Construction Standards May 2011 V 1.4

HOUSING STANDARDS POLICY
MANUAL
2. CONSTRUCTION STANDARDS
Version 1.44 May 2011
Housing Standards Policy Manual
Version 1.4 : August 2011

Approved by: Director of Housing
Copyright 1997 Department of Human Services Office of Housing.

All rights reserved.
Published by the Office of Housing, Victorian Government Department of Human Services, Melbourne, Victoria,
Australia.
Copyright State of Victoria, Department of Human Services, 2006.
This publication is copyright. You may make limited copies of this document in accordance with the Copyright
Act 1968 (Cth), including copies for research, study, criticism, review or news reporting. Apart from this, you
may not publish, reproduce, adapt, modify, communicate or otherwise use any part of this document (in
particular for commercial purposes).
Authorised by the State Government of Victoria, 50 Lonsdale Street, Melbourne.

Table of Contents
Table of Contents
Table of Contents................................................................................................................i
Amendment Record Sheet..................................................................................................vi
List of Effective Pages.......................................................................................................vii
Revision History...............................................................................................................viii
Foreword..........................................................................................................................ix
About this Manual...............................................................................................................x
Introduction...........................................................................................................x
Standards..............................................................................................................xi
Exemptions to Standards Policy..............................................................................xi
Symbols and Legend.............................................................................................xii
2.1 Purpose and Scope......................................................................................................1
Purpose.................................................................................................................1
Scope....................................................................................................................1
Objectives..............................................................................................................1
2.2 Definitions..................................................................................................................2
2.3 Key Responsibilities.....................................................................................................4
2.4 References..................................................................................................................5
2.5 Policy.........................................................................................................................6
General..................................................................................................................6
Design and Town Planning......................................................................................6
Location.................................................................................................................6
Amenity and Accessibility........................................................................................6
AS4299 1995..............................................................................................................6
Energy Efficiency....................................................................................................7
Design and Construction.........................................................................................7
Property Titles........................................................................................................8
Termite Protection..................................................................................................8
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page i

Table of Contents
Security.................................................................................................................8
Locks.....................................................................................................................8
Fences...................................................................................................................9
Building Services....................................................................................................9
Fire Risk Management.............................................................................................9
Landscaping...........................................................................................................9
2.6 Standards.................................................................................................................11
Site Selection........................................................................................................11
Ground Works......................................................................................................11
External Areas......................................................................................................11
Rear Yard Amenities.............................................................................................14
Internal Areas......................................................................................................16
Utility Areas..........................................................................................................18
Windows..............................................................................................................21
Doors...................................................................................................................22
Locks...................................................................................................................24
Floor Finishes.......................................................................................................24
AS2055.1 1985..........................................................................................................25
Paintwork.............................................................................................................25
Insulation insulation..............................................................................................26
Building Services..................................................................................................26
BCA 1996................................................................................................................26
Electrical Services.................................................................................................27
Lighting................................................................................................................28
Appliances............................................................................................................28
Ventilation............................................................................................................30
Plumbing..............................................................................................................31
Television.............................................................................................................31
Fire Risk Management...........................................................................................32
Housing Standards Policy Manual:Version 1.44 Page ii

Table of Contents
Fencing................................................................................................................33
Landscaping.........................................................................................................33
MDH Guide..............................................................................................................34
2.7 Additional Standards for Singles and Older Persons Dwellings......................................35
General................................................................................................................35
External Areas......................................................................................................35
AS1428.1 1998..........................................................................................................35
Rear Yard Amenities.............................................................................................37
Internal Areas......................................................................................................37
Utility Areas..........................................................................................................38
AS4299 1995............................................................................................................39
Safety and Support Features.................................................................................40
AS4299 1995............................................................................................................41
Windows..............................................................................................................41
AS4299 1995............................................................................................................41
Doors...................................................................................................................41
Floor Finishes.......................................................................................................42
AS2055.1 1985..........................................................................................................42
AS4299 1995............................................................................................................42
BCA 1996 AG 601 1995................................................................................................42
AG 601 1995............................................................................................................42
Plumbing..............................................................................................................43
Fencing................................................................................................................43
BR 1994..................................................................................................................43
Landscaping.........................................................................................................44
2.8 Movable Unit Standards.............................................................................................45
Housing Standards Policy Manual:Version 1.44 Page iii

Table of Contents
General................................................................................................................45
HSPM Ch. 10............................................................................................................45
External Areas......................................................................................................45
Internal Areas......................................................................................................46
Utility Areas..........................................................................................................47
Windows..............................................................................................................49
Doors...................................................................................................................50
Locks...................................................................................................................51
Floor Finishings....................................................................................................51
Paintwork.............................................................................................................51
Insulation.............................................................................................................51
BCA 1996................................................................................................................52
AS3500 1998............................................................................................................52
Lighting................................................................................................................53
Appliances............................................................................................................53
Ventilation .................................................................................................54
AS2681 1984............................................................................................................54
BCA 1996................................................................................................................54
Plumbing..............................................................................................................54
2.9 Sleepouts..................................................................................................................56
General................................................................................................................56
External Areas......................................................................................................57
Windows..............................................................................................................57
Doors...................................................................................................................57
Locks...................................................................................................................58
Housing Standards Policy Manual:Version 1.44 Page iv

Table of Contents
Floor Finishings....................................................................................................58
Paintwork.............................................................................................................58
Insulation.............................................................................................................59
..................................................................................................................59
AS3000 2000............................................................................................................59
Lighting................................................................................................................59
Appliances............................................................................................................59
Ventilation............................................................................................................59
...................................................................................................................59
Housing Standards Policy Manual:Version 1.44 Page v

Amendment Record Sheet
Amendment Record Sheet
The Director of Housing or its approved delegate authorises amendments to the Housing Standards Policy
Manual.
The first issue and subsequent complete re-issues of the manual are shown as version 1.0, 2.0, 3.0 etc.
Subsequent amendments for example, amendments 1, 2 and 3 are shown as version 1.1, 1.2 and 1.3; or
2.1, 2.2 and 2.3.
Amendments are summarised in the Revision History . The List of Effective Pages shows which pages have
changed.
Amendments are by page replacement or addition, or by re-issue of the complete manual.
Amendment Amendment Date Amendment Inserted by Date of

Number (Signature) Insertion
V1.0 January 2001 Director, Policy Strategy & January 2001

Communications
V1.4 May 2011 Director Policy, Strategy & May 20116

Communications
V1.2 June 2007 Director, Policy, Strategy & June 2007

Communications
V1.3 August 2010 Director Policy & Strategy August 2010
V1.4 May 2011 Director Property Portfolio May 2011
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page vi

List of Effective Pages
List of Effective Pages
Pages Version & Date
Cover page V1.4: August 2010
Legal page (verso cover page) V1.4: August 2010
Table of Contents: i-iv V1.4: August 2010
Amendment Record Sheet: v V1.4: August 2010
List of Effective Pages: vi V1.4: August 2010
Revision History: vii V1.4: August 2010
Foreword: viii V1.4: August 2010
About this Manual: ix-xii V1.4: August 2010
Construction Standards: V1.4: August 2010

2-1 to 2-61
Index: I-1 to I-5 V1.4: August 2010
Forms V1.4: August 2010
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page vii

Revision History
Revision History
Housing Standards Policy Manual
The following table shows the development of this manual.
Version Date Details

V1.4 May 2011 Chapter 2: Approved by Director Property Portfolio
Update to reflect 6 Star energy efficiency rating
V1.3 August 2010 Chapter 2: Approved by Director Policy & Strategy
Update of carpet and underlay.
V1.42 May 2011 Chapter 2: Approved by Director Policy, Strategy &
Communications
Update of Office of Housing responsibilities and key

references, incorporating minor editing amendments.
V1.4 May 2011 Chapter 2: Approved by Director Policy, Strategy &

Communications
1.0 January 2001 Chapter 2: Construction Standards Approved by
Office of Housing Executive
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page viii

Foreword
Foreword
The Office of Housing constructs a significant number of properties each year for the use of public and
community housing. The Construction Standards outline the level of amenity required for new Office of
Housing properties and provides the policy framework for Office of Housing construction, redevelopment, and
design and construct activities.
The standards provide, where topography and location allow, a level of adaptability to enable access and
provide amenity for clients with a disability, including those in a wheelchair, and to facilitate modification if
required in the future.
The Construction Standards have been developed in order to meet legal and Office of Housing and reflect best
practice in the low cost housing construction industry in recognition of the need to achieve maximum benefit
from available funds.
Director of Housing
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page ix

2. Construction Standards
About this Manual
Introduction The Housing Standards Policy Manual consists of ten chapters:
1. Purchase Standards
3. Reletting Standards
4. Maintenance Standards
5. Improvement Standards
6. Community Housing Standards
7. Leasing Standards
8. Disposal Standards
9. Product Standards
10. Modified Housing Standards
The manual sets out housing standards policies applicable to all

properties under the care, management and funding of the Office of
Housing, with the intent of providing a framework for cost effective and
practical standards for all Office of Housing properties.
The various chapters of the Housing Standards Policy Manual, as they

are approved, will progressively replace the comparable sections of the
existing Property Standards Manual - March 1995 . In cases of difference
or contradiction between the manuals, the Housing Standards Policy
Manual shall take precedence. Each chapter is intended to be stand
alone, addressing the specific needs of the subject asset management
activity, with references to other chapters and documents where
appropriate. When all chapters of the Housing Standards Policy Manual
are approved, it shall then supersede the entire Property Standards
Manual.
The Construction Standards chapter aims to ensure cost effective

common standards of amenity, accessibility and accommodation for all
dwellings constructed by and for the Office of Housing in Victoria.
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page x

Standards The Construction Standards are drawn from OoH and legal (statutory,
regulatory and code) requirements and reflect best practice in the low
cost construction industry for domestic dwellings. The Standards set out
the policy and standards applicable for the construction of rental general,
special needs and community housing stock.
The Construction Standards shall comply with all applicable legal

requirements and all applicable Departmental policies, guidelines and
standards.
Unless specifically excluded herein, products, components, services,

systems, design, construction methods, etc. shall comply with the
relevant AS Australian Standards, AS/NZS Australian/New Zealand
Standards or ISO International Standards Organisation standards.
Exemptions to Where the broader principles of Standards Policy cannot be achieved, or

where the user considers amendments to the manual are justified,
Standards Policy alternative standards may be proposed by application for exemption.
Exemptions to Standards Policy may only be gained by application to,

and approval from, the Director, Policy, Strategy & Communications,
Office of Housing. The form for Exemption to Standards Policy is
attached at the end of this chapter.
Housing Standards Policy Manual: Version 1.4 Chapter 2 Page xi

Symbols and The Construction Standards have been developed using the following
series of symbols for reference and explanatory notes designed to help
Legend clarify the contents.
References
The Australian Standards symbol refers to applicable Australian

Standards.
The Information symbol indicates further documentation applicable

to Standards Policy from other sources.
The Legal symbol refers to any statutory, regulatory or code

requirements applicable to Standards Policy.
The DHS symbol refers to further related information contained in

DHS or OoH manuals or documentation.
Explanatory notes
The explanatory notes symbol describes the decision making rationale
behind particular policy positions.
The Amenity symbol refers to items that address the provision of

particular accommodation facilities of the property.
The Community Service Obligation symbol refers to community

service obligations as identified by the OoH.
The Cost Savings symbol refers to items regarded by the OoH as

cost effective.
The Disabled Access symbol refers to accessibility by those persons

who use a wheelchair or other aids for mobility.
The Energy Efficiency symbol refers to design elements and

E fittings incorporated to enhance energy conservation and
minimise adverse environmental impacts.
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page xii

The Health and Safety symbol refers to items regarded by the OoH
as necessary to satisfy health and safety requirements.
The Independent Living symbol refers to modifications made to a

property to enable the use of domestic facilities by those persons who
use a wheelchair or other aids for mobility in order to foster
independent living.
The Industry Standard symbol refers to common industry practice

or standards.
The Liveable symbol refers to those elements in a dwelling designed

L for safety and ease of use by residents including those with physical
disabilities.
The Product Standard symbol refers to products required by the

Ps OoH for particular durability or standardisation attributes. Refer to
Chapter 9 of these Standards.
The Responsible Business Unit symbol refers to the OoH business

R unit responsible for a particular action.
The Security symbol refers to items regarded by the OoH as

necessary to satisfy security requirements.
The Supplied Item symbol refers to items that are subject to an OoH
SI forward purchase agreement with suppliers and which are available for
purchase by the OoH or the contractor, as applicable.
The Technical Standard symbol refers to any OoH technical

standard applicable to a particular product, process or system. Refer
to Chapter 9 of these Standards.
Housing Standards Policy Manual: Version 1.44 Chapter 2 Page xiii

Housing Standards Policy Manual: Version 1.4 Chapter 2 Page xiv

2.1 Purpose and Scope
Purpose The purpose of this policy is to set out the Office of Housing (OoH)
requirements for the construction of public housing dwellings.
Scope This policy applies to all dwellings constructed, developed or designed

and constructed by or for the OoH, Victoria.
The Construction Standards are not retrospective and do not apply to the
existing OoH stock portfolio constructed or acquired prior to the approval
of these Standards.
Objectives The objectives of the Construction Standards are to:
establish appropriate, consistent and effective standards for the

construction of new properties;
provide an equitable level of amenity across a range of tenant or

resident groups;
outline design and amenity requirements for construction;
provide housing with the flexibility to accommodate tenants with

minimum modification;
detail all applicable OoH, Department of Human Services (DHS) and

legal requirements; and
provide a standards base for the cost effective use of funds.
Housing Standards Policy Manual: Version 1.4 Chapter 2 Page xv

2.2 Definitions
Term Definition
Accessible Means able to be safely entered and exited without obstruction by people
with a disability including those who use a wheelchair.
Community Housing Means those properties which are the responsibility of the Community
Housing Group (not rental general stock) and are typically refuges,
transitional housing, rooming house accommodation and longer term
accommodation including supported accommodation.
Community Residential Units Means those domestic scale properties housing not more than six
residents where 24-hour on site support or care staff are employed to
assist residents in their daily activities.
Construction Means redevelopment or design and construction of a dwelling.
Dividing fence Means a fence separating the lands of the OoH and other occupiers
(including OoH/OoH properties).
Dwelling Means a place of residence used for domestic activities, but does not
include any land associated with the dwelling.
Group housing Means a dwelling in which a number of unrelated persons reside.
Habitable room Means a room used for normal domestic activities, and
includes a bedroom, living room, kitchen, dining room, sewing room
BCA 1996 and family room, but
excludes a bathroom, laundry, water closet, pantry, walk in wardrobe,
corridor, hallway, lobby or other specialised spaces occupied neither
frequently nor for extended periods.
House and land packages Means dwellings offered to the OoH as part of a house and land package.
VPP 1996
Legal requirements Means all applicable statutory, regulatory and code requirements.
Modified housing Means housing purpose-built or upgraded to cater for people with specific
housing needs to enable them to participate to the degree that they are
able in normal domestic activities.
Multi-storey housing Means a building of more than two storeys containing two or more sole
occupancy units, including flats and apartments, each being a separate
dwelling.
Office of Housing requirements Means those particular policy provisions or standards requirements of the
OoH as described in this manual.
Property Means the dwelling and all associated land.
Housing Standards Policy Manual: Version 1.4 Chapter 2 Page xvi

