A real point of difference option if you are keen for a long term tenant

Discussion in 'Property Management' started by 733, 6th Mar, 2016.

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  1. 733

    733 Well-Known Member

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    What universal design is not about

    It is not about group home living or enclave style living.

    It is not about design features that only benefit people with disability – it is so much broader than this

    What universal design IS about – the benefits of universal design to the investor

    It is about offering universal inclusive housing for all people in Australia which translates to your asset having an appeal to a wide population group.

    It makes good business sense – imagine if every applicant walking through your rental home can comfortably live in the property… this immediately offers a striking point of difference in comparison to homes that are not inclusive

    The government is presently getting very serious about ensuring homes are inclusive for all people – it is forecasted that by 2020 all homes will need to meet accessible housing requirements

    What will it take to make my property more inclusive?

    For existing homes on flat blocks of land it means a minor renovation to as a minimum widen the doorways (850mms); ensure sufficient circulation space in the bathroom with a basin height of 700-720mm and widening the bedroom doorways.

    Ensuring accessible pathways into the home

    For new builds it simply means ensuring basic specifications are met when you talk to the builder/architect.

    Organisations such as Spinal Life Australia have an ancillary company called ‘Access Solutions” that will undertake an audit assessment of a property and clearly articulate what you need to modify to meet (1) basic minimum accessibility standards and (2) fully inclusive. Most spec style homes on flat land can achieve basic accessibility standards for under $5000

    Likewise, there are architectural companies that specialise in creating access for people with diminished functionality through incorporating inclusive design features into spec homes or architecturally designed homes

    Who is the broader target group of potential tenants that I am missing out on now?

    A snapshot of statistics:
    1. People with a disability = 18% of the Australian population

    2. Older adults = 17% of the population and by 2031 it will be 26% of the total population

    3. Young families (children aged 4 and under) = 6% of the population (getting prams in and out of the home; sufficient space for children to play)

    4. People with medical conditions = 20% of the Australian population e.g. asthma/respiratory illnesses requiring homes without stairs; arthritis/osteoporosis; cognitive (poor gait and balance)

    All the above cohorts are impacted by homes that are not inclusive – it is not just about people with disability. Likewise, as we grow older our functional capabilities decline.

    This translates to 70% of the population by 2013 and 61% of the population NOW
     
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  2. Azazel

    Azazel Well-Known Member

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    Is the percentage going down or was this from an old document?
     
  3. 733

    733 Well-Known Member

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    Good pick up ...meant to read 70% of population by 2031...numbers are increasing
     
  4. Chris Au

    Chris Au Well-Known Member

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    This is a great thread, thanks @DiligentPM .

    If investors had an accessible IP, would PMs (across Aust) know how to market it so this sector was aware of the property? Is it a case of advertising it through re.com.au with statements about accessibility or are there other avenues the PM/investor could use to make the IP known to this sector of the popn?
     
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  5. S1mon

    S1mon Well-Known Member

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    Mr Diligent your original link doesnt work

    Anyhow, Im in the process of trying to build a granny flat in canberra. The rules here say it has to fit the adaptable housing (for people with disabilities) guidelines. It only has to have the 'essential' requirements ('class C'). it has made it a bit more tricky and costly. eg. the block is on a bit of a slope so have to have a boardwalk with the gradual slope which will cost me a bit, large car parking area, hard surface from carport to door, letterbox, turning circles etc etc. but some aspects only have to be adaptable, provision for bathroom rails, low kitchen bench space etc.

    never really thought of making it suitable, was more just do whatever is cheapest/minimal to get it approved. interesting idea though. who would i contact to find out if there is tenant demand etc? Which i guess is inline with the question from Mac above.
     
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  6. 733

    733 Well-Known Member

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    I have not mentioned any business names in this amended post - simply information to support lateral thinking

    What universal design is not about



    It is not about group home living or enclave style living.

    It is not about design features that only benefit people with disability – it is so much broader than this


    What universal design IS about – the benefits of universal design to the investor


    It is about offering universal inclusive housing for all people in Australia which translates to your asset having an appeal to a wide population group.

    It makes good business sense – imagine if every applicant walking through your rental home can comfortably live in the property… this immediately offers a striking point of difference in comparison to homes that are not inclusive


    The government is presently getting very serious about ensuring homes are inclusive for all people – it is forecasted that by 2020 all homes will need to meet accessible housing requirements


    What will it take to make my property more inclusive?


