

17
 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
Figure 9A. Rising damp in Metropolitan Melbourne Melbourne and Yarra had the highest incidences of rising
damp, 33%. The outer suburbs of Melbourne had a far
45% smaller incidence of rising damp.
40% Rising damp starts in the base of brick walls and spreads
35%
quickly, penetrating the capillaries of bricks, blocks, stone
and mortar. Damp-proof courses stand to block this upward
30%
movement of moisture, but sometimes breakdown and are
25% rendered ineffective.
20% Rising damp uses brittle dampcourses and poor sub-floor
15%
ventilation to wear down plaster and timber skirtings, which
increases the vulnerability of termite attack.
10%
Rising damp also increases humidity, creating an ideal
5%
breeding ground for dust mites and fungus, both of
0% which can be extremely hazardous to people with serious
asthma allergens.
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

The Medical Journal of Australia reports that asthma has

increased 1.4% annually over the last decade. Dust mites
inner melbourne outer melbourne
don’t bite, but 90% of the population is allergic to their fecal
matter. Although most bugs thrive in moist conditions, stray
Figure 9B. Rising damp in Rural Victoria 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 Northwest North Central Northeast Gippsland

18
 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.
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
Figure 10A. Roofing problems in Metropolitan Melbourne inspection statistics reveal that the Mornington Peninsula at
74% has the highest percentage of defective roofs. Overall,
45% 21% of older persons homes in Metropolitan Melbourne and
Regional Victoria have roof problems of some kind.
40%

35%
In one Archicentre report in Armadale, a 96 year-old woman
hired a roofing contractor to replace her terra cotta tile roof.
30%
The new tiles were not adequately fitted, and some were
25% left in the roof space. When it rained, the roof leaked and
20%
before long, the bedroom ceiling collapsed. A local architect
arrived soon after, and having assessed the damage,
15%
arranged for another roofing contractor to come out and fix
10% the problem. The architect also had a telephone installed
5%
next to her bed in case of future emergency. The woman
had been unable to inspect the quality of the job. She
0%
trusted the contractor and she was swindled.
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

Another architect reported a situation where a tradesperson

arrived unannounced at a house in the suburbs and told
inner melbourne outer melbourne 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%

30%

20%

10%

0%
Southwest Northwest North Central Northeast Gippsland

19
 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;
Figure 11A. Drainage problems in Metropolitan Melbourne • ineffective stormwater drains; and
• inadequate garden run-off.
45%

40%

35%

30%

25%

20%

15%

10%

5%

0%
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

inner melbourne outer melbourne

Figure 11B. Drainage problems in Rural Victoria

40%

30%

20%

10%

0%
Southwest Northwest North Central Northeast Gippsland

20
 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,
Figure 12A. Electrical problems in Metropolitan Melbourne whereas 51 homes out of 103 in Swan Hill reported
electrical problems, an unusually high percentage of 50%.
45%
With old wiring there is always the potential that the
40% wiring can fuse, setting the house ablaze or electrocuting
35%
residents. One of the challenges of the architect is to
convey the urgency of replacing the electrical system when
30%
the homeowners may have other priorities.
25%
A large proportion of electrical problems have been
20% caused by the owner’s themselves (or previous owners) by
15%
personally undertaking handywork, for instance, installing
additional powerpoints without upgrading the circuitry.
10%

Six ways to avoid dangerous, electrical situations

5%

• Use qualified electricians for all electrical wiring work,

0%
and obtain a certificate of compliance.
Melbourne

Central Bay

Inner West

Inner North

Yarra

Mid East

Inner East

Bayside

Southeastern

Western

Northwestern

Northern

Eastern

Southwestern

Peninsula

• Minimise the use of double adapters and powerboards,

as they can overload powerpoints.
• Use double insulated electric tools. They provide the
inner melbourne outer melbourne

safest protection from shocks.

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
40%
electrical appliances before activation.
• Electric blankets should remain off during sleeping hours,
30%
and especially when the house is unoccupied.

20%

10%

0%
Southwest Northwest North Central Northeast Gippsland

21

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.
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)
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.
22