Eliminating disability discrimination in most dwellings

Disclaimer: this blog post will contain my personal opinions on disability discrimination in most housing that are not related to my current employment in the disabilities sector, nor is it related to my involvement in the national VisitAbility Project since December 2013.  My comments are not intended to be offensive but rather factual.

What would you do if you were suddenly injured and your mobility was affected, even if only temporarily?  Would your current home/apartment/condominium be set up to accommodate you during this temporary injury?  What if this injury was permanent, what would you do then?  I ask these questions because most individuals won't ever consider these possibilities even though a growing number of Canadians are facing these challenges right now.  I state with confidence that most individuals would be dealing with a housing crisis if they were suddenly faced with some sort of mobility challenge, even if only temporary, because most dwellings are poorly designed and contain architectural barriers.  This poor design is preventable though, with three basic accessibility features known as VisitAbility (one entrance with sloped landscaping instead of stairs, wider doors and hallways, and at least a powder room that can be accessed by someone who requires a mobility device), which has been shown in domestic and international research documents to benefit most individuals.

Many developers and home builders have never given consideration to VisitAbility, Universal Design or any other best practice that would eliminate disability discrimination in dwellings.  It's a fact that most dwellings do not welcome an individual with a mobility challenge, and because most dwellings are poorly designed, individuals with mobility challenges are often forced to either move to whatever limited number of barrier-free accommodations are available (even if in another community), or are forced to spend a significant amount of money to modify their homes to make them safer and more practical. And because the National Building Code and Ontario Building Code exempt barrier-free design standards in homes in section 3.8.1.1, what are consumers supposed to do if their housing needs change? Currently, you would need to research custom home builders who have experience in any form of barrier-free design and start the lengthy process of designing and building your home to suit your needs seeing as so few dwellings are available for rent of purchase.

Now, back to VisitAbility.  There is one area of hope in the Ontario Building Code, section 3.8.2.1 that now requires VisitAbility in one type of dwelling: Group C Major Occupancy (which are buildings taller than three storeys or with a building area greater than 600 square meters).  On January 1, 2015, section 3.8.2.1 of the OBC improved and now requires 15% of units in Group C Major Occupancy to be VisitAble (barrier-free access into and throughout the unit, including the washroom where a 5 foot turning radius is also required).  For me personally, this improvement to section 3.8.2.1 was significant because it's the first type of dwelling in Ontario that requires barrier-free design, which will inevitably increase the quality of life for anyone purchasing one of these units.  It will welcome everyone, will make it a safer environment to live in, and it won't force you to move when your physical needs change (there is a direct correlation between aging and a decrease in mobility so your physical needs will change).

I would also like to point out that although you've probably never heard of VisitAbility, it's international.  Some countries have barrier-free design in their national building codes, such as Australia where VisitAbility is required (I have three great documents from Australia regarding VisitAbility that would silence any cynic). Another great thing about VisitAbility is that it's very simple to accomplish, and costs very little once techniques are understood and experience is gained.

So why would I make a statement that there is disability discrimination in most dwellings?  The Canadian Charter of Rights and Freedoms forbids discrimination based on an individual's disability so how does the housing industry fail in this area?  The majority of developers and home builders don't offer barrier-free house plans as part of their inventory of plans, and most wouldn't even know where to begin if someone approached them with such a request.  Even more disappointing, some developers and home builders have gone to court to resist VisitAbility initiatives in certain US States with fear-mongering that it would destroy the housing industry or drive up costs dramatically.  I can understand that the housing industry is tired of a constant increase in regulation and taxation in housing but why resist an improvement to design that would have such a positive impact on the quality of life of their customer?  And why resist an improvement to design that would most certainly decrease injuries and deaths in homes as a result of this poor design?  I guess ignorance is the answer, and myths that barrier-free design is ugly and that no one wants it.

I have written a previous blog post about the Bridgwater development in Winnipeg, Manitoba because it's Canada's first neighbourhood with a 50% requirement for VisitAble homes (1,100 VisitAble homes once fully developed in 2021, with hundreds already built).  It's this type of innovative approach to new housing that needs to be replicated nation wide because of its inclusive urban design.  The Bridgwater development is exactly what's needed to begin the process of eliminating disability discrimination in housing.  I toured this development in June and I can say that it was stunning.  I fully acknowledge that many of these homes are expensive and larger, and out of reach for many individuals but I do have photos of homes that are approximately 1,000 square feet so VisitAbility is also feasible in smaller, more affordable homes.  And the photos that I have of the many model homes that I toured showcase the beautiful interior design of these VisitAble homes. Here's a brief video from VisitAble Housing Canada that showcases Bridgwater, and some of their beautiful VisitAble homes: https://www.youtube.com/watch?v=jkHMtqeQOvE&feature=youtu.be