Term Definition
Public open space Means public thoroughfares, parks, roads, lanes and walkways or
corridors on housing developments, but does not include the private
front, rear and side yards belonging to the same dwelling or block.
Reputable manufacture Means the product or item has been manufactured and established in the
industry for at least three years and known to be free from defects.
Residential zone Means Residential zoned land use such as Residential 1, 2, Low Density
Residential, Mixed Use and Township Zones as determined by the Minister
for Planning and Local Government.
Responsible officer (RO) Means the officer (Housing Services Officer or others) responsible or
delegated for the task being described.
Rooming house Means a Boarding House as classified in the Building Code of Australia
which is a residential building that is a common place of residence for a
number of unrelated persons.
BCA 1996
Single dwelling Means a detached house or one or more attached dwellings, each being a
building separated by a fire-resisting wall.
Special needs Means the particular amenity provisions required by a client with a
disability as determined by an appropriate health professional, in addition
to, or in lieu of, those general amenity standards provided by the OoH.
Spot purchase Means the purchase of property on the open real estate market.
Water efficient appliances Means an acceptable level of water efficiency as defined by Standards
Australia.
SAA MP64 1995
Wet areas Means bathrooms, kitchens, toilets and laundries.
Housing Standards Policy Manual: Version 1.4 Chapter 2 Page xvii

2.3 Key Responsibilities
Role/Title Responsibility
Director of Housing Approves Standards Policy;
Approves major amendments to Standards Policy that change, or

introduce a new policy direction or policy revision, or where significant
cost implications would result;
Director, Policy, Strategy & Approves minor amendments to Standards Policy required for the
Communications maintenance, clarification and/or editing of Housing Standards;
Determines which amendments are major and/or minor to Standards

Policy;
Approves Exemptions to Standards Policy;
Manager Asset Policy Updates the Housing Standards Policy Manual; and
Responsible Officer Applies standards policy.
Housing Standards Policy Manual: Version 1.4 Chapter 2 Page xviii

2.4 References
Reference Abbreviation
Australian Standard. Glass in buildings - Selection and installation AS1288 1994

Australian Standard. Design for access and mobility. AS1428.1 1998
Part 1: General requirements for access - New building work
Australian Standard. Design for access and mobility. AS1428.2 1992
Part 2: Enhanced and additional requirements - Buildings and facilities
Australian Standard. PVC sheet floor covering. Part 1: Unbacked, flexible AS2055.1 1985
Australian Standard. Performance of household electrical appliances - Ventilating fans AS2681 1984
Australian Standard. Performance of household electrical appliances - Rangehoods AS2682 1984
Australian Standard. Timber doors AS2688 1984
Australian Standard. Installation of security screen doors. Part 1: Hinged AS2804.1 1995
Australian Standard. Residential slabs and footings. Part 1: Construction AS2870.1 1988
Australian Standard. Parking facilities. Part 1: Off-street car parking AS2890.1 1993
Australian Standard. Electrical installations AS3000 2000
Australian Standard. National plumbing and drainage AS3500 1998
Australian Standard. Protection of buildings from subterranean termites. Part 1: New buildings AS3660.1 1995
Australian Standard. Waterproofing of wet areas within residential buildings AS3740 1994
Australian Standard. Smoke Alarms AS3786 1993
Australian Standard. Locksets. Part 2: Mechanical locksets for doors in buildings AS4145.2 1993
Australian Standard. Adaptable housing AS4299 1995
Australian Standard. Personal alarm systems AS4607 1999
Building Act 1993 BA 1993
Building Code of Australia 1996 (Vol. 1 and Vol. 2) BCA 1996
Building Control Commission BCC
Building Regulations 1994 BR 1994
Department of Human Services Capital Development Guidelines for Fire Risk Management FRMG
Fences Act 1968 FA 1968
Gas Installation Code AG 601 1995
Housing Assistance Act 1996 HAA 1996
Housing Standards Policy Manual (this manual) HSPM
Manual of assessment procedure for water efficient appliances SAA MP64 1995
Plumbing Standards Regulations 1998 PSR 1998

Residential Tenancies Act 1997 RTA 1997
Victorian Civil and Administrative Tribunal VCAT
Victorian Planning Provisions, December 1996 VPP 1996
2.5 Policy
General The OoH constructs dwellings for a range of clients including

families, single people, both young and older, and people with
special needs due to a physical, sensory or intellectual disability.
BCA 1996, BA 1993
These standards ensure that newly constructed public housing
provides quality accommodation, which is designed to meet the
needs of tenants.
It is the responsibility of OoH staff to ensure that all dwellings
comply with all applicable legal (statutory, regulatory and code)
and Departmental requirements. R
Design and All properties shall comply with Rescode site analysis
requirements and all applicable practice notes and
Town Rescode
standards.
Planning
Wherever practicable, all properties should have good access
to public transport and community services and facilities and
Location be well located in terms of employment opportunities.
All new dwellings should be appropriately designed for safety
Amenity and and ease of use by residents including those with physical
disabilities, either temporary or permanent. Features such as
Accessibility the width of doorways, corridors and pathways and the
placement of shelving, door furniture, light switches and other
fittings should consider the needs of both ambulant people with
disabilities and people in wheelchairs to maximise the
liveability of the dwelling.
L
Additionally, the design of dwellings should allow for future
modifications, including full wheelchair accessibility, without
the need for extensive structural work except where the
AS4299 1995
topography of the land or the type of housing, for example,
some multi-level or medium density developments, precludes
this.
Thus potentially accessible new housing will be visitable by

people who use a wheelchair as they will be able to enter the
dwelling and access the living areas and toilet and, if required in
AS4299 1995 the future, will be suitable to be modified to accommodate a
AS1428.2 1992
resident in a wheelchair.
Housing Standards Policy Manual: Version 1.4 Chapter 2 Page 20

In order to facilitate future modifications, many of the
requirements of AS4299, Australian Standard, Adaptable
AS4299 1995 Housing have been incorporated into these Standards.

Modified housing for clients with disabilities
Refer to Chapter 10, Modified Housing Standards , for the

additional standards applicable for dwellings modified to
HSPM Ch. 10 accommodate specific clients with special needs due to a
physical, sensory or intellectual disability or medical condition
Energy Efficiency All new dwellings should be designed to achieve a six star
rating as determined using the FirstRate House Energy Rating
software or Sustainable Energy Authority of Victoria approved
equivalent, with a solar water heater installed. E
When designing dwellings a number of elements to consider to
achieve energy efficiency objectives include:
Rescode Solar Access and Energy

principal living areas oriented to the north;
Efficiency /protection standards,
minimisation of west facing glazing;
North Facing windows.
protection of windows from direct summer sun;
utilisation of efficient insulation and construction systems in
floors, walls and ceilings; and
utilisation of party wall construction.
Design and All new dwellings shall be of cavity construction, solid brick or
brick veneer, with concrete slab on ground and truss roof
Construction construction wherever practicable.
Limited use of other low maintenance materials for design

elements may be considered, however, construction types or
AS2870.1 1988 materials with an inherently high level of on-going
maintenance costs should not be used in the construction of
new dwellings.
Consideration should be given to the use of materials that

have a lower environmental impact including embodied energy
consumption, are recyclable or reusable.
Community Housing
When constructing dwellings that will be the responsibility of

the community housing sector (not rental general stock) such
HSPM Ch. 6 as refuges, transitional housing and rooming house
accommodation, refer to Community Housing Standards in
Chapter 6 of this Manual, to be read in conjunction with the
Construction Standards. E

Property Titles It is preferred that that all properties constructed by or
for the OoH are either individually titled, or are able to be
individually titled.
With the exception of multi-unit

older persons properties:
It is required that all new
properties constructed by or
for the OoH must be able to
be individually titled.
It is preferred that all new units constructed for the
OoH on land not owned by the OoH are individually
titled.
Note: Titles for individual (except older persons) units

within multi-unit developments on OoH owned
land, are to be established on a needs basis only.
Termite protection shall be provided to those properties

Termite where the Building Surveyor advises that a reasonable risk
Protection BR 1994,
BCA 1996
is present when application is made for a building permit.
Note: Some parts of Victoria are relatively free of

termites. The OoH does not provide termite
AS3660.1 protection to properties in those areas where the
1995 Building Surveyor has determined there is little or
no risk.
Dwelling security should be considered when planning the
Security placement of balconies, fences, trellises and landscaping
elements.
In multi-unit developments where front entries are not

visible from the street, consideration should be given to
appropriately located maps and/or signboards to indicate
dwelling locations.
Lighting
In multi-unit developments vandal proof security lighting

shall be provided to those communal areas that are used
by different households and the public such as car parks,
pathways, foyers, stairwells and communal facilities.
AS4299 1995
Where practicable, energy efficient light fittings, for

example compact fluorescent globes, shall be used.
Pathway lighting should be positioned at a low height to

reduce glare and provide a minimum lighting level of 50
lux at ground level.
Locks The OoH provides locks to secure all external doors and
other devices to secure all windows.
Note: The OoH does not provide keyed window locks as

RTA 1997 they limit use of the windows as a secondary

means of egress in the case of fire or other
emergency.
Fences Front fencing is not provided to individual properties

except where:
properties are located on corner blocks, main roads,
Rescode Front Fence Standards adjacent to railway lines or other similar situations
where a significant hazard to children exists; or
they are required as a non-negotiable element in either
a local government planning scheme or town planning
requirements as outlined in Rescode.
Building Metered services
Services RTA 1997

Natural gas is the preferred primary source of heating,
cooking and hot water wherever practicable. E
All services to sole occupancy units such as water,
RTA 1997
electricity and gas shall be separately metered.
Water using appliances
Appliances using water are required to have a minimum

water efficiency rating of A, with a AAA rating preferred
RTA 1997 should water pressure allow.
E
Note: A rating and AAA rating means the water
efficiency rating of the appliance as defined by
SAA MP64 1995
Standards Australia, Manual of assessment
procedure for water efficient appliances .
Fire Risk All OoH fire risk management activities shall comply with
the Department of Human Services Capital Development
Management Guidelines for Fire Risk Management and the guidelines
for specific occupancy types such as single dwellings,
multi-storey housing and boarding houses, plus any
FRMG additional provisions required by regulation, code, statute
and these standards.
Landscaping Low maintenance landscape works are required in all

areas.
Landscape works shall be to the minimum standards to

Rescode meet the requirements for planning approval by the
responsible authority and consistent with the private low
cost rental housing market.
Existing trees should be retained where practicable. As a

guide, plants that are known to be reliable, hardy, and
requiring little water, shall be provided.

Communal open space
Where practicable, landscaped communal open space for

shared recreational use may be provided for older
persons units and those group housing developments for
which it is appropriate. Such communal open space
should be limited to the requirements of the responsible
authority.
Private open space
With the exception of older persons units that are

provided with a rear private open space only, all single or
individual dwellings are to be provided with front and rear
private open space where practicable.
Where practicable, multi-level ground floor units shall be

provided with private open spaces; units on upper floor
levels shall be provided with private balconies.

2.6 Standards
The following standards shall apply to the construction of new dwellings.
Site Selection When assessing potential sites, preference shall be given to

those sites with lower, more even gradients for ease of
construction and future modification and amenity for
occupiers.
Termite protection
Ground Works
Termite protection of either stone chip barrier or a stainless
steel mesh is to be provided to properties considered at risk
from subterranean termites.
AS3660.1 1995
Note: Due to environmental and re-application
considerations, chemical treatments such as organo-
phosphates shall not be used for termite protection.
A durable notice shall be permanently affixed in the meter box
detailing the method of termite protection provided to the
property, date of installation and the manufacturer's
BCA 1996 recommendations for the scope and frequency of inspections.
Property numbering
External Areas
Property numbering that is clearly visible from the street is
required for all properties and is to be affixed to the mailbox,
the front security door, or (where doors are set back from
view) the front of the dwelling.
Multi-unit dwellings
Within a housing development, street names with dwelling
numbers are required at each intersection. Signage should
AS4299 1995
comply with the requirements of AS4299, Australian Standard,
Adaptable Housing. L
Mailboxes
Provide one mailbox per dwelling located on a hard standing

area connected to an accessible pathway (where practicable,
AS4299 1995
adjacent to the junction of the footpath and the driveway).
The mailbox shall be front-opening, mounted at an accessible L
height between 800 and 1100 mm above ground level and in
accordance with the requirements of the local post office.
All mailboxes should be able to be secured against theft of

mail.
Note: The OoH does not supply keys and locks.
AS4299 1995 Mailboxes shall be centrally located within the property on a

hard standing area connected to an accessible pathway at a
point convenient to the residents and in accordance with the L
requirements of the local post office. The mailboxes shall be
front opening and mounted at an accessible height between
800 and 1100 mm above ground level.
Car parking
Off-street car parking for one car per dwelling shall be

provided. Car park layout and design should comply with
applicable Rescode Practice Notes for Car Parking.
Rescode
Each potentially accessible dwelling shall allow sufficient space
to allow the subsequent provision of a hard-surfaced, level
(i.e. a maximum gradient of 1:40) car parking space or, if
required, a carport with an unobstructed minimum width of 3.8
m as close as practicable to the front entry of the dwelling, to
enable a person with a wheelchair to access a vehicle.
AS4299 1995
A car parking space to cater for residents with a wheelchair
shall be provided for each potentially accessible unit in
accordance with AS2890.1, Australian Standard, Parking
facilities.
AS2890.1 1993
Car parking shall be designed to ensure a continuous path of
travel from the vehicle parking area to the front entry of each
L
unit in accordance with AS1428.1, Australian Standard, Design
AS1428.1 1998 for access and mobility.
Where practicable, a clear line of sight from a well-lit vehicle
drop-off point to a safe pedestrian entry point should be
provided.
Car washing facilities
Provide either a suitably located and drained car washing area

AS4299 1995 with water taps or, where appropriate, water taps located
adjacent to the common car parking areas of multiple-unit
dwellings.
Carports
Carports are only provided in the following situations:
where required as a non-negotiable element of an
approved planning scheme;
where specifically required by a formal decision of the
Victorian Civil and Administrative Tribunal (VCAT) as a
result of contesting local town planning permit conditions;
where specifically allowed by the OoH standards for clients
with a disability; or
where a carport is requested by a joint venture partner and
VCAT agreed to by the Asset Manager.
Note: In the case of a joint venture, the joint venture
partner is required to pay all associated fees, charges
HSPM, Ch. 7 & 10
and construction and maintenance costs, and be
responsible for the management and allocation of the R
carports. In addition, the carport(s) must not obstruct

views or utility or emergency services access to any
other part of a development.
Carports, where required, shall comply with the requirements
of the responsible local authority.
Note: The OoH does not construct garages.
Paving and driveways L