    For existing homes on flat blocks of land it means a minor renovation to as a minimum widen the doorways (850mms); ensure sufficient circulation space in the bathroom with a basin height of 700-720mm and widening the bedroom doorways.


    For new builds it simply means ensuring basic specifications are met when you talk to the builder/architect.


    Check out some businesses that offer advice to meet (1) basic minimum accessibility standards and (2) fully inclusive. Most spec style homes on flat land can achieve basic accessibility standards for under $5000


    Likewise, there are architectural companies that specialise in creating access for people with diminished functionality through incorporating inclusive design features into spec homes or architecturally designed homes


    Who is the broader target group of potential tenants that I am missing out on now?


    A snapshot of statistics:

    People with a disability = 18% of the Australian population

    2. Older adults = 17% of the population and by 2031 it will be 26% of the total population

    3. Young families (children aged 4 and under) = 6% of the population (getting prams in and out of the home; sufficient space for children to play)

    4. People with medical conditions = 20% of the Australian population e.g. asthma/respiratory illnesses requiring homes without stairs; arthritis/osteoporosis; cognitive (poor gait and balance)


    All the above cohorts are impacted by homes that are not inclusive – it is not just about people with disability. Likewise, as we grow older our functional capabilities decline.


    This translates to 70% of the population by 2013 and 61% of the population NOW
     
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  7. 733

    733 Well-Known Member

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    I would definitely market the property as being an 'inclusively designed property' to promote accessibility for all people. I would also market the property to NGOs who offer housing advice/referrals and housing for people as the waiting lists are far longer than available housing - PM me where the IP is - I can recommend agencies to connect with
     
  8. ellejay

    ellejay Well-Known Member

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    This is standard with new builds in UK, or it was several years ago. Shame if Aus is so behind as it's not exactly brain surgery.
     
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  9. 733

    733 Well-Known Member

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    I would promote the property as a property with inclusive housing design features to attract a broader tenant profile
     
  10. 733

    733 Well-Known Member

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    Please send me a PM if anyone has a property vacant or a property that will be vacant within the next month that is a two bedroom lowset villa/apartment/townhouse/house with a lock up garage for storage space and a pleasant outlook in the $350-$400/week price range. The property needs to be close to a bus stop OR train line for a gentleman in a wheelchair (the wheelchair is narrow and can fit through a normal doorway) - a pathway or flat ground to front door and garage is required; larger bathroom to enable a shower chair to fit into the shower. Any suburb on a bus and train line to Bowen Hills near a good state high school for his 13 year old son. The gentleman is presently inappropriately housed in a retirement village with his lease ending in a fortnight. Pls PM me if you have a property that will suit this criteria - he is looking for a long term housing solution ...
     
  11. proper_noobie

    proper_noobie Well-Known Member

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    How do two storey houses fit in the accessible category? Ensure all ground level amenities are suitable or should both levels be outfitted to suit?
     
  12. jippa3000

    jippa3000 Member

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    If a wheelchair can fit through an 820 door then these are standard.

    A developer will point out the wheel chair accessible homes in the development as this is what some councils are asking for them do. Of course the developer will sell them off to who ever purchased them as it's the responsibility of the council to put measures in place to control this, no developer is going to do it of their own accord if they don't have to...
     
  13. 733

    733 Well-Known Member

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    Accessible and inclusive means access to the whole home...this translates to a requirement to have access to upstairs
     
  14. 733

    733 Well-Known Member

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    It makes good business sense to acknowledge the increasing numbers of aging Australians who are also living longer, together with the high percentages of people with diminished functionality who are seeking accessible housing and accommodation. At this stage in Australia’s history, the accessible property immediately offers a striking point of difference in comparison to conventional real estate.


    Recent history

    Given Local government projections in the mid-2000s that the Over 60s statistic would become 26% of the population by 2031, and the majority would want to age in place, advocacy ramped up thinking to start building accessible housing (both houses and units).


    A National Dialogue on the topic was created by Federal government and led to what is known as the 2010 Kirribilli Agreement to build a progressively increasing percentage of new dwellings to accessible requirements with a target by 2020. The agreement was supported by the Property Council of Australia, Local Government Association of Australia, the building industry and Federal government.