This blog post may have jumped around in thought but the point I was trying to make is that we already have an example of inclusive urban design and VisitAble homes here in Canada.  Eliminating disability discrimination in housing is already happening in Bridgwater.  If you want a US example of innovative community planning containing Universal Design and VisitAbility, please refer to LEED v4 for Neighbourhood Development from the US Green Building Council at: http://www.usgbc.org/resources/leed-v4-neighborhood-development-current-version

Whether you focus on Bridgwater or LEED v4 ND, it's important to understand that they're not concepts to aspire to, they're already happening in certain communities and it's time for the rest of the housing industry to catch up.  Consumers deserve better designed homes seeing as it's our largest investment in our lives, and where we spend the greatest portion of any day.  So why not make it safer, more welcoming, and more sustainable...it's simply the right thing to do?

Winnipeg's Bridgwater neighbourhood (with VisitAble new dwellings); and Universal Design

I'm currently visiting Winnipeg, my first time West of Ontario, in order to see for myself all of the wonderful things that have been accomplished in the Bridgwater neighbourhood (http://www.bridgwaterneighbourhoods.com/).  The Manitoba government imposed a 50% requirement for VisitAbility as the developer of this neighbourhood, which will produce 1,100 VisitAble homes once fully developed in 2021.  As with other international efforts for VisitAble homes, there was initial resistance by the housing industry and low interest or indifference from consumers but a few years of experience have fixed these issues.  What we now see in Bridgwater Lakes, one of the four sections of Bridgwater, is inclusive urban design and beautiful VisitAble homes.  I've had the pleasure of touring quite a few of the show homes on Lake Bend Road and they're stunning, the most impressive ones offering walk-out basements overlooking trails and greenspace.

I have also seen some creativity with the VisitAbility requirement, such as this home at 100 Lake Bend Road by Maric Homes.  Granted, this home is listed at over one million dollars but it is quite the home. The exterior not only looks great but they combined traditional stairs as part of the facade, with the no-step entrance achieved by sloping the driveway up to the front door's entranceway.

This creativity also extends into the home to achieve the requirement for wider doors and hallways, and a powder room that can be accessed by anyone.  But it goes beyond this, into beautiful interior design that incorporates Universal Design features, such as in the kitchen.

Maric Homes has achieved the VisitAbility requirements of the Bridgwater neighbourhood and has exceeded it by building this stunning show home that should finally put an end to the myth that barrier-free design is ugly or institutional-looking.  Please allow me to showcase more Universal Design, this time in this master bathroom in New York.  As this photo shows, the design allows anyone into this space but the result is very impressive.

The facade of a home, its kitchen and its master bathroom are three areas of a home where home buyers choose to sometimes spend extra money for the wow factor, so why not get great value for your money and make these features welcoming for everyone. Not only will it ensure a safer, more welcoming and more practical home, but it will allow you to remain there for as long as you wish. And on the topic of value, you'll be able to sell your home to 100% of potential buyers, regardless of age or level of ability, and that simply makes sense for those of us whose home is our largest investment.

I started off talking about VisitAbility in Winnipeg, which then spilled over into Universal Design...it's all with the goal of encouraging all of you to consider these features for any type of new dwelling to make them more sustainable, by giving you one home for a lifetime of enjoyment.

Now, if I could only convince the developers and home builders in Ottawa to catch up to this innovative home design.  Trust me, it hasn't been easy, I've been trying for years. Please reach out to me by email at gervais.roger.p@gmail.com if you have any questions. As a Certified Aging in Place Specialist, and as someone who has worked with adults with various disabilities since September 1994, I'm very passionate about barrier-free design for new dwellings because it's simply the right thing to do.

VisitAbility: Why not?

I've been having trouble figuring out why the housing industry and landlords aren't embracing VisitAbility for their new dwellings.  Some of the current myths are that it's expensive, ugly/institutional, too difficult to accomplish, that there will be snow or rain penetration, or that there isn't any demand for it.  All of these myths have been proven to be false by the many research documents (both domestic and international) that have studied these concerns.  I think that indifference toward designing dwellings for everyone is the main reason...why change what's been working incredibly well for builders and landlords for decades?

Here are some reasons to consider VisitAbility:

1) The most obvious for me is the ability to sell or rent your dwellings to 100% of the population.  That's just good business sense, especially when the economy slows down and there's surplus inventory.  Landlords are often concerned about vacancy rates yet VisitAbility would decrease the number of vacant units seeing as anyone could live there.