Provide a hard-surfaced driveway or two parallel drivestrips
each 1000 mm wide from the public roadway to six metres
beyond the wing fencing gate(s) or, where a carport is
L
provided, to the carport.
Provide continuous, slip-resistant, hard-surfaced pathways
with an unobstructed width of 1000 mm from:
AS4299 1995
the driveway or carport to the front door;
the driveway or carport to the rear/side door; and
the rear/laundry door to the clothesline.
Ensure that there is a continuous accessible path of travel
from the street frontage to the front entry of all potentially
accessible dwellings.
All paving and finishes on ramps, pathways and landings of all
potentially accessible dwellings shall have a slip-resistant
surface with a texture easily traversable by a wheelchair and
AS1428.1 1998
gradients in accordance with AS1428.1, Australian Standard,
Design for access and mobility.
Provide continuous, slip-resistant, hard-surfaced pedestrian L
pathways in accordance with AS1428.1, Australian Standard,
AS1428.1 1998 Design for access and mobility. Within a housing
development, pedestrian pathways should be separate from
any internal roadways.
Steps and stairs
The configuration of steps to all dwellings shall comply with
AS1428.2 1992 AS1428.2, Australian Standard, Design for access and mobility . L
Note: Steps and stairs may be preferred to ramps by some
clients with a mobility disability such as some who use
a walking frame.
All paving and finishes on steps and stairs shall have a slip-
resistant surface.
Balustrades
A balustrade shall be provided to any stairway, ramp, balcony,

verandah or similar situation which is more than 600 mm
above the adjacent floor or ground level in accordance with
BCA 1996 the requirements of the Building Code of Australia.
Note: Any horizontal elements of the balustrade between

150 and 760 mm above the floor must not facilitate
climbing.
Main entries

AS4299 1995
A roofed sheltered area immediately outside the front entrance
is required to all dwellings including the main communal L
entrance to multi-unit dwellings.
AS4299 1995
A level, slip-resistant, hard-surfaced landing area, a minimum
of 1550 x 1550 mm, shall be provided at each entrance of the
L
dwelling.
The main front entry and, where practicable, rear entry of all
potentially accessible dwellings shall be wheelchair accessible.
Where a rear or side entry requires steps, the entry shall be
designed to have the capability to incorporate a ramp as
detailed above, if required in the future.
Ramps, where required, shall have an unobstructed minimum
AS1428.1 1998
width of 1000 mm and a maximum gradient of 1:14
constructed in accordance with AS1428.1, Australian Standard,
External landings of all potentially accessible dwellings shall be

level (maximum gradient of 1:40) with a low threshold to
AS4299 1995
exclude water and allow for the smooth transition of a
wheelchair in compliance with AS4299, Australian Standard,
Adaptable housing.
Garden lockers
Rear Yard
Each dwelling with private open space shall be provided with
Amenities storage for commonly used garden utensils.
One bedroom dwellings
One bedroom dwellings shall be provided with an external

garden cupboard, approximately 1200 mm wide x 1500 mm
high x 400 mm deep. Garden cupboards should be fixed to a
fence or the dwelling, whichever is the more practical.
Family dwellings (2 or more bedrooms)
Family dwellings shall be provided with an external garden

locker, approximately 2.5m 2 in area with a minimum width of
900 mm complete with a pre-formed paving slab base.
Garden lockers should be fixed either to a fence or the
dwelling, whichever is the more practical.
Note: The OoH does not provide padlocks or other locks for
garden lockers of cupboards.
Clotheslines
One external clothesline, either rotary clothes hoist or paraline

type, shall be provided for each dwelling with private open
space with a minimum effective clothesline length of: Ps
1 bedroom dwellings 15 metres
family dwellings (2 or more bedrooms) 30 metres

Where space constraints exist, a paraline with a minimum
effective clothesline length of 8 metres, may be provided for
one bedroom dwellings.
Wherever practicable, the clothesline shall be able to be

accessed from the laundry without the need to pass over
carpeted areas.
Multi-level dwellings
Where individual dwellings do not have private open space

suitable for individual clotheslines, communal clotheslines may
be provided.
Rubbish disposal
Unless required by the responsible local authority, rubbish bins

are not provided for single dwellings. Where required, the
OoH provides the minimum required rubbish bin, including
green waste/recycling where available.
L

A hard-surfaced, communal, rubbish bin area shall be provided in

an accessible location for medium and high density housing as
required by the responsible authority.
Where the front and rear yards of a property are not externally
accessible to each other (without passing through the dwelling) a
rubbish bin enclosure shall be provided adjacent to the street.
Garden taps
A garden tap shall be provided to the rear and, where appropriate,

to the front of all dwellings with private open space, or as required
by town planning requirements.
Entry foyers, corridors and lifts of multi-unit dwellings

Internal Areas
The foyers and corridors of multi-unit dwellings shall be
aesthetically pleasing and have low maintenance finishes.
AS1428.1 1998
All entrances, foyers, corridors, lifts in public areas and communal
facilities of multi-unit dwellings shall be accessible to a person in a
wheelchair in accordance with the provisions of AS1428.1,
Australian Standard, Design for access and mobility.
Wherever practicable, finishes to walls, floors, ceilings and lifts and
the light and other fittings in the public areas of multi-unit
dwellings are required to be vandal resistant.
The entrances, foyers and corridors of multi-unit dwellings are
required to be secure and well lit.
All entrances including external stairwell entrances are required to
be protected from the weather.
Living area
Living room sizes shall approximate, but be no less than:
for a one bedroom dwelling 13m2
for a two bedroom dwelling 15m2
for a three bedroom dwelling 17m2
AS4299 1995
for a four bedroom dwelling 19m2
AS1428.1 1998 for a five or more bedroom dwelling 21m2
Corridors shall be a minimum of 1000 mm wide. Door approaches

shall comply with AS1428.1, Australian Standard, Design for access
and mobility.
In all potentially accessible dwellings sufficient circulation space to

manoeuvre a wheelchair shall be provided in the living areas, meals
area/family room and utility areas. This may be largely achieved
by adopting an open plan design and minimising the use of
corridors without substantially increasing the overall size of the
dwelling.

Meals area/family room
The meals area/family room sizes shall approximate but be no less

than:
for a one bedroom dwelling 7m2
for a two bedroom dwelling 8m2
for a three bedroom dwelling 10m2
for a four bedroom dwelling 11m2
for a five or more bedroom dwelling 13m2
Bedrooms
Bedrooms shall not be accessed directly from another bedroom,
kitchen or utility area.
As the bedrooms in family dwellings are required to be able to
accommodate two residents, all bedrooms shall approximate but be
no less than 11m2.
Note: Each bedroom shall be able to be furnished with two single
beds (2000 mm long x 900 mm wide), two bedside tables
and one chair plus either one dressing table or one writing
desk.
In all potentially accessible dwellings one bedroom shall be no less
than 13m2 with a minimum width of 3200 mm in order to provide
sufficient circulation space for a resident in a wheelchair.
The bedroom may not comply with AS4299 or AS1428.1 but, within
the limits of an area of 13m2 to 14m2, be designed to optimise
wheelchair access and provide space for either two single beds or
one standard double bed.
This bedroom shall be located on the ground floor to facilitate
access to the bathroom and living areas.
Note: Lockable doors to bedrooms are not preferred as they limit
use of doors as a means of egress in the case of fire or
other emergency.
A full height built-in wardrobe (minimum 1800 mm wide x 600 mm
deep) with hanging rod, shelves, four-drawer insert and
doors shall be provided in each bedroom.
Note: Built-in wardrobes are to be included in the calculation of
the minimum bedroom sizes.
Storage
Separate cupboards for the storage of linen and cleaning utensils
(linen cupboard and broom cupboard) shall be provided to all
dwellings. The minimum dimensions for each cupboard shall be
650 mm wide x 450 mm deep x 2000 mm high.
Skylights
Skylights are not to be used to provide the only source of natural
light to habitable rooms, except kitchens where unavoidable.
Where provided, skylights shall be installed with a translucent E
diffuser panel at ceiling level unless the skylight itself is double
glazed.
Skylights are not preferred in bedrooms or living areas.

Utility Areas Kitchen
In all potentially accessible dwellings a minimum width of 2700 mm
in the kitchen area shall be provided to allow sufficient circulation
space for a client in a wheelchair to approach all appliances and
AS4299 1995
cupboards in accordance with AS4299, Australian Standard,
Adaptable housing.
Note: A 2700 mm width will provide 1550 mm clearance between
cupboards to both walls.
Cupboard/storage space and work benches
Kitchen cupboards shall provide the following minimum storage
space per household:
for a one bedroom dwelling 2.0m3
for a two bedroom dwelling 2.4m3
for a three bedroom dwelling 3.1m3
for a four bedroom dwelling 3.4m3
for a five or more bedroom dwelling 3.8m3
A childproof lock shall be provided to one self-contained kitchen
cupboard in all family dwellings.
Sufficient work bench areas (appropriate for the size of the
AS4299 1995
household) shall be provided, the surface of which shall be suitable
for the preparation of food. At a minimum, a work bench of 800
L
mm in length shall be located adjacent to the oven, or cooktop,
and to the refrigerator space.
Refrigerator space
A minimum 1800 mm high x 900 mm wide x 650 mm deep space is

AS4299 1995
required for a refrigerator.
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Splash backs
All sinks, cooktops and work benches shall have a 300 mm high
AG 601 1995
impervious splash back (preferably ceramic tiling).
Elevated stoves, where provided, are required to have an

impervious splash back (preferably ceramic tiling) to 600 mm
above bench level. Where a rangehood is placed over the cooktop,
ceramic tiling shall be provided above the cooktop to the underside
of the rangehood/cupboards.
Sinks
A 1 centre bowl stainless steel sink with double drainer shall be

provided to all family dwellings.
In potentially accessible dwellings the depth of the main sink bowl

AS4299 1995 should be a maximum of 150 mm.
Bathroom
One bedroom dwellings shall be provided with a combined

bathroom, laundry and toilet. Two or three bedroom family

dwellings shall have a separate bathroom, toilet and laundry.
Family dwellings with four or more bedrooms shall have an
additional separate toilet located, wherever practicable, adjacent to
the laundry.
In all potentially accessible dwellings, provide a visitable toilet a
minimum of 1000 mm wide and 2000 mm deep in accordance with
AS4299, Australian Standard, Adaptable housing with the door
AS4299 1995 opening outwards, and located adjacent to the bathroom to allow for
its incorporation into the bathroom, should this be required at a later
date.
L
The total area of the accessible bathroom and toilet, when
combined, shall be a minimum of 6.5m 2 with a configuration to
allow sufficient circulation space for a resident in a wheelchair in
accordance with AS4299, Australian Standard, Adaptable housing.
The bathroom in family dwellings shall have a walk-in shower recess
(i.e. with shower base with lip installed at floor level) and shower
screen, together with a separate bath.

L
In all potentially accessible family dwellings the bathroom shall
have a stepless shower, the details of which, together with any
additional requirements, are outlined in section 2.7 of this chapter,
together with a separate bath.

Two-storey dwellings
A toilet shall be provided on each floor. Where practicable, the
ground floor toilet shall be located adjacent to the laundry.
In the case of family dwellings with four or more bedrooms, the

additional toilet shall be located so that it meets the requirement of
providing a toilet on each floor of the dwelling.
Common requirements
SAA In addition to those outlined above, each bathroom shall contain
MP64 1995 AS4299
1995 the following fittings:
as a minimum, an A rated water saving shower head for all
mains pressure hot water systems, with a AAA to be preferred E
should water pressure allow;
shower taps and controls accessible from outside the shower
area with the water stream directed away from the shower
entrance;
a recessed soap holder located in the shower area;
one towel rail, a minimum of 600 mm long, for every two
residents;
a vanity unit a minimum of 750 mm wide x 400 mm deep in
family dwellings and a minimum of 600 mm wide x 400 mm
deep in singles and older persons dwellings;
a mirror fronted cabinet mounted above the vanity unit; and
in bathrooms located above the ground floor, a floor waste with
the floor graded 1:100 towards the waste.
The shower area (and surrounding area where required) shall be
waterproofed in accordance with AS3740, Australian Standard,
Waterproofing of wet areas within residential buildings. Where
provided, ceramic tiling shall extend to a height of 1800 mm above
finished floor level.
AS3740 1994 Wherever practicable, sanitary plumbing shall be concealed.
Toilet
All toilets shall contain a WC pan and hand operated dual flush
cistern fitted with a lever action or enlarged push button flushing
BCA 1996
control located between 800 and 1100 mm above finished floor
level. The WC pan shall be connected to a public sewerage system
SAA MP64 1995

or a septic tank system approved by the relevant authority. E
A toilet paper dispenser shall be located adjacent to the WC pan.
Privacy latches may be installed in toilets in dwellings housing
unrelated persons.
Note: All toilet doors are to open outwards to facilitate access.
Grabrails
In potentially accessible dwellings with framed walls, reinforced
areas for the subsequent installation of grabrails shall be provided
AS4299 1995 in the bathroom, shower recess and toilet in accordance with
AS4299, Australian Standard, Adaptable Housing.
Laundry
A room with laundry facilities shall be provided to every dwelling.
A laundry cupboard is sufficient for one bedroom units.

In all potentially accessible dwellings allow sufficient circulation
space for a client in a wheelchair to approach all appliances and
cupboards in accordance with AS4299, Australian Standard,
AS4299 1995 Adaptable housing.
Common requirements
Each laundry, or laundry area located within a bathroom, shall
contain the following facilities:
a stainless steel laundry trough with a 200 mm high impervious
splash back (preferably ceramic tiling), hot and cold water taps,
an overflow suds bypass and washing machine waste outlet;
space for a washing machine (900 mm wide x 600 mm deep)
adjacent to the trough with hot and cold washing machine taps
located so that either a front or top loading washing machine
may be installed;
a visible horizontal timber batten mounted 1800 mm above
finished floor level and located above the washing machine to
provide secure fixing for a clothes dryer; and
a cupboard with minimum dimensions of 450 mm wide x 450
mm deep x 2000 mm high.
BCA 1996
Note: The OoH does not provide washing machines or clothes
dryers to individual dwellings.
Laundries shall be located on the ground floor wherever
practicable. Wherever practicable, the clothesline shall be able to
be accessed from the laundry without passing over carpeted areas.
All family dwellings (i.e. with two or more bedrooms) shall be
provided with a poisons cupboard with a childproof door lock
located in the laundry.
Each unit shall be provided with individual laundry facilities located
within the dwelling.
Aluminium windows are required to be used wherever practicable.
Windows Consideration shall be given to window frame design to minimise
heat loss and gain.
BCA 1996
Fixed vents shall be provided to windows in toilets and bathrooms.
Note: Louvre windows shall not be used.
E

Window fittings that are easily gripped by the hand should be
AS4299 1995
located at an accessible height for ease of use by the resident. L
Whilst meeting the BCA requirements for the provision of light
and ventilation and allowing for a resident to clean windows
BCA 1996 from the inside, window openings in dwellings greater than
two storeys in height shall be permanently restricted to a
maximum of 125 mm.
Note: Security screens such as roller shutter screens or bars

shall not be fitted to windows.
AS1288 1994
All glazing shall be in accordance with AS1288, Australian
Standard, Glass in buildings - Selection and installation.
Rescode Solar Access and
Energy Efficiency Practice
Eaves and external shading to windows
Notes and Standards
All dwellings should be protected by means of effective eaves,
especially where windows and doors are located on western
walls.
Two-storey dwellings should have effective eaves to all second
storey windows with ground floor windows protected by the E
use of landscaping and building orientation where practicable.
Note: The OoH does not supply external awnings to family

dwellings (i.e. with two or more bedrooms).
Window furnishings
Internal Holland blinds shall be provided to the windows of all
habitable rooms and bathrooms that do not have obscure
glazing.
Window furnishings (i.e. Holland blinds) are to be flame

retardant or treated with flame retardants to minimise the risk
SI
FRMG
of ignition. The current supplied item complies with this
requirement.
E
Boxed pelmets extending beyond the window frame to allow
for curtains to be drawn completely away from the glazed area
together with curtain rod brackets shall be provided to the
window surrounds in all habitable rooms.
Note: Vertical blinds shall not be provided.
Flywire screens
Metal flywire screens are required to one openable window per
room and to all fixed vents.
Doors External doors
External (entry) doors shall be flush panel solid doors with

blockboard or particleboard core. All external doors shall have Ps
AS2688 1984 three hinges and paint grade veneer door facings and shall be
fitted with door stops.

