A question of continuing control -balancing building quality of housing and building codes

The Building Code of Australia seeks to establish “nationally consistent, minimum necessary standards of relevant, health, safety (including structural safety and safety from fire), amenity and sustainability objectives efficiently”. These goals are laudable – but where are the goals of quality and maintenance, which are also an essential part of achieving adequate and continuing health and safety for the built environment?

Defects such as dampness, settlement and cracking, staining, wood rot, termite damage, rusting, and roof leakage are common enough to suggest that there are still issues with building quality in housing. They are caused by a combination of initial poor workmanship and poor quality materials and latterly by poorly executed or inadequate maintenance.

Local architecture, developed over many years of trial and error, produce buildings linked to their climate and local materials (think of the typical “Queenslander” house). Today’s architecture imports technologies and materials from many differing countries and climates – that are not necessarily suitable for the location, nor is there necessarily the same quality control over the material quality and production. Inappropriate use and inadequate understanding of new materials and techniques can lead to the generation of further defects.

Whilst the building code contains provisions for initial-build material quality and workmanship, there is no continuing control over a house over its life span. Reliance is placed on advertising the need, for example, to employ qualified tradespeople; replace batteries in smoke detectors; and other good advice to help maintain housing to a minimum standard. Is this sufficient?

Mechanisms to make the transfer of knowledge to those who need to use it – be it the workforce or the houseowner – need to be improved. Should the building code be more visual and accessible in it’s content? Should the building code include provisions for maintenance? Should the building code require every house to have a “users manual” – much like a car? An extensive review of literature identifies the scale of the problem of poor quality housing and highlights some suggested causes – inadequate knowledge of the BCA by general housebuilders being one. However little work has been done to investigate what could be done to improve the situation. This work suggests that improvements to knowledge transfer would improve the quality of housing and a model of the knowledge transfer process is proposed, identifying those areas where the knowledge flows need to occur that would impact both the builders and users of housing.

Income, energy expenditure and housing in Madrid: retrofitting policy implications

Fuel poverty can be defined as ‘the inability to afford adequate warmth in the home’ and it is the result of the combination of three factors: low household income, lack of energy efficiency and high energy bills. Within this context, the present research is aimed at characterizing, for the first time, the housing stock of fuel-poor households in the Autonomous Region of Madrid. Fuel poverty incidence was established and households were divided into six different groups according to their relative position regarding fuel and monetary poverty. The housing stock of each group is characterized and those households most in need are identified. These results enable energy retrofitting priorities to be established, focusing on the needs of the different household groups and accounting for their housing stock characteristics. This allows Spanish energy retrofitting policies to be assessed for their capability of tackling fuel poverty and makes it possible to suggest some improvements.

Urban intervention in Vila da Barca, Belem, Brazil: Achieving an adequate shelter

Low-income settlements have high incidences of social and environmental problems due to lack of government intervention; low-income settlements usually rely on community organizations or non-governmental entities to survive. In order to improve the quality of life in these communities, urban upgrading plans must be designed to achieve adequate living conditions. ^ This thesis proposes an urban intervention plan for a low-income settlement called Vila da Barca. This thesis contains three document parts. The first part defines the country, city, and settlement background, including housing and urban issues. The second part contains information gathered from case studies and theories on how similar urban cities around the world have solved their urban development problems. Lastly, the third part proposes a residential development plan that enhances the citizen's needs, such as shelter and safety. The proposed set of criteria applicable to Vila da Barca will serve as an example for other urban intervention projects. ^

Evaluation of passive ventilation provision in domestic housing retrofit

Increasing energy efficiency in the residential sector, while maintaining adequate home ventilation for health and well-being, is proving to be a challenge. This study assesses the efficacy of passive ventilation strategies designed to comply with building regulations and imposed after housing energy-efficiency retrofits. In particular, it focuses on the provision of ventilation using background through-wall vents, which remains a common strategy in a number of European countries including Ireland and the UK, where vent sizes, related to floor area, are stipulated in building regulations. A collective of social housing, with background through-wall vents installed post thermal retrofit, is taken as a case study. These homes are modelled to interrogate the impact of the passive ventilation strategy on house air exchange rate and thermal heating energy loads. The reaction of occupants to through-wall vent installation is decidedly negative and many block vents to limit thermal discomfort and heat loss. Simulation studies show significant external air ingress through vents. A wide range of effective air change rates are observed when vents are sized without reference to building airtightness, and significant energy penalties result for the leakier homes. This study evaluates the provision of passive through-wall ventilation as part of a retrofit programme and shows it to have a number of drawbacks that may impact on the health of the building and its occupants and ultimately be at odds with the aims of achieving energy efficiency in the residential sector.