2) VisitAbility excludes no one from visiting or living in these dwellings; everyone is welcome.  With 9.6 million baby boomers in Canada, the need for VisitAbility will only increase as they become seniors (On average, there are no less than 1,100 baby boomers that become seniors every day in Canada...that's enough to fill two NHL rinks every month.  Please don't tell me that there isn't a need for homes that are designed for all stages of our lives).

3) Young families also benefit from these features because of strollers, wagons and other "baby gear".

4) Canada is spending billions of dollars per year on medical care because seniors have fallen in their homes, and stairs are a significant contributing factor to these falls and injuries.  Some seniors cannot return to their homes after these falls (due to architectural barriers in the homes, or due to the severity of their injuries) and must be prematurely admitted into chronic care and nursing homes. This has a significant financial impact on our social safety net, in addition to the psychological/emotional impact to the individual involved, and their families.

5) Human rights legislation has primacy over all others in Canada so a lack of barrier-free design will inevitably become grounds for discrimination complaints to commissions/tribunals.  Whether it be the Canadian human rights, or those found in the Convention on the Rights of Persons with Disabilities (United Nations), the requirement to stop creating new barriers, and to remove existing ones, will inevitably strain our already over-burdened legal system with these complaints.  Putting an end to discrimination on the grounds of disability isn't only a human right but it's simply the right thing to do.

6) The ability to remain in our current homes and neighbourhoods for our entire lives has a sustainability benefit when we speak of our environmental concerns, let alone an emotional benefit that is rather significant.

7) And finally, it decreases the number of work related injuries for moving and delivery company employees, decreases response times for emergency services during critical calls, and makes a home much more practical to live in.

VisitAbility simply requires:

A) One no-step entrance (preferably with landscape sloping, not ramping, to guarantee a stronger resale value).

B) Wider doors and hallways.

C) At least a powder room on that level that can be accessed by someone needing a mobility device.

It's very simple to implement during the design stage of a home, it's cost-effective, and has very clear benefits for all, so why is it such a burden for builders and landlords to even consider it?  We have many lessons to learn from nations that have already removed these barriers in new homes, such as the United Kingdom.

By the way, the Province of Ontario now requires VisitAbility in 15% of units for buildings taller than three storeys or with a building area greater than 600m2...so it's already started.   It would be wise to consider becoming a leader in this next trend in new housing by acting on it now.

Resources:

Please watch this brief video entitled "What Are VisitAble Homes?" at:
https://www.youtube.com/watch?v=S0i2xQ4_rbI

You may also wish to visit visitablehousingcanada.com for further information.

VisitAbility...it's happening!

Please allow me to share a few points that highlight the fact that VisitAbility is not simply a concept, it is in fact already happening in some key areas:

A - Winnipeg already has Canada's first VisitAble neighbourhood (the Bridgwater project in Waverley West), which will have 1,100 VisitAble homes once the project is fully developed in 2021 (hundreds of VisitAble homes already).

http://visitablehousingcanada.com/

B - The City of Ottawa has already approved four affordable housing projects with 100% VisitAbility (here's an article about the most recently approved Longfields project  http://nblo.gs/12OdCn).  I also attended the Open House of the OCISO affordable housing project that contains VisitAble units on February 6th, which is in addition to the four projects that I mentioned http://ocisonph.com/rentals/property/7/

C - The first private investment property in Ottawa to include VisitAbility is already completed.

 https://www.smore.com/ug7q7-28-millford-ave-ottawa-on-k2g-1c2

D - The Ontario Building Code now requires 15% of suites to be VisitAble in buildings taller than three storeys or 600m2, as of January 1, 2015. 

http://www.mah.gov.on.ca/Page10547.aspx

E - My comments about VisitAbility and Aging in Place to the AODA Review (last year) made it into page 49 of the Final Report, which was publicly released on February 13th. 

https://www.ontario.ca/document/legislative-review-accessibility-ontarians-disabilities-act

F - The City Of Ottawa Accessibility Design Standards will be adding VisitAbility standards (going beyond simply being in their RFPs); I was one of the guests at the consultative review that was held on January 27th, for the update later this year.

G - Our national VisitAbility Project received federal funding through the Social Development Partnerships Program, Disability Component.  Other federal interest in VisitAbility is also found with the National Building Code's Use and Egress Committee, and the CSA Group standard reference where legislative framework for VisitAbility is being reviewed (with reference to VisitAbility standards from CSA B651 that have been in place for years).

Yes, it's happening, and the majority of the housing industry