Note: No sidelights or glazed panels shall be provided with
doors. If additional natural light is required, a fixed
glazed highlight located above the doorway shall be
provided.
All external doors shall be a minimum of 920 mm wide.
Note: A 920 mm wide door should give a clear door opening L
AS4299 1995 of 850 mm.
All doors of a dwelling on an exit or escape path shall be
readily openable without a key (at all times) from the side that
faces a person exiting the dwelling.
FRMG
Ensure that the entry door and the corresponding security or
flywire door are hinged on the same side.
Multi-storey dwellings
All doors (other than the doors of a dwelling) on an exit or
escape path shall be readily openable without a key (at all
times) by a single handed single action from the side that
FRMG
faces a person exiting the building.
Weather seals
All external entry doors shall be draught free and include
weather seal protection to the bottom of the door.
Note: Weather seal protection means a draught excluding
device fitted to the bottom of the door. E
Security and flywire doors
AS2804.1 1995 Security doors are provided to the main front entry only of all
dwellings. Ps
Note: A security door may be provided to the rear entry when
the rear yard is not fenced and enclosed from public SI
open space.
Security doors are not provided to sleepouts that are in an
enclosed yard. However, peepholes may be provided.
Half panel steel flywire doors
A steel half panel flywire door shall be provided to the rear
entry of all dwellings.
Ps
Note: The half panel steel flywire door is a derivative of the
security door. The lower half of the door is sheet metal and SI
the door has no locks but a snib on the inside.
Internal doors
Internal doors shall be flush panel doors with a honeycomb
Ps
AS2688 1984
core and hardboard facings. Hinged doors are preferred
except in potentially accessible dwellings where, to provide
adequate access or circulation space, a cavity or surface-
mounted sliding door is required. All doors shall be fitted with
door stops.
All internal doors shall be a minimum of 920 mm wide.
Note: An 920 mm wide door should give a clear door
opening of 820 mm. L
AS4299 1995

Door furniture
Fit door handles at a height of between 900 and 1100 mm
L
AS1428.1 1998 from finished floor level. Door handles shall be of a type that
may be, where required, readily replaced with lever type
handles operable with one hand that comply with the
requirements of AS1428.1, Australian Standard, Design for
access and mobility.
Provide D-pull handles a minimum size of 150 mm to drawers,
wardrobes and cupboards, located towards the top of below
bench cupboards and towards the bottom of overhead
L
cupboards.
Security door locks

Locks
Security doors are required to be fitted with good quality locks
RTA 1997, s.70 AS4145.2 1993

that are key operated externally and openable without a key
from the inside. Ps
Entry door locks
AS4145.2 1993
Entry doors (front and rear) are required to be fitted with good
quality dead locks that are key operated externally and Ps
openable without a key from the inside.
Master key systems

Master key systems are required only to older persons housing
developments.
Window latches
Windows are to be secured by appropriate catches. Whilst

meeting the BCA requirements for the provision of ventilation
RTA 1997, s.70
and allowing for a resident to clean windows from the inside,
BCA 1996 window openings in dwellings greater than two storeys in
height shall be permanently restricted to a maximum of 125
mm.
Note: The OoH does not provide keyed window locks as they
limit use of the windows as a secondary means of egress in
the case of fire or other emergency.
Sash-fastening devices such as pin catches may be provided to
openable windows that form part of a boundary directly
adjoining public open space. Such devices are to be capable
of securing the window in a closed position and shall be able
to restrict the opening of the window to 125 mm.
Carpets
Floor Finishes
Provide hard-wearing domestic polypropylene carpet and
underlay to the main living room, bedrooms and corridors of all Ps
dwellings.
High Rise buildings with:
FRMG Solution Dyed Nylon (SDN) carpet shall be provided with
either Bridgestone Airstep Black Comfort rubber
underlay.
SI

Single low-level dwellings with:
Polypropylene carpet shall be provided with either
Bridgestone rubber or Dunlop polyurethane underlay.
Note: The current supplied item carpet and underlay comply
with AS/NZS 2455 and AS 4288.
Vinyl
Sheet vinyl flooring with a 2 mm wear layer (not including

laminations, plastics and fibrous materials) shall be provided to
the kitchen and meals/ family area and the bathroom(s),
AS2055.1 1985
laundry and toilet(s).
Note: Vinyl floor tiles should not be used.

Ceramic tiles
In potentially accessible dwellings with a stepless shower
installed, provide slip-resistant ceramic tiles to the bathroom
floor, including the shower recess, extending to a height of 150
mm above finished floor level.
Paintwork The painting of dwellings plays an important role in both the
protection of the internal and external fabric and the
enhancement of the amenity provided to the tenant.
General
The main objective of painting is to provide a finished surface

that is free from any defects and has good paint coverage. This
means that all surfaces have been correctly prepared and that
the final paint finish is not transparent. The number of coats of
paint required to achieve non-transparency depends on the
surface being painted, consequently, the number of coats of
paint may vary. The minimum coats of paint required are:
primer to all bare timber, steel, etc;
sealer to all bare plaster or filling materials, masonry, etc;
undercoat and one finish coat for enamel systems; and
two finish coats for acrylic systems.
Latex (acrylic) systems

Latex (acrylic) systems as follows should be used in all new
dwellings:
Walls and ceilings to living areas - low sheen acrylic latex.
Living areas means meals area/family room, lounge,
bedrooms and corridors.
Walls and ceilings to wet areas - semi gloss acrylic latex.
Wet areas means kitchen, bathrooms, laundry and toilets.
Wood and metal work - full gloss acrylic latex. Wood and
metal work means cupboard doors, skirtings, architraves,
doors, window, reveals, handrails, weatherboards, trims,
spouting, gables, soffits and any wall claddings and where
provided, front fencing, outbuildings, sheds and carports.
All paints used for the painting of dwellings are required to be

Australian Paint Approval Scheme approved materials. Ps

Colour schemes
The choice of colours selected for painting has an affect on the

aesthetics of the dwelling, but also has an influence on the cost
of painting.
Strong and bold colours often require additional sealer coats

before repainting. For this reason pastel and mid tone colours
only should be specified.
The differing types of colours used in a scheme may affect the

cost of painting. The more colour changes specified increases
the labour required and, as a result, the cost. This should be
considered when specifying colour schemes.
Insulation Ceiling, wall and roof

Provide thermal insulation for ceiling and walls to the following
minimum standard:
R1.5 batts and reflective foil to all brick veneer walls and
E
R1.5 batts to all other external walls; and
R2.5 batts and reflective foil sarking under the roofing
material.
Note: Loose insulation material is not permitted.
Building Services Services separately metered

All services such as water, electricity and gas to all dwellings,
including multi-storey dwellings, and to communal facilities and
AG 601 1995 services, are to be separately metered.
Gas and water meters are to be located so as not to impede

pathways and shall be accessible to meter readers.
Water
All dwellings shall have hot and cold water to sinks, basins,
BCA 1996 baths, showers, troughs and washing machine taps.
A garden tap shall be provided to the rear and, where
appropriate, to the front of all dwellings with private open space
or as required by town planning requirements.
Where mains water is not available, water tanks are to be
provided.
Shared water outlets shall be avoided and installed only to
communal areas.
Communal areas
Water for communal areas shall be provided via a separate
meter.
A garden tap (located in a public area) is required to the front
and rear of multi-unit blocks in order to service communal
landscaped areas and to provide car washing facilities to
common car parking areas.
Water pipes
Copper or polymer water pipes specified in AS3500, Australian
Standard, National plumbing and drainage may be used for

AS3500 1998
water reticulation except in multi-storey or exposed locations
where all water pipes shall be of copper.
All externally exposed hot water pipes shall be insulated with, as
a minimum, 15 mm pipe insulation suitable for use in external
exposed applications. Dead legs on hot water pipes shall not
exceed 2000 mm.
Note: Insulated pipes shall also be used in reticulated heating
systems.
Gas
Natural gas shall be the prime source of energy for heating, hot
water and cooking for all dwellings where reticulated natural gas
is available.
E
AG 601 1995
In those areas where reticulated natural gas is not available, the
following sources of energy will be provided:
heating - off peak electricity;
domestic hot water - off peak electricity; and
cooking - day tariff electricity.
Telephone
All dwellings are required to have one telephone point located
either in the kitchen or living area, adjacent to a GPO.
AS4299 1995
Note: The OoH does not pay connection fees or provide
telephones.
Electrical Residual current devices (RCDs)
Services Switchboard type RCDs shall be provided to all general power

outlet and lighting circuits.
A RCDs are not required to circuits for fixed electric cooking
FRMG2000 S3000 appliances such as ranges, ovens or hotplates.
Power outlets
The following double general purpose outlets (GPOs) are
required:
Bedrooms 2
Living room 3
Dining room (meals area) 1
Corridor/passageway 1
Kitchen 3
GPO for refrigerator .1
Laundry 2
Bathroom 1
Combined bathroom/laundry/toilet 2
Note: The refrigerator GPO shall be easily reachable when the
refrigerator is in its operating position.
One GPO should be adjacent to the telephone outlet.
Each GPO shall be supplied with neon indicators and mounted
AS4299 1995
either 600 mm or, where appropriate, 900 to 1100 mm above
finished floor level (in line with the light switches) and not less
L
than 500 mm horizontally from internal corners.

Locate GPOs in the kitchen (for appliances) 300 mm above
AS4299 1995
bench tops with at least one GPO located within 300 mm of the
front of the bench.
L
In the bathroom the GPO shall be located adjacent to the
mirror.
As a minimum, all dwellings shall have the following electric
Lighting incandescent light outlets (light bulb type) and associated
switches mounted between 900 and 1100 mm above finished
floor level in line with and, where practical, adjacent to the door L
handles:
BCA 1996 AS4299 1995
Bedrooms 1
Living room 2
Dining room (meals area) 1
Corridor/passageway as required
Kitchen 2
Bathroom 1
Laundry 1
Toilet 1
Note: In two or more storey dwellings a two-way light switch
shall be fitted to stair lights.
All dwellings shall have the following electric incandescent light
outlets and fittings:
Front entrance, external 1
Rear entrance, external 1
AS4299 1995
Each dwelling shall have the potential to increase the
illumination level to a minimum of 300 lux if required at a later
L
date.
Multi unit dwellings
In multi-unit developments vandal proof security lighting shall
be provided to those communal areas that are used by different
households and the public such as car parks, pathways, foyers,
stairwells and communal facilities.
Where practicable, energy efficient light fittings, for example
compact fluorescent globes, shall be used.
E
Pathway lighting should be positioned at a low height to reduce
AS4299 1995 glare and provide a minimum illumination level of 50 lux at
ground level.
Appliances Controls on appliances should be easily gripped by the hand and
AS4299
located in a safe and accessible position for ease of use. L
1995
Stoves
Family dwellings (i.e. with two or more bedrooms) shall be
BCA 1996
provided with an upright 4-burner stove complete with a griller
and oven.
Ps
The stove shall be located at least 450 mm from any corner of a
room or doorway, with sufficient clearance provided to facilitate
cleaning and shall be securely attached to the floor at the rear to
SI

prevent tilting.
At a minimum, a work bench shall be provided to one side of the
stove.
The controls shall be located at the front of the stove and either
AS4299 1995
at the side or front of the cooktop and shall have raised cross
bars for ease of grip.
L
Where gas ovens are provided in buildings more than 3 storeys,
i.e. where sprinklers are to be installed, cook tops will be
provided with gas cut-off devices in case of fire.
Heating
Ps
All dwellings shall be provided with an efficient space heater of
sufficient size to heat the main living area. A rear register to an SI
adjacent living area may be installed where practicable.
FRMG A minimum standard of 4 stars for all gas space heaters is
required with preference being given to heaters with a higher
E
rating.
Note: Ducted central heating is not a preferred option due to
BCA 1996 fire spread and operating cost issues.
Individual heaters shall be fixed in position and constructed,

installed and guarded in accordance with appropriate Australian
Standards and the Building Code of Australia.
Note: Open fireplaces, slow combustion wood heaters or other
combustion heaters are not to be used.
Hot water units

Hot water units shall be provided to all dwellings with the
following capacity:
90 litre gas or 250 litre off-peak electric to properties with
Ps
one bedroom.
SI
two or three bedrooms.
four or more bedrooms.
Hot water units are to be located as close as practicable to the
hot water outlets.
Note: External, storage model hot water services are preferred
where practicable.
Note: Instantaneous day rate electric hot water systems shall
PSR 1998
not be used, however, continuous flow gas systems with
a minimum rating of 4 stars may be used where the
E
installation of storage units is not practical.
Hot water supply systems shall comply with the requirements of
the Plumbing Standards Regulations 1998, Part 4 - Hot water
PSR 1998 supply systems.
Performance Requirement
Hot water reticulation shall be capable of delivering hot water to
the bathroom(s) at less than 50oC and simultaneously to the
other wet areas at the temperature recommended by the

manufacturer of the hot water unit.
Ventilation Exhaust fans

An exhaust fan shall be provided to the bathroom and laundry.
BCA AS2681 The fans are required to be vented as follows:
1996 1984
In dwellings with tiled roofs, fans may be ventilated into the
ceiling space.
In dwellings with metal deck roofs, fans shall be ducted and
flued through the ceiling and discharged externally via a
BCA 1996 cowl.
Note: Exhaust fans are not generally provided in separate
WCs.
Fixed ventilation
Fixed ventilation in walls is not required.
Rangehoods
A rangehood, ducted and vented externally wherever
AS2682 1984
practicable, shall be provided to the kitchen over the cooktop. Ps
Note: Recirculating rangehoods should not be used, except
where the installation of a flued rangehood is
impractical.
Plumbing Sanitary plumbing shall be concealed where practicable.
In all potentially accessible dwellings ensure that the sanitary

plumbing is positioned so that it is suitably placed for the
AS4299 1995
subsequent adaptation of the area to a combined accessible
bathroom and toilet.
Consideration should be given to the direction of water flow in
guttering and the positioning of downpipes to allow for the
possible future collection of rainwater in water tanks, which E
would generally be located, adjacent to the utility areas of the
dwelling.
Taps
AS4299 1995
Kitchen, laundry and bathroom taps shall have lever type or
capstan style handles with a single outlet for ease of use.
L
Singles and family dwellings
Television
One TV aerial point complete with a cable to the roof shall be
provided in the living area of each dwelling.
Note: A TV aerial is not provided.
Multi-unit dwellings and older persons units
A TV aerial point with cable to a Master Antenna Television

(MATV) system shall be provided in the living area of each unit.
An antenna, suitable for the number of outlets, is provided to

MATV systems.