    Arising from the 2010 Agreement, Federal government established ‘Livable Housing Australia’ which in turn created 3 levels of accessible housing design guidelines: Silver, Gold and Platinum, to guide developers, architects, investors and builders. Investors should go to the Livable Housing Australia website to be informed.


    The Queensland government is presently reviewing what it can do to support an increase in accessible new housing – timely given Queensland’s high aged and disability population statistics. Some advocates are forecasting that by 2020, new homes on appropriate blocks (based on size and level) will need to meet basic accessible housing requirements.



    What will it take to make my property more accessible?

    Go to the Livable Housing Australia website. The Silver level is a level that many existing properties could be refurbished to for a moderate cost. It is essentially about no steps, wider hallways and doorways and greater circulation space in the bathroom and hobbless shower.


    For new builds, it simply means ensuring specifications are met when you talk to the architect/builder - and you can use the Silver, Gold and Platinum designs for guidance.


    Who is the target group of potential tenants that I am missing out on now?

    A snapshot of national population statistics:


    1. People with a disability = 18.5%

    2. Over 60s = 17% and by 2031, forecast to be 26%

    3. Young families (children aged 4 and under) = 6% (manoeuvring prams,

      wheeled equipment around the home; larger, user friendly bathroom)

    4. People with a medical condition
    Comprising four sub sets: illness, muscular, respiratory, cognitive

    Examples:

    Diabetes 4.8%

    Arthritis 14.8%

    Asthma 10.2%

    Osteoporosis 3.3%

    Source: ABS 2012

    England took accessible housing on board in the mid-2000s through Visitability legislation, that is, the ground floor was required to be accessible in order that all people can visit you. And when accessible housing becomes the norm in Australia, one of the benefits for us as a contemporary society will see the above cohorts able to visit their children and grandchildren in their accessible home.

    Recognising changing markets causes investors to seek new opportunities. On the evidence, this is such an occasion.
     
    Last edited: 1st Apr, 2016
  15. 733

    733 Well-Known Member

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  16. 733

    733 Well-Known Member

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    The National Disability Insurance Scheme (NDIS) has now kicked off nationally as from 1 July 2016 commencing in North Queensland and progressively being rolled out across the state. NDIS participants are able to access funding for home modifications for their own properties and/or rental properties to ensure accessibility - great opportunity to secure a long term tenant and have the modifications funded by the NDIS (modifications must be related to ensuring accessibility for the individual e.g. widening shower etc and there is funding available for assistive technologies to promote independence living in the community).

    See link below for the NDIS roll out schedule across Queensland to see when NDIS funded supports will be available in the area where your IPs are located:

    https://myplace.ndis.gov.au/ndisstorefront/about-us/our-sites/qld.1.html#metro

    There is also funding available for Specialist Disability Accommodation to offset costs of building properties that are inclusive

    Note: SDA Pricing and Payments to offset costs of building inclusive housing
    https://myplace.ndis.gov.au/ndisstorefront/specialist-disability-accommodation.html
     
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  17. SueA

    SueA Well-Known Member

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    My aunts fear for my cousin who is a quadriplegic and quite a big boy is the fact he needs to be lifted in a hoist to the wheelchair. In a fire there wouldn't be time for her to set him up to lift, so we were talking this week about having a window and partial wall out of bedroom and sliding door put in, so she can just wheel the bed out. The shower was a dip down floor but has just been levelled as it is slippery and heavy to pull him out of the dip. House was completely built for handicapped but still needs tweaking. Might be worth pricing having sprinkler added to his room as well for more time in emergency.
     
  18. 733

    733 Well-Known Member

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    It is wonderful to keep people in their local communities and there are always solutions...great insight ...I have worked for not for profit agencies where we have modified homes so subtly that it looks like any mainstream home inside and out
     
  19. Azazel

    Azazel Well-Known Member

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    How do they wheel the bed out?
    You could have a hatch where you could roll out of bed out the escape hatch to safety.
     
  20. SueA

    SueA Well-Known Member

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    He has a hospital bed with wheels , . He ran in front of a taxi at 3, has no movement, speech, had kidney removed, rods in spine etc, basically can understand and swallow soft food. Oh and I shouldn't call him boy he turned 40 this year, I still think of him as my cute little cousin.
     
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