Use of indicators to assess the sustainability of housing developments in Australia

Most new housing in Australia is occurring on greenfield sites on the edges of the capital cities. These housing developments are often criticised for their social and environmental unsustainability. These unsustainable suburbs are a legacy for future generations. They will create dire social and environmental problems if a serious economic downturn was to occur or a resource shortage e.g. oil was to make accessibility impossible. Coupled to these threats is that of the social ‘undesirability’ of isolated suburbs where only those on low incomes made their home. Most of those on higher incomes seek established suburbs which have ‘character’, social amenities and ease of access. Typically, these are in older suburbs close to city centres. This paper describes a methodology that has been developed to analyse past and future housing developments. The results of the analysis can provide a guide to improving the sustainability of these suburbs. The methodology uses several criteria to reflect the fact that no single criterion is adequate to describe or analyse the sustainability of a housing development. Sustainability should embrace social and environmental perspectives, so a multi-criteria analysis is appropriate. The theoretical framework for this methodology has been described elsewhere. However, in this previous work only five criteria were considered: energy use, resource use, neighbourhood character, neighbourhood connectedness and social diversity. In each case, high and low sustainability practice has been identified so that ranking is possible. This paper initially summarizes the way in which these previous five criteria are assessed but then adds a sixth criterion (social connectedness) because of a perceived gap in the previous assessment. The results of an analysis of three suburbs reported in the previous work are updated. They score poorly in terms of social connectedness underlining the need to ‘repair’ these suburbs in order to improve their overall sustainability.

The impact of planning delays and other holding costs on housing affordability

Housing affordability is gaining increasing prominence in the Australian socioeconomic landscape, despite strong economic growth and prosperity. It is a major consideration for any new development. However, it is multi-dimensional, has many facets, is complex and interwoven. One factor widely held to impact housing affordability is holding costs. Although it is only one contributor, the nature and extent of its impact requires clarification. It is certainly more multifarious than simple calculation of the interest or opportunity cost of land holding. For example, preliminary analysis suggests that even small shifts in the regulatory assessment period can significantly affect housing affordability. Other costs associated with “holding” also impact housing affordability, however these costs cannot always be easily identified. Nevertheless it can be said that ultimately the real impact is felt by those whom can least afford it - new home buyers whom can be relatively easily pushed into the realms of un-affordability.

Does a high UV environment ensure adequate vitamin D status?

This study assesses the Vitamin D status of 126 healthy free-living adults aged 18–87 years, in southeast Queensland, Australia (27°S) at the end of the 2006 winter. Participants provided blood samples for analysis of 25(OH)D (the measure of an individual’s Vitamin D status), PTH, Calcium, Phosphate, and Albumin, completed a questionnaire on sun-protective/sun-exposure behaviours, and were assessed for phenotypic characteristics such as skin/hair/eye colour and BMI. We found that 10.2% of the participants had serum 25(OH)D levels below 25 nmol/l (considered deficient) and a further 32.3% had levels between 25 nmol/l and 50 nmol/l (considered insufficient). Our results show that low levels of 25(OH)D can occur in a substantial proportion of the population at the end of winter, even in a sunny climate. 25(OH)D levels were higher amongst those who spent more time in the sun and lower among obese participants (BMI > 30) than those who were not obese (BMI < 30). 25(OH)D levels were also lower in participants who had black hair, dark/olive skin, or brown eyes, when compared with participants who had brown or fair hair, fair skin, or blue/green eyes. No associations were found between 25(OH)D status and age, gender, smoking status, or the use of sunscreen.