Fire Risk Fire risk management compliance shall be in accordance with the
requirements of the current edition of the Department of Human
Management Services Capital Development Guidelines - Fire Risk Management
Policy and Procedures, Fire Risk Management Engineering Guidelines
and the guidelines for specific occupancy types, plus any additional
FRMG
provisions required by regulation, code, statute and these Standards.
Smoke alarms
Smoke alarms are required to each storey of all dwellings including

BCA 1996
BCC, Practice Note 27, 1996 sleepouts and movable units.
All smoke alarms shall be connected to a mains powered lighting

circuit and shall be inter-connected where more than one smoke
alarm is provided in a dwelling.
AS3786 1993
Smoke alarms shall be of the sealed type, mains powered with a
rechargeable battery, test button and with a minimum five-year
guarantee.
Ionisation type
Ionisation type smoke alarms (with hush control) shall be provided

Ps
in areas where a corridor separates bedrooms from living rooms.
Photo-electric type
Photoelectric type smoke alarms shall be installed only in units

characterised by confined spaces, eg. bedsitters, movable units and
some singles and older persons units where the cooking area is
close to the bedroom(s).
Visual warning devices
Dwellings that are to be occupied by tenants with a serious hearing

impairment shall be provided with a visual alarm system to augment
AS4607 1999
the smoke alarm(s), fitted to comply with AS4607, Australian
AS1428.2 1992 Standard, Personal alarm systems.
A minimum of one smoke alarm is to be provided to each storey of

dwellings with two or more storeys.
BCA 1996
The occupant warning system for multi-storey dwellings shall be

tailored specifically to each building and its emergency evacuation
FRMG
strategy.
Manual call points
Consideration should be given to providing manual call points for

residents to raise a building-wide alarm, unless there is a likelihood
FRMG of vandalism and/or deliberate false alarms.

Wall and ceiling linings
FRMG
Wall and ceiling linings shall be non-combustible in all new dwellings.
Fencing The OoH contributes to the erection and repair of dividing fences in
accordance with the Fences Act 1968.
FA 1968
Note: Owners of adjoining land are required to contribute 50% of
the cost of standard fencing where fencing work is carried
out in accordance with the Fences Act 1968.
Front fencing
Where provided, front fencing shall harmonise with the

Rescode Front Fence Standards neighbourhood character. Preference should be given for the use of
durable, non-maintenance intensive products.
Boundary fencing
Family dwellings
Private enclosed space, with boundary fencing to the rear and sides
of the property, shall be provided in accordance with municipal
BR 1994
planning requirements and the Building Regulations 1994.
Where practicable, the private enclosed space (rear yard) shall be

accessible to the front of the property by means of side gates.
Matching wing fencing (where practicable) shall be provided to
ensure the rear yard is enclosed with double gates installed on the
drive side of the property.
The type and style of fencing shall be appropriate to the fencing
styles of the neighbourhood. The preference for boundary fencing is
timber paling, 1650 mm nominal height from the ground, continuing
to the front of the property and raked to a height common to the
local streetscape or, in the case of corner properties, as legally
required.
Note: Fencing in nominated termite prone areas shall be termite
resistant.
General
Landscaping
Low maintenance landscape works shall be provided to protect any
existing plants and incorporate appropriate tree planting.
Consideration shall be given to:

planting semi-mature trees in open space along boundaries
adjacent to neighbouring open space;
MDH Guide
planting in areas allowing sufficient open space for spreading tree
canopies; and
landscape designs to ensure structural protection of existing and
proposed buildings from root damage.
Existing trees should be retained wherever practicable.

As a guide, plants that are known to be reliable and hardy shall be
used.
Communal open spaces
All communal areas and common use facilities shall be accessible to

a person in a wheelchair.
Private open spaces

Private open spaces are for the use of individual tenants and are to
be maintained by the tenants. The following shall be provided:
Single dwellings - family housing

Lawn sown over the whole allotment.
For properties of less than 500m2, three trees (one or two in front
garden, balance in rear yard).
For properties over 500m2, five trees (two or three trees in front
garden, balance in rear yard).
Dual occupancy - family housing

Lawn sown over the whole allotment.
5-10m2 of mulched garden bed with shrubs adjacent to each front
entry area.
For units with the entry area abutting the street, two trees in
front to enhance the streetscape.
Where appropriate, three trees on the site.
Multi-unit dwellings - family housing

5 -10m2 of mulched garden bed with shrubs adjacent to each
front entry area.
The remaining areas to be lawn, with an appropriate tree-planting
scheme for the whole development.

2.7 Additional Standards for Singles and Older Persons
Dwellings
The following additional standards shall apply to the construction of dwellings for singles and
older persons.
Accommodation Type
General
One bedroom units are preferred by the OoH for the
accommodation of singles and older persons; the construction of
bedsitters is not a preferred option.
Car parking
External Areas
Off-street car parking for older persons units shall be provided as
follows:
Country regions - one car space per 2.5 dwellings.
Metropolitan regions - one car space per 3 dwellings.
Note: The number of car parks may be varied only if a planning

permit cannot be otherwise negotiated with the responsible
authority.
For singles units, off-street car parking for one car per dwelling
shall be provided.
Car park layout and design should comply with applicable Rescode
Practice Notes for Car Parking.
Rescode
Sufficient space shall be allowed to provide, if required, hard-
surfaced, level (i.e. a maximum gradient of 1:40) car parking
spaces to cater for residents with a wheelchair in accordance with
AS2890.1 1993 AS2890.1, Australian Standard, Parking facilities.
Car parking shall be designed to ensure a continuous path of travel

from the vehicle parking area to the front entry of each unit in L
accordance with AS1428.1, Australian Standard, Design for access
and mobility.
Where practicable, a clear line of sight from a well-lit vehicle drop-

off point to a safe pedestrian entry point should be provided.
Car washing facilities
Provide either a suitably located and drained car washing area with
AS1428.1 1998 water tap or, where appropriate, water taps located adjacent to the
common car parking areas.
Wheelchair access
All singles and older persons dwellings shall be accessible by

persons who use wheelchairs.

Paving and driveways
Provide continuous, slip-resistant, hard-surfaced pathways with an

unobstructed width of 1000 mm from: L
the front boundary/gate to the front door;
the off-street car park to the front door of the unit (where
practicable, this should be incorporated in the above); and
the rear/laundry door to the clothesline.
Ensure that there is a continuous accessible path of travel from the

AS4299 1995 street frontage to the front entry.
Within a housing development, provide continuous, slip-resistant,
hard-surfaced pedestrian pathways with an unobstructed width of
1000 mm. Pedestrian pathways should be separate from any internal
roadways.
All paving and finishes on ramps, pathways and landings shall have
a slip-resistant surface with a texture easily traversable by a
AS1428.1 1998 wheelchair and gradients in accordance with AS1428.1, Australian
Standard, Design for access and mobility.
Main entries
A roofed sheltered area immediately outside the front entrance is

required to all dwellings.
The main front entrance and rear entrances shall be ramped where
required with a level, slip-resistant, hard-surfaced landing area, a
L
minimum of 1550 x 1550 mm, at both entrances. Ramps shall
AS1428.1 1998 have an unobstructed minimum width of 1000 mm, a maximum
gradient of 1:14 and a handrail(s) in accordance with AS1428.1,
Where an entry requires steps, the entry shall be designed to have
the capability to incorporate a ramp, as detailed above, if required
in the future.
External landings shall be level (maximum gradient of 1:40) with a
low threshold to exclude water and allow for the smooth transition
AS4299 1995 of a wheelchair in compliance with AS4299, Australian Standard,
Adaptable housing.

Garden cupboards
Rear Yard
Amenities Where practicable, singles and older persons dwellings shall be
provided with an external garden cupboard, approximately 1200 mm
wide x 1500 mm high x 400 mm deep. Garden cupboards should be
fixed to a fence or the dwelling, whichever is the more practical.
Note: The OoH does not provide padlocks or other locks for garden
lockers of cupboards.
Clotheslines
One external clothesline, either rotary clothes hoist or paraline type,

with a minimum effective clothesline length of 15 metres or, where
space constraints exist, a paraline with a minimum effective clothesline Ps
length of 8 metres, shall be provided for each dwelling with private
open space.
Wherever practicable, the clothesline should be able to be accessed

from the laundry facilities without the need to pass over carpeted
areas.
Living areas
Internal Areas
The living room of singles and older persons dwellings shall
approximate, but be no less than, 13m2.
AS4299 1995
Corridors shall be a minimum of 1000 mm wide. Door approaches
AS1428.1 1998 shall comply with AS1428.1, Australian Standard, Design for access
and mobility.
To facilitate access and to provide sufficient circulation space to
manoeuvre a wheelchair, an open plan design and minimum use of
corridors may be adopted without substantially increasing the overall
size of the dwelling.
Meals area
The meals area in singles and older persons dwellings shall
approximate, but be no less than, 7m2.
Bedrooms
Bedrooms shall not be accessed directly from another bedroom,
kitchen or utility area.
A full height built-in wardrobe (minimum 1800 mm wide x 600 mm
deep) with hanging rod, shelves and four-drawer insert shall be
provided in each bedroom.
Note: Built-in wardrobes are to be included in the calculation of the
minimum bedroom sizes.
Bi-fold or sliding doors may be fitted to the built-in wardrobe where
circulation space is limited.

1st Bedroom
The first bedroom shall approximate, but be no less than, 13m 2
with a minimum width of 3200 mm in order to provide sufficient
circulation space for a resident in a wheelchair. The bedroom may
not comply with AS4299 or AS1428.1 but, within the limits of an
area of 13m2 to 14m2, be designed to optimise wheelchair access
and provide space for either two single beds or one standard
double bed.
2nd bedroom
The second bedroom, where provided, shall approximate, but be
no less than, 9m2 with a minimum width of 2700 mm.
Storage
Shelving in storage units such as wardrobes, cupboards and open
shelving throughout the dwelling shall be at an accessible height
and depth in accordance with AS1428.2, Australian Standard,
L
AS1428.2 1992
AS1428.2 1992
Rods and hooks in wardrobes shall be a maximum of 1350 mm
from finished floor level in accordance with AS1428.2, Australian L
Standard, Design for access and mobility.
Ensure the floors of wardrobes and other cupboards are continuous
with the adjoining floor and have a clear accessible width of 760
mm to provide ease of use by a resident in a wheelchair.
Sliding cupboard doors are preferred where practicable.
Kitchen
Utility Areas
The kitchen area shall have a minimum width of 2700 mm to allow
sufficient circulation space for a client in a wheelchair to approach
AS4299 1995 all appliances and cupboards in accordance with AS4299, Australian
Standard, Adaptable housing.
Note: A 2700 mm width will provide 1550 mm clearance between
cupboards to both walls.
Kitchen cupboards shall provide a minimum storage space of 2m 3.
Note: Overhead cupboard space shall be minimised in singles

and older persons dwellings.
Sufficient work bench areas (appropriate for the size of the
AS4299 1995
household) shall be provided, the surface of which shall be suitable
for the preparation of food. A work bench a minimum of 800 mm
L
in length, where space permits, shall be located adjacent to the
refrigerator space and the cooktop.
Work benches in singles and older persons dwellings shall be post-
formed to minimise accidents.
Refrigerator space
A minimum 1800 mm high x 900 mm wide x 650 mm deep space is
required for a refrigerator.
Sinks
A single bowl stainless steel sink with single drainer or, where space
permits, a 1 centre bowl stainless steel sink with single drainer, shall
be provided to all singles and older persons dwellings. The depth of
AS4299 1995 the single or main sink bowl shall be a maximum of 150 mm.
Bathroom
Singles and older persons dwellings shall be provided with a combined
bathroom, laundry and toilet. In addition to the common
requirements for bathrooms outlined in section 2.6, each combined
L
bathroom, laundry and toilet shall contain a stepless shower.
The combined bathroom, laundry and toilet shall be a minimum of
7.4m2 in size with a configuration to allow sufficient circulation space
for a resident in a wheelchair.
AS4299 1995
Wherever practicable, sanitary plumbing shall be concealed.
Stepless shower
AS4299 1995
Provide a shower area of 1100 mm x 1160 mm without steps or kerbs,
its base graded into a waste with a slope of not less than 1:60 and not
greater than 1:40. The remainder of the bathroom area shall be
SAA MP64 1995 graded with a fall to the shower waste (or an alternate floor waste) at
AS1428.1 1998 a minimum gradient of 1:100.
Provide, as a minimum, an A rated water saving shower handset for all
mains pressure hot water systems, with a AAA to be preferred should E
water pressure allow, with flexible heavy duty hose and bracket
AS3740 1994 together with a shower seat and grabrail located within the shower
area, installed in accordance with AS1428.1, Australian Standard,
L
The shower taps and controls shall be accessible from outside the
shower area with the water stream directed away from the shower
entrance.
The shower area (and surrounding area where required) shall be
waterproofed in accordance with AS3740 , Australian Standard,
Waterproofing of wet areas within residential buildings . Where
provided, ceramic tiling shall extend to a height of 1800 mm above
Provide an aluminium shower rail to enable a curtain to fully enclose
the shower compartment.
Note: The OoH does not provide shower curtains.
The soap holder for the shower shall be fully recessed and located
between 900 and 1100 mm above finished floor level.
Toilet facilities
Toilet facilities located within the combined bathroom, laundry and

toilet shall include the following:
WC pan and hand operated dual flush cistern fitted with a lever
BCA 1996
action or enlarged push button flushing control located between 800
and 1100 mm above finished floor level. The WC pan shall be
E
connected to a public sewerage system or a septic tank system
approved by the relevant authority.
SAA MP64 1995
A grabrail fixed to the building structure and located adjacent to the
WC pan.
A toilet paper dispenser located adjacent to the WC pan.
Note: All toilet doors are to open outwards to facilitate access.
Laundry facilities
Laundry facilities located within the combined bathroom, laundry and
toilet shall include the following:
a stainless steel laundry trough with a 200 mm high impervious
splash back (preferably ceramic tiling), hot and cold water taps, an
overflow suds bypass and washing machine waste outlet;
space for a washing machine (900 wide mm x 600 mm deep)
adjacent to the trough with hot and cold washing machine taps
located so that either a front or top loading washing machine may
be installed;
a visible horizontal timber batten mounted 1800 mm above finished
floor level and located above the washing machine to provide a
secure support for a clothes dryer; and
a cupboard with minimum dimensions of 450 mm wide x 450 mm
deep x 2000 mm high.
Note: The OoH does not provide washing machines or clothes dryers
to individual dwellings.
Safety and
Support Features
Grabrails L
Stainless steel grabrails fixed to the building structure (reinforced
areas as outlined below) shall be provided in the combined bathroom,
laundry and toilet adjacent to the WC pan and in the shower recess in
AS1428.1 1998
accordance with AS1428.1, Australian Standard, Design for access and
mobility.
Note: A grabrail is a rail used to provide a steadying or stabilising
assistance to a person engaged in a particular function.
Towel rails shall be of a similar strength to grabrails unless their
appearance is quite distinct to that of the grabrail(s).
In dwellings with framed walls reinforced areas for the subsequent
installation of additional grabrails shall be provided in the bathroom
AS4299 1995
in accordance with AS4299, Australian Standard, Adaptable Housing.
Fittings and operating controls

Windows
Window fittings that are easily gripped by the hand should be located
at an accessible height for ease of use by the resident.
L
AS4299 1995 Note: The OoH does not provide keyed window locks as they limit
use of the windows as a secondary means of egress in the
case of fire or other emergency.
External awnings
Singles and older persons units shall be provided with external

awnings of durable nylon construction, easily operable from external
areas, and fixed to all habitable rooms facing west and north. E
External and internal doors
Doors
All external and internal doors shall be a minimum of 920 mm wide.
Note: A 920 mm wide door should give a clear door opening of 850
AS4299 1995 mm.
Door furniture
Fit lever type door handles operable with one hand that comply with
AS1428.1 1998 the requirements of AS1428.1, Australian Standard, Design for
access and mobility at a height of between 900 and 1100 mm from L
wardrobes and cupboards, located towards the top of below bench L
cupboards and towards the bottom of overhead cupboards.
Locks
All entry doors are required to be keyed alike.
Master key systems

Master key systems are required to older persons housing
developments.
Floor Finishes Provide a continuous floor level throughout the dwelling with
special attention to areas where there is a change in floor finish. L
Vinyl
Provide slip-resistant sheet vinyl flooring with a 2 mm wear layer
(not including laminations, plastics and fibrous materials) to the
kitchen and meals area.
Ceramic tiles
Provide slip-resistant ceramic tiles to the combined bathroom,
AS2055.1 1985 laundry and toilet floor, including the shower recess, extending to
a height of 150 mm above finished floor level.
Building Services Telephone
An additional telephone outlet adjacent to a GPO may be provided

in the bedroom.
AS4299 1995

telephones.
Power outlets
Electrical
Services
AS4299
1995
Each GPO shall be supplied with neon indicators and mounted
either 600 mm or, where appropriate, 900 to 1100 mm above
L
finished floor level (in line with the light switches) and not less
than 500 mm horizontally from internal corners.
Appliances
General
Controls on appliances should be easily gripped by the hand and L
located in a safe and accessible position for ease of use.
Stoves
Provide an elevated stove, preferably gas where reticulated
natural gas is available, located at least 450 mm from any corner SI
AS4299 1995 of a room, cupboard, or doorway with sufficient clearance
provided to facilitate cleaning and securely attached at the rear to
prevent tilting. A work bench shall be adjacent to the cooktop
Ps
side of the stove.
BCA 1996 AG 601 1995

The controls shall be located at the front of the stove and either
at the side or front of the cooktop and shall have raised cross L
bars for ease of grip.
Elevated stoves are required to have an impervious splash back
(preferably ceramic tiling) to 600 mm above bench level. Where
AS4299 1995
a rangehood is placed over the cooktop, ceramic tiling is to be
provided above the cooktop to the underside of the rangehood.
Where gas ovens are provided in buildings more than 3 storeys,
AG 601 1995 i.e. where sprinklers are to be installed, cook tops will be
provided with gas cut-off devices in case of fire.
Sanitary plumbing shall be concealed where practicable and hot
Plumbing water pipes under basins, sinks and troughs insulated to prevent
burns to a resident in a wheelchair.
Where practicable, tap sets should be located within 300 mm
from the front of the kitchen sink for ease of operation by a
resident in a wheelchair.
Fire risk management compliance shall be in accordance with the
Fire Risk requirements of the current edition of the Department of Human
Management Services Capital Development Guidelines - Fire Risk Management
Policy and Procedures, Fire Risk Management Engineering
Guidelines and the guidelines for specific occupancy types, plus
FRMG any additional provisions required by regulation, code, statute
and these Standards.
Smoke alarms
Smoke alarms may be installed in the bedroom, hallway and

BCA 1996
BCC, Practice Note 27, 1996
living area as required. All smoke alarms shall be connected to a
mains powered lighting circuit and shall be interconnected where
more than one smoke alarm is provided in a dwelling.
Dwellings that are to be occupied by tenants with a serious

hearing impairment shall be provided with a visual alarm system
to augment the smoke alarm(s), fitted to comply with AS4607,
AS4607 1999
Australian Standard, Personal alarm systems.
Fencing Private enclosed space to single storey singles and older persons
dwellings is required to the rear area only and shall be provided
in accordance with municipal planning requirements and the
Building Regulations 1994 . The preference for rear area fencing
BR 1994 is timber paling, 1650 mm nominal height from the ground.
Fenced areas or internal dividing fences to the front of individual

dwellings is not preferred due to ongoing maintenance
considerations.
Perimeter fencing to the front of blocks is permitted in order to
provide a measure of security and defensible space, whilst
enclosing the communal open space.
Where provided, front fencing shall harmonise with the

neighbourhood.
Note: Fencing in nominated termite prone areas shall be termite
resistant.
Landscaping Communal open spaces
Low maintenance landscape works shall be provided to protect
any existing plants and incorporate appropriate tree planting
to create an integrated scheme with, as appropriate, trees,
shrubs, lawn and paved surfaces. Consideration shall be given
to:
planting semi-mature trees in open space along boundaries
adjacent to neighbouring open space;
planting in areas allowing sufficient open space for
spreading tree canopies; and
landscape designs to ensure structural protection of existing
and proposed buildings from root damage.
Existing trees should be retained wherever practicable.
As a guide, plants that are known to be reliable and hardy

shall be used.
Note: All communal areas and common use facilities shall be

accessible to a person in a wheelchair.
Private open spaces
Private open spaces are for the use of individual tenants and
are to be maintained by the tenants.
Multi-unit dwellings - singles housing

Individual entry and service areas should be paved with the
remainder of the area to be provided with mulched garden
beds and shrubs.
An appropriate tree-planting scheme for the whole
development shall be provided.
Multi-unit dwellings - older persons housing

3 - 8m2 of mulched garden bed with shrubs to be provided
adjacent to each front entry area with the remainder as
lawn as part of the communal gardens.
3 - 8m2 of prepared garden beds in the private open space
(rear yard) are to be provided for the tenants use with the
remaining area to be paved.
Note: No maintenance intensive finishes such as un-mulched

garden beds or lawn areas are to be provided in the
private open space in singles and older persons
dwellings.
2.8 Movable Unit Standards

The following standards shall apply to the construction of all new and, where practicable,
relocated movable units.
General Movable units are provided to those people who are eligible
and who require accommodation adjacent to, but independent
from, an existing, generally private, household.
Note: A movable unit is deemed not to be a separate
HA 1983
property for taxation or rating purposes.
Movable units are intended to be removed and either
dismantled and relocated to another site, or stored, until
required once the original need no longer exists.
Construction
Movable units are self-contained, approximately 40m 2 in size
and comprise a bedroom, living area, kitchenette and an
ensuite bathroom. Movable units are temporary buildings, of
demountable construction and externally clad with fibre
cement sheeting. The roofing is metal sheeting and the
internal walls are lined with plasterboard, cement sheeting or
plywood panelling.
Disability modifications
Access and minor modifications, such as ramps, handrails and
additional grabrails may be readily made to movable units for
clients who have a disability. However, due to the nature of
construction of the movable units, only non-structural
modifications can be made.
Other modifications of a minor nature which may be made to
movable units include those for clients with a hearing
impairment and any other modifications outlined in Chapter 10
HSPM Ch. 10
of this manual which do not necessitate structural work to the
unit.
Note: Timber ramps are preferred due to the temporary nature
of moveable units.
External Areas Moveable units shall be located as close as practicable to the
main dwelling and existing services.
Paving
Where the main dwelling is privately owned, provide a
600x600mm concrete paver pathway from the rear door of the
main dwelling to the moveable unit.
Where the main dwelling is an OoH property, provide a
continuous, accessible, hard-surfaced pathway with an
AS4299 1995 unobstructed width of 1000 mm and a maximum gradient of
1:14 from the main dwelling to the movable unit.
All paving and finishes on ramps, pathways and landings
shall have a slip-resistant surface with a texture easily
AS1428.1 1998 traversable by a wheelchair and gradients in accordance
with AS1428.1, Australian Standard, Design for access and
mobility.
Steps and stairs
The configuration of steps to movable units shall comply
with AS1428.2, Australian Standard, Design for access and
L
AS1428.2 1992 mobility .
Note: Steps and stairs may be preferred to ramps by
some clients with a mobility disability such as
some who use a walking frame.
All paving and finishes on steps and stairs shall have a slip-
resistant surface.
Balustrades
A balustrade shall be provided to any stairway, ramp,
balcony, verandah or similar situation which is more than
600 mm above the adjacent floor or ground level in
BCA 1996 accordance with the requirements of the Building Code of
Australia.
Note: Any horizontal elements of the balustrade between
150 and 760 mm above the floor must not facilitate
climbing.
Entry
A roofed sheltered area immediately outside the front
entrance is required to all movable units.
The front entrance may be ramped where required with a
level, slip-resistant, hard-surfaced landing area with a
L
minimum area of 1550 x 1550 mm. Ramps shall have an
AS1428.1 1998 unobstructed minimum width of 1000 mm, a maximum
gradient of 1:14 and a handrail(s) in accordance with
AS1428.1, Australian Standard, Design for access and
mobility .
As movable units are temporary dwellings designed to be
demounted and relocated, consideration should be given
when constructing a ramp to its eventual removal. It is
preferred therefore that substantial concrete ramps are not
constructed.
External landings shall be level (maximum gradient of 1:40)
with a low threshold to exclude water and allow for the
AS4299 1995 smooth transition of a wheelchair in compliance with
AS4299, Australian Standard, Adaptable housing.
Internal Areas Bedroom
A full height built-in wardrobe (minimum 600 mm wide x
570 mm deep) with a hanging rod and shelves shall be
provided in each bedroom.
Bi-fold or sliding doors may be fitted to the built-in
wardrobe where circulation space is limited.
Storage
A cupboard for the storage of linen and cleaning utensils
(linen and broom cupboard) shall be provided to all units.
The minimum dimensions for each cupboard shall be 450
mm wide x 450 mm deep x 2000 mm high.
AS1428.2 1992
Shelving in storage units such as wardrobes, cupboards
and open shelving throughout the unit shall be at an L
accessible height and depth in accordance with AS1428.2,
Rods and hooks in the wardrobe shall be a maximum of
1350 mm from finished floor level in accordance with
AS1428.2, Australian Standard, Design for access and
L
AS1428.2 1992 mobility.
Sliding cupboard doors may be provided where practicable.
Utility Areas Kitchenette
Movable units shall have a minimum storage space 2m 3 in

the kitchenette. It is preferred that overhead cupboards are
kept to a minimum.
Work benches in movable units shall be post-formed with a

surface suitable for the preparation of food.
AS4299 1995
The cooktop and, where practicable, the refrigerator shall
be located adjacent to a work bench which, where space
L
permits, shall be a minimum of 800 mm in length.
Refrigerator space
A minimum 1800 mm high x 900 mm wide x 650 mm deep

space is required for a refrigerator.
Splash backs
All sinks, cooktops and work benches shall have a 300 mm

high impervious splash back (preferably ceramic tiling).
AG 601 1995
Sinks
A single bowl stainless steel sink with single drainer or,
AS4299 1995
where space permits, a 1 centre bowl stainless steel sink
with single drainer, shall be provided. The depth of the
L
single or main sink bowl shall be a maximum of 150 mm.
Ensuite bathroom
Provide a walk-in shower recess (i.e. with shower base with

lip installed at floor level) with an aluminium shower rail to
enable a curtain to fully enclose the shower compartment.
Note: The OoH does not provide shower curtains.
SAA MP64 1995

AS1428.1 1998
Provide, as a minimum, an A rated water saving shower
handset for all mains pressure hot water systems, with a E
AAA to be preferred should water pressure allow, with
flexible heavy duty hose and bracket together with a
shower seat and grabrail located within the shower area,
L
installed in accordance with AS1428.1, Australian Standard,
The shower taps and controls shall be accessible from
outside the shower area with the water stream directed
AS4299 1995 away from the shower entrance.
The shower area shall be waterproofed in accordance with

AS3740, Australian Standard, Waterproofing of wet areas
within residential buildings. Where provided, ceramic tiling
shall extend to a height of 1800 mm above finished floor
AS3740 1994 level.
Provide a vanity unit a minimum of 600 wide mm x 400

mm deep with a mirror fronted cabinet mounted above the
vanity unit.
Provide one towel rail, a minimum of 300 mm long.
Note: Towel rails shall be of a similar strength to

grabrails unless their appearance is quite distinct to that of
the grabrail(s).
Toilet facilities
Toilet facilities located within the ensuite bathroom shall

include the following:
WC pan and hand operated dual flush cistern fitted with
a lever action or enlarged push button flushing control
BCA 1996 located between 800 and 1100 mm above finished floor
level. The WC pan shall be connected to a public
SAA MP64 1995

sewerage system or a septic tank system approved by
the relevant authority.
E
A grabrail fixed to the building structure and located
adjacent to the WC pan.
A toilet paper dispenser located adjacent to the WC pan.
Note: Toilet doors shall be open outwards to facilitate
access.
Laundry facilities
Laundry facilities located within the ensuite bathroom shall

include the following:
a stainless steel laundry trough with a 200 mm high
impervious splash back (preferably ceramic tiling), hot
and cold water taps, an overflow suds bypass and
washing machine waste outlet;
space for a washing machine (900 mm wide x 600 mm
deep) adjacent to the trough with hot and cold washing
machine taps located so that either a front or top
loading washing machine may be installed; and
a visible horizontal timber batten mounted 1800 mm
above finished floor level and located above the
washing machine to provide a secure support for a
clothes dryer
Note: The OoH does not provide washing machines or

clothes dryers to individual dwellings.
Safety and Support Grabrails
Features Provide reinforced areas for the subsequent installation of

grabrails in the ensuite bathroom within the shower recess
and adjacent to the WC pan in accordance with AS4299,
Australian Standard, Adaptable housing.
Fit stainless steel grabrails to the building structure
(reinforced areas as outlined above) within the shower
AS4299 1995 recess and adjacent to the WC pan or according to the
tenants requirements in accordance with AS1428.1, L
Australian Standard, Design for access and mobility .
AS1428.1 1998 Note: A grabrail is a rail used to provide a steadying or
stabilising assistance to a person engaged in a
particular function.
Windows Aluminium windows are required to be used wherever

practicable. Consideration shall be given to window frame
design to minimise heat loss and gain.
A fixed vent shall be provided to the window in the ensuite
E
bathroom.
AS4299 1995
Window fittings that are easily gripped by the hand should
be located at an accessible height for ease of use by the
L
resident.
Note: Security screens such as roller shutter screens or

bars shall not be fitted to windows.
AS1288 1994
Standard, Glass in buildings - Selection and installation.
External shading to windows
Where practicable, movable units should be protected by

the use of building orientation and landscaping, especially
where windows and doors are located on western walls. E
External awnings
Movable units shall be provided with external awnings of

E
durable nylon construction, easily operable from external
areas, and fixed to all habitable rooms facing west and
north.
Window furnishings
Boxed pelmets extending beyond the window frame to
allow for curtains to be drawn completely away from the
glazed area together with curtain rod brackets shall be
provided to the window surrounds in all habitable rooms.
Internal Holland blinds shall be provided to the windows of

all habitable rooms and rooms that do not have obscured E
glazing.
Flywire screens
Metal flywire screens are required to one openable window

per room and to all fixed vents.
Doors All external and internal doors shall be a minimum of 920

mm wide.
Note: A920 mm wide door should give a clear door opening of

AS4299 1995 850 mm.
External door
The external (entry) door shall be a flush panel solid door
AS2688 1984
with blockboard or particleboard core preferably without
glazed panels or sidelights. All external doors shall have Ps
three hinges and paint grade veneer door facings and shall
be fitted with door stops.
All doors of a unit on an exit or escape path shall be readily

openable without a key (at all times) from the side that
FRMG faces a person exiting the unit.
Weather seals
The external entry door shall be draught free and include
Note: Weather seal protection means a draught

excluding device fitted to the bottom of the door.
E
A security door shall be provided to the entry of movable Ps

units.
AS2804.1 1995
SI
Ensure that the entry door and the corresponding security
door are hinged on the same side.
Internal doors
Internal doors shall be flush panel doors with a honeycomb
core and hardboard facings. Hinged doors are preferred
except where, to provide adequate access or circulation Ps
AS2688 1984 space, a cavity or surface-mounted sliding door is required.
All doors shall be fitted with door stops.
Door furniture
Fit lever type door handles operable with one hand that
L
AS1428.1 1998
comply with the requirements of AS1428.1, Australian
Standard, Design for access and mobility at a height of
between 900 and 1100 mm from finished floor level.
Provide D-pull handles a minimum size of 150 mm to

drawers, wardrobes and cupboards, located towards the
L
top of below bench cupboards and towards the bottom of
overhead cupboards.
Entry door lock

Locks
The entry door is required to be fitted with a good quality
dead lock that is key operated externally and openable Ps
AS4145.2 1993 without a key from the inside.
Window latches
Windows are to be secured by appropriate catches.
Note: The OoH does not provide keyed window locks as

RTA 1997, s.70 they limit use of the windows as a secondary
means of egress in the case of fire or other
emergency.
Floor Finishings Provide a continuous floor level throughout the unit with
special attention to areas where there is a change in floor
L
finish.
FRMG Carpets
Ps
Single, low level dwellings with polypropylene carpet shall
be provided with either Bridgestone rubber or Dunlop
SI
polyurethane underlay.
Note: The current supplied item carpet and underlay
comply with AS/NZS 2455 and AS 4288.
Vinyl
Slip-resistant sheet vinyl flooring with a 2 mm wear layer
AS2055.1 1985 (not including laminations, plastics and fibrous materials)
shall be provided to the kitchenette and the ensuite
bathroom.
Paintwork All paints used for the painting of movable units are
required to be Australian Paint Approval Scheme approved
materials.
For details of the latex (acrylic) systems and preparation
work required for internal and external paintwork, refer to
the relevant paragraphs in section 2.6 of this chapter.
Insulation Ceiling, wall and roof insulation

Provide thermal insulation for ceiling and walls to the
following minimum standard:
R1.5 batts and reflective foil to all brick veneer walls
E
and R1.5 batts to all other external walls.
R2.5 batts and reflective foil sarking under the roofing
material.
Note: Loose insulation material is not permitted.
Service connections are paid by the OoH up to an amount
Building Services set from time to time by the Director, Property Services &
Asset Management. The applicant is responsible for those R
service connection costs that exceed the limit.
Services separately metered
Where the main dwelling is an OoH property, electricity and
gas services to the movable unit shall be metered
AG 601 1995 separately to the main dwelling. A check meter shall be
installed for the water supply to the unit.
All meters are to be located so as not to impede pathways
and shall be accessible to meter readers.
Where the main dwelling is privately owned, the electricity
and gas services to the movable unit may be metered
separately or connected to the main dwelling supply, as
negotiated with the dwelling owner.
Water
All units shall have hot and cold water to sinks, basins,
showers, troughs and washing machine taps.
BCA 1996 Where the main dwelling is an OoH property and mains
water is not available, a water tank may be provided to the
movable unit.
Water pipes
Copper or polymer water pipes specified in AS3500,

Australian Standard, National plumbing and drainage may
be used for water reticulation except in multi-storey or
exposed locations where all water pipes shall be of copper.
All externally exposed hot water pipes shall be insulated
with, as a minimum, 15 mm pipe insulation suitable for use
AS3500 1998
in external exposed applications. Dead legs on hot water
pipes shall not exceed 2000 mm.
E
Gas
AG 601 1995
Unless the tenant requests otherwise, natural gas shall be
the prime source of energy for heating, hot water and E
cooking for all units where reticulated natural gas is
available.
In those areas where reticulated natural gas is not
available, either LPG gas shall be used for heating, hot
water and cooking or off peak electricity for domestic hot
water and day tariff electricity for heating and cooking.
Telephone
The tenant is responsible for the connection a telephone
service if required. However, conduit to facilitate its
connection is laid by the OoH.
AS4299 1995
telephones.
Electrical Services Residual current devices
Switchboard type RCDs shall be provided to all general
power outlet and lighting circuits.
RCDs are not required to circuits for fixed electric cooking
appliances such as ranges, ovens or hotplates.
FRMG AS3000 2000
Power outlets
The following double general purpose outlets (GPOs) are
required:
Bedroom 2
Living area 3
Kitchenette 2
GPO for refrigerator 1
Ensuite bathroom 2
Note: The refrigerator GPO is to be easily reachable when
AS4299 1995 the refrigerator is in its operating position.
Each GPO shall be supplied with neon indicators and
mounted either 600 mm or, where appropriate, 900 to
1100 mm above finished floor level (in line with the light
AS4299 1995 switches) and not less than 500 mm horizontally from
internal corners.
Locate GPOs in the kitchen (for appliances) 300 mm above
bench tops with a least one GPO located within 300 mm of L
the front of the work bench.
AS4299 1995
One GPO in the bathroom shall be located adjacent to the L
mirror.
As a minimum, movable units are required to have the
Lighting following electric incandescent light outlets (light bulb type)
and associated switches mounted between 900 and 1100 mm
above finished floor level in line with and, where practical,
BCA 1996
adjacent to the door handles:
L
Bedroom 1
Living room 2
AS4299 1995
Kitchenette 1
Ensuite Bathroom 1
AS4299 1995
Front entrance, external 1
Each dwelling shall have the potential to increase the L
illumination level to a minimum of 300 lux if required at a
later date.
Appliances Controls on appliances should be easily gripped by the
hand and located in a safe and accessible position for ease L
of use.
AS4299 1995 Stoves
Provide an elevated stove, preferably gas where reticulated
natural gas is available, located at least 450 mm from any
corner of a room, cupboard or doorway with sufficient
SI
BCA 1996
clearance provided to facilitate cleaning and securely
attached at the rear to prevent tilting. A work bench shall
be adjacent to the cooktop and refrigerator.
The controls shall be located at the front of the stove and
either at the side or front of the cooktop and shall have
AS4299 1995 raised cross bars for ease of grip. Ps
Where gas ovens are provided in buildings more than 3
L
storeys, i.e. where sprinklers are to be installed, cook tops
will be provided with gas cut-off devices in case of fire.
Heating
All units shall be provided with an efficient space heater of
sufficient size to heat the living area. A minimum standard
of 4 stars for all gas space heaters is required with
SI
preference being given to heaters with a higher rating.
Individual heaters shall be fixed in position and be
Ps
BCA 1996
constructed, installed and guarded in accordance with
appropriate Australian Standards and the Building Code of
Australia.
E
Note: Due to relocation difficulties, electric night storage
heaters (heat banks) shall not be provided to
movable units.
Hot water units
Movable units shall have, as a minimum, a 90 litre gas or
160 litre off-peak electric hot water service. Ps
Hot water units shall be located as close as practicable to
the hot water outlets.
SI
Note: Instantaneous day rate electric hot water systems
shall not be used, however, continuous flow gas
systems with a minimum rating of 4 stars may be
used where the installation of storage units is not
practical.
Hot water supply systems shall comply with the
PSR 1998
requirements of the Plumbing Standards Regulations
1998, Part 4 - Hot Water Supply systems.
E
Performance Requirement
In constructing new movable units, or where major
PSR 1998
alterations are to be made to the bathroom, the hot water
reticulation shall deliver hot water to the bathroom and
kitchenette at less than 50o
Exhaust fans
Ventilation An exhaust fan shall be provided to the ensuite bathroom
BCA 1996 and in the kitchenette above the cooktop.
The fans shall be ducted, flued and discharged externally.
AS2681 1984 Fixed ventilation
Fixed ventilation in walls is not required.
Plumbing Taps
The kitchenette and ensuite bathroom taps shall have
AS4299 1995
lever type or capstan style handles with a single outlet for
ease of use.
L
Wherever practicable, sanitary plumbing shall be
concealed.
Fire Risk Management Fire risk management compliance shall be in accordance
with the requirements of the current edition of the
Department of Human Services Capital Development
FRMG Guidelines - Fire Risk Management Policy and Procedures,
Fire Risk Management Engineering Guidelines and the
guidelines for specific occupancy types, plus any
additional provisions required by regulation, code, statute
Smoke alarms
Photoelectric type smoke alarms are required to all
movable units. All smoke alarms shall be connected to a
BCA 1996 mains powered lighting circuit and, where more than one
BCC, Practice Note 27, 1996
smoke alarm is provided, the smoke alarms shall be inter-
connected including, if required, to the main dwelling
Ps
AS3786 1993Smoke alarms shall be of
the sealed type, mains powered with a
rechargeable battery, test button and
with a minimum 5-year guarantee.
Wall and ceiling linings shall be non-combustible in all

FRMG new units.
Movable units that are to be occupied by a tenant with a

serious hearing impairment may be provided with a visual
AS4607 1999 alarm system to augment the smoke alarm(s), fitted to
comply with AS4607, Australian Standard, Personal alarm
systems.
2.9 Sleepouts
The following standards shall apply to the construction of all new and, where practicable,
relocated sleepouts.
Sleepouts are provided to those public housing households
General who are eligible and who require additional, generally short
term, accommodation. Sleepouts are provided in lieu of
extending the existing house or relocating the household to
larger premises.
Sleepouts are intended to be removed and either dismantled

and stored, or relocated to another household, once the
original need no longer exists.
Construction
Sleepouts are one bedroom accommodation of approximately

10m2. They are temporary buildings, usually of demountable
construction, with a pre-fabricated frame and floor and
externally clad with fibre cement sheeting. The roofing is
metal sheeting and the internal walls are lined with
compressed cement sheet. Insulation materials are
incorporated in the pre-fabricated panels of the sleepout,
including the roof panels.
Disability modifications
Limited modifications, such as ramps and handrails may be

made to sleepouts for occupants who have a disability.
However, due to the pre-fabricated nature of construction of
sleepouts, only non-structural modifications can be made.
Other modifications of a minor nature which may be made to
HSPM Ch. 10
sleepouts include those for clients with a hearing impairment
and other modifications outlined in Chapter 10 of this manual
which do not necessitate structural work.
Location
Sleepouts are required to be located as close as practicable to
the main dwelling and existing electrical services.
Consideration should be given to the orientation of a sleepout
in order to gain maximum protection of the entry from
prevailing weather.
E
Paving
External Areas
Where a pathway is required between the main dwelling and
the sleepout, provide pre-cast concrete paving blocks 600 mm
x 600 mm.
Windows Aluminium windows are required to be used wherever

practicable. Consideration shall be given to window frame
design to minimise heat loss and gain.
AS4299 1995
Window fittings that are easily gripped by the hand should be
located at an accessible height for ease of use by the resident. L
Note: Security screens such as roller shutter screens or bars
shall not be fitted to windows.
AS1288 1994 Standard, Glass in buildings - Selection and installation.
Eaves and external shading to windows

All sleepouts should be protected by means of effective eaves,
especially where windows and doors are located on western
walls.
E
Note: The OoH does not supply external awnings to
sleepouts.
Window furnishings
Boxed pelmets extending beyond the window frame to allow
for curtains to be drawn completely away from the glazed area
together with curtain rod brackets shall be provided to the
window surrounds in all habitable rooms.
E
Internal Holland blinds shall be provided to all windows of
sleepouts.
Flywire screens
Metal flywire screens are required to all fixed vents and to two
openable windows per sleepout for the purposes of cross-
ventilation.
External door
Doors
The external (entry) door shall be a flush panel solid door with
blockboard or particleboard core preferably without glazed
AS2688 1984 panels or sidelights. All external doors shall have three hinges Ps
and paint grade veneer door facings and shall be fitted with
door stops.
All doors on an exit or escape path shall be readily openable

FRMG
without a key (at all times) from the side that faces a person
exiting the dwelling.
Weather seals
The external entry door shall be draught free and include
Note: Weather seal protection means a draught
excluding device fitted to the bottom of the door. E
Security and flywire doors are not provided to sleepouts that
are in an enclosed yard. However, a peephole may be
provided.
Door furniture
Fit door handles at a height of between 900 and 1100 mm

from finished floor level.
L
AS1428.1 1998
wardrobes and cupboards, located towards the top of below
bench cupboards and towards the bottom of overhead
L
cupboards.
Entry door lock

Locks
The entry door is required to be fitted with a good quality
dead lock which is key operated externally and openable Ps
AS4145.2 1993 without a key from the inside.
Window latches
Windows are to be secured by appropriate catches.
Note: The OoH does not provide keyed window locks as they
RTA 1997, s.70
limit use of the windows as a secondary means of
egress in the case of fire or other emergency.
Carpet
Floor Finishings
Single, low level dwellings with polypropylene carpet shall be Ps
provided with either Bridgestone rubber or Dunlop
FRMG
polyurethane underlay. SI
Note: The current supplied item carpet and underlay comply
with AS/NZS 2455 and AS 4288.
All paints used for the painting of sleepouts are required to be
Paintwork Australian Paint Approval Scheme approved materials.
Ps
For details of the latex (acrylic) systems and preparation work
HPSM Ch. 2 required for internal and external paintwork, refer to the
relevant paragraphs in section 2.6 of this chapter.
Insulation Ceiling, wall and roof insulation
Thermal insulation for ceiling and walls must comply with

the Building Code of Australia.
BCA 1996, v.2 Vic.1
Reflective sarking is required to be provided under the roof
lining to all metal-sheet roofing.
Building Services Sleepouts are connected to the electricity service of the

main residence, but not connected to water and gas
services.
Residual current devices
Electrical Switchboard type RCDs shall be provided to all general
AS3000
Services FRMG 2000 power outlet and lighting circuits.
Power outlets
Sleepouts shall have two double general purpose outlets
AS4299 1995
(GPOs) supplied with neon indicators and mounted either
600 mm or, where appropriate, 900 to 1100 mm above
L
finished floor level (in line with the light switches) and not
less than 500 mm horizontally from internal corners.
Lighting Sleepouts shall have one electric incandescent light outlet

(light bulb type) and associated switch located between 900
mm and 1100 mm above finished floor level in line with and,
L
AS4299 1995 where practical, adjacent to the door handle.
Appliances Sleepouts are not provided with cooking, heating or washing

facilities.
Ventilation Fixed ventilation in walls is not required.
Fire Risk Management Fire risk management compliance shall be in accordance

with the requirements of the current edition of the
Department of Human Services Capital Development
FRMG Guideline - Fire Risk Management Guidelines, Policy and
Procedures, Engineering Guidelines, and guidelines for
specific occupancy types - single dwellings, and any
additional provisions required by Regulation, Code, Statute
Smoke alarms
BCA An ionisation type smoke alarm is required to all sleepouts.

BCC, Practice Note 27, 1996 The smoke alarm shall be connected to the mains powered
lighting circuit and shall be inter-connected to the main
residence.
The smoke alarm shall be of the sealed type, mains powered Ps
AS3786 1993 with a rechargeable battery, test button and with a minimum
5-year guarantee.
Sleepouts that are to be occupied by a tenant with a
serious hearing impairment shall be provided with a visual
alarm system to augment the smoke alarm, fitted to
comply with AS4607, Australian Standard, Personal alarm
AS4607 1999 systems.
FRMG Wall and ceiling linings to new and relocated sleepouts shall
be non- combustible.
TO: DIRECTOR, POLICY, STRATEGY & COMMUNICATIONS, OFFICE OF HOUSING
RE: EXEMPTIONS TO STANDARDS POLICY REQUEST
DATE:
PROJECT: PROJECT NO:
CHAPTER TITLE: SECTION NO:
SUBJECT:
Details of Standards Exemption requested:
Reasons for Request (mandatory):
Cost implications (mandatory):
Signed:
Requesting Officer
/ /
Name (Block Letters): Title: Date:

Endorsed:
Project Manager/Program Manager
/ /
Name (Block Letters): Title: Date:

APPROVED/ NOT APPROVED:
/ /
Name (Block Letters): Director, Policy, Strategy & Communications Date:

Index
A Ceramic tiles, 25
Singles and OP dwellings, 43
Accessible Clothes dryers, 21
Definition, 2 Clotheslines, 15
Accessible dwellings Singles and OP dwellings, 37
Bathroom, 20 Communal open spaces, 33, 34
Bedroom, 17 Policy, 10
Car parking, 12 Community Housing
External doors, 22 Definition, 2
Internal doors, 24 Community residential unit
Kitchen, 18 Definition, 2
Laundry, 21 Construction
Living areas, 17 Definition, 2
Paving and pathways, 13 Corridors, 17
Policy, 6 Multi unit dwellings, 16
Stepless shower, 20 Singles and OP dwellings, 37
Visitable toilet, 19 Cupboards, 18
Amenity and Accessibility Movable units, 48
Policy, 6 Singles and OP dwellings, 39
Appliances
Heating, 29
Hot water units, 30
D
Movable units, 55 Definitions, 2
Singles and OP dwellings, 43 Design and construction
Sleepouts, 60 Policy, 7
Stoves, 29 Disability modifications
Awnings Movable units, 46
Movable units, 51 Sleepouts, 57
Singles and OP dwellings, 42 Dividing fence
Definition, 2
B Door furniture, 24
Movable units, 52
Balustrades, 14 Singles and OP dwellings, 42
Movable units, 47 Sleepouts, 59
Bathroom, 19 Door locks, 24
Fittings, 20 Movable units, 52
Movable units, 48 Singles and OP dwellings, 42
Singles and OP dwellings, 40 Sleepouts, 59
Bedrooms, 17 Doors, 22
Movable units, 47 Entry, 22
Singles and OP dwellings, 37 Entry, Movable units, 51
Bedsitters, 35 Entry, Singles and OP dwellings, 42
Building services, 26 Entry, Sleepouts, 58
Movable units, 53 Flywire, 23
Policy, 9 Flywire, Movable units, 51
Sleepouts, 60 Flywire, Sleepouts, 59
Internal, 23
C Internal, Movable units, 52
Internal, Singles and OP dwellings,
Car parking, 12 42
Singles and OP dwellings, 35 Locks, 24
Car washing facilities, 12 Movable units, 51
Singles and OP dwellings, 35 Security, 23
Carpets, 25 Security, Movable units, 51
Movable units, 52 Security, Sleepouts, 59
Sleepouts, 59 Singles and OP dwellings, 42
Carports and garages, 12 Sleepouts, 58

Index
Weather seals, 23, 51, 59 Sleepouts, 59

Driveways, 13 Vinyl, 25
Singles and OP dwellings, 36 Flywire doors, 23
Dwelling Movable units, 51
Definition, 2 Sleepouts, 59
Flywire screens, 22
E Movable units, 51
Sleepouts, 58
Eaves, 22
Sleepouts, 58
G
Electrical services, 27
Meters, 26 Garages, 13
Movable units, 54 Garden cupboards
Singles and OP dwellings, 43 Singles and OP dwellings, 37
Sleepouts, 60 Garden lockers, 14
Electricity supply Garden taps, 16
Policy, 9 Gas services, 27
Elevated stoves Meters, 26
Movable units, 55 Movable units, 54
Singles and OP dwellings, 43 Non-reticulated areas, 27
Energy efficiency Gas supply
Policy, 7 Policy, 9
Entry foyers Grabrails, 20
Multi unit dwellings, 16 Movable units, 50
Exemptions to Standards Policy, x Singles and OP dwellings, 41
Exhaust fans, 30 Ground works
Movable units, 56 Termite protection, 11
External areas Group housing
Car parking, 12 Definition, 2
Carports and garages, 12
Mail boxes, 11 H
Movable units, 46
Pathways, 13 Habitable room
Paving and driveways, 13 Definition, 2
Property numbering, 11 Heating, 29
Singles and OP dwellings, 35 Movable units, 55
Hot water units, 30
Movable units, 55
F
House and land package
Fences Definition, 2
Front, 9
Policy, 9 I
Fencing, 33
Boundary, 33 Insulation, 26
Singles and OP dwellings, 44 Ceiling, wall and roof, 26
Wing, 33 Movable units, 53
Fire risk management, 32 Sleepouts, 60
Manual call points, 32 Internal areas
Movable units, 56 Bedrooms, 17
Policy, 9 Living areas, 16
Singles and OP dwellings, 44 Meals area, 17
Sleepouts, 60 Movable units, 47
Smoke alarms, 32 Singles and OP dwellings, 37
Wall and ceiling linings, 33 Storage, 18
Floor finishings
Carpets, 25 K
Ceramic tiles, 25
Movable units, 52 Kitchen, 18
Singles and OP dwellings, 43 Cupboards, 18

Index
Movable units, 48 Modified housing

Refrigerator space, 18 Definition, 2
Sinks, 19 Construction, 46
Splash backs, 19 Disability modifications, 46
Work benches, 18 Multi-storey housing
Definition, 2
L
O
Landings, 14
Movable units, 47 Objectives
Singles and OP dwellings, 36 of Construction Standards, 1
Landscaping, 33 Office of Housing requirements
Communal open spaces, 33, 34 Definition, 3
Policy, 9 Older persons dwellings, 35
Private open spaces, 34 Outbuildings. See Rear yard amenities
Laundry, 21
Clothes dryer, 21 P
Cupboard, 21
Movable units, 49 Paintwork, 25
Singles and OP dwellings, 41 Colour schemes, 26
Taps, 21, 41, 49 Latex (acrylic) systems, 25
Trough, 21, 41, 49 Movable units, 53
Washing machines, 21 Preparation, 25
Legal requirements Sleepouts, 59
Definition, 2 Pathways, 13
Lifts Movable units, 46
Multi unit dwellings, 16 Singles and OP dwellings, 36
Lighting, 28 Sleepouts, 57
Movable units, 54 Paving, 13
Security, Multi unit dwellings, 29 Movable units, 46
Security, policy, 8 Singles and OP dwellings, 36
Sleepouts, 60 Sleepouts, 57
Living areas, 16 Plumbing, 31
Location Singles and OP dwellings, 44
Movable units, 46 Poisons cupboard, 21
Policy, 6 Policy
Sleepouts, 57 Amenity and accessibility, 6
Locks, 24 Building services, 9
Childproof, 18 Design and construction, 7
Entry doors, 24, 52, 59 Energy efficiency, 7
Master key systems, 24, 42 Fences, 9
Movable units, 52 Fire risk management, 9
Policy, 8 General, 6
Singles and OP dwellings, 42 Landscaping, 9
Sleepouts, 59 Location, 6
Window locks, latches, 24, 52, 59 Locks, 8
Property titles, 8
Security, 8
M
Termite protection, 8
Mail boxes, 11 Power outlets, 28
Main entries, 14 Movable units, 54
Main Entries Private open spaces, 34
Weather protection, 14 Policy, 10
Meals area, 17 Singles and OP dwellings, 45
Singles and OP dwellings, 37 Property

Index
Definition, 3 Stepless, Singles and OP dwellings, 40

Property numbering, 11 Walk-in, Movable units, 48
Property titles Single dwelling
Policy, 8 Definition, 3
Public open space Singles and older persons dwellings, 35
Definition, 3 Sinks, 19
Purpose Movable units, 48
of Construction Standards, 1 Singles and OP dwellings, 40
Site selection, 11
R Skylights, 18
Sleepouts, 57
Ramps, 14 Construction, 57
Movable units, 47 Smoke alarms, 32
Singles and OP dwellings, 36 Ionisation type, 32
Rangehoods, 31 Movable units, 56
Rear yard amenities Photo-electric type, 32
Clotheslines, 15 Singles and OP dwellings, 44
Garden lockers, 14 Sleepouts, 60
Garden taps, 16 Visual warning devices, 32, 44, 56, 61
Rubbish disposal, 15 Special needs
Singles and OP dwellings, 37 Definition, 3
References, 5 Splash backs, 19
Refrigerator space, 18 Movable units, 48
Movable units, 48 Spot purchase
Reputable manufacture Definition, 3
Definition, 3 Stairwell entrances, 16
Residential zone Stepless shower
Definition, 3 Singles and OP dwellings, 40
Residual current devices (RCDs Steps and stairs, 13
Sleepouts), 60 Movable units, 47
Residual current devices (RCDs), 27 Storage
Movable units, 54 Kitchen cupboards, 18
Responsibilities, 4 Laundry cupboard, 21
Responsible officer Linen and broom cupboards, 18
Definition, 3 Movable units, 47
Rooming house Poisons cupboard, 21
Definition, 3 Singles and OP dwellings, 39
Rubbish disposal, 15 Storage heaters
Movable units, 55
S Stoves, 29
Elevated, 19
Safety and support features Movable units, 55
Grabrails, 20 Singles and OP dwellings, 43
Movable units, 50 Symbols
Security doors, 23 Amenity, xi
Singles and OP dwellings, 41 Australian Standards, xi
Visual warning devices, 32, 44 Community service obligation, xi
Window openings, 22, 24 Cost savings, xi
Scope Disabled access, xi
of Construction Standards, 1 Energy efficiency , xi
Security Health and Safety, xii
Doors, 23 Independent living, xii
Doors, locks, 24 Industry standard, xii
Doors, Movable units, 51 Information, xi
Doors,Sleepouts, 59 Legal, xi
Lighting, Multi unit dwellings, 29 Liveable, xii
Policy, 8 OOH, xi
Showers, 19 Product standard, xii
Accessible dwellings, 19 Responsible business unit, xii

Index
Security, xii Sleepouts, 61

Supplied item, xii
Technical standards, xii W
Wardrobes, 17
T
Movable units, 47
Taps, 31 Singles and OP dwellings, 37, 39
Laundry, 21, 41, 49 Washing machines, 21
Telephone service, 27 Water efficiency rating
Movable units, 54 Policy, 9
Singles and OP dwellings, 43 Water efficient appliances
Television, 31 Definition, 3
Termite protection, 11 Water services, 26
Policy, 8 Communal areas, 27
Toilets, 20 Meters, 26
Singles and OP dwellings, 41 Pipe materials, 27
Visitable, 19 Water supply
Troughs, 21, 41, 49 Policy, 9
Singles and OP dwellings, 41 Weather seals, 23
Movable units, 51
U Sleepouts, 59
Wet areas
Utility areas Definition, 3
Bathroom, 19 Wheelchair access, 6
Kitchen, 18 Singles and OP dwellings, 36
Laundry, 21 Window fittings, 22
Toilet, 20 Sleepouts, 58
Windows, 21, 22
V External awnings, 22, 51, 58
External shading, 22
Ventilation Flywire screens, 22, 51, 58
Exhaust fans, 30 Furnishings, 22, 51, 58
Fixed, 31 Internal blinds, 22
Movable units, 56 Locks, latches, 24, 52, 59
Rangehoods, 31 Louvre, 21, 50, 58
Sleepouts, 60 Movable units, 50
Vinyl flooring, 25 Openings, 22, 24
Visual warning devices, 32 Work benches, 18

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Construction Standards May 2011 V 1.4

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HOUSING STANDARDS POLICY

Version 1.4 : August 2011

Copyright 1997 Department of Human Services Office of Housing.

Copyright State of Victoria, Department of Human Services, 2006.

Authorised by the State Government of Victoria, 50 Lonsdale Street, Melbourne.

Amendment Record Sheet..................................................................................................vi

List of Effective Pages.......................................................................................................vii

About this Manual...............................................................................................................x

Exemptions to Standards Policy..............................................................................xi

Symbols and Legend.............................................................................................xii

2.1 Purpose and Scope......................................................................................................1

2.3 Key Responsibilities.....................................................................................................4

Design and Town Planning......................................................................................6

Amenity and Accessibility........................................................................................6

Design and Construction.........................................................................................7

Housing Standards Policy Manual: Version 1.44 Chapter 2 Page i

Fire Risk Management.............................................................................................9

Rear Yard Amenities.............................................................................................14

Fire Risk Management...........................................................................................32

Housing Standards Policy Manual:Version 1.44 Page ii

2.7 Additional Standards for Singles and Older Persons Dwellings......................................35

Rear Yard Amenities.............................................................................................37

Safety and Support Features.................................................................................40

BCA 1996 AG 601 1995................................................................................................42

Fire Risk Management...........................................................................................43

2.8 Movable Unit Standards.............................................................................................45

Housing Standards Policy Manual:Version 1.44 Page iii

HSPM Ch. 10............................................................................................................45

Fire Risk Management...........................................................................................54

Housing Standards Policy Manual:Version 1.44 Page iv

Fire Risk Management...........................................................................................59

Housing Standards Policy Manual:Version 1.44 Page v

Amendment Record Sheet

Amendments are by page replacement or addition, or by re-issue of the complete manual.

Amendment Amendment Date Amendment Inserted by Date of

V1.0 January 2001 Director, Policy Strategy & January 2001

V1.4 May 2011 Director Policy, Strategy & May 20116

V1.2 June 2007 Director, Policy, Strategy & June 2007

V1.3 August 2010 Director Policy & Strategy August 2010

V1.4 May 2011 Director Property Portfolio May 2011

Housing Standards Policy Manual: Version 1.44 Chapter 2 Page vi

List of Effective Pages

Pages Version & Date

Cover page V1.4: August 2010

Legal page (verso cover page) V1.4: August 2010

Table of Contents: i-iv V1.4: August 2010

Amendment Record Sheet: v V1.4: August 2010

List of Effective Pages: vi V1.4: August 2010

Revision History: vii V1.4: August 2010

Foreword: viii V1.4: August 2010

About this Manual: ix-xii V1.4: August 2010

Construction Standards: V1.4: August 2010

Index: I-1 to I-5 V1.4: August 2010

Forms V1.4: August 2010

Housing Standards Policy Manual: Version 1.44 Chapter 2 Page vii

Housing Standards Policy Manual

The following table shows the development of this manual.

Version Date Details

Update of Office of Housing responsibilities and key

V1.4 May 2011 Chapter 2: Approved by Director Policy, Strategy &

Housing Standards Policy Manual: Version 1.44 Chapter 2 Page viii

Housing Standards Policy Manual: Version 1.44 Chapter 2 Page ix

About this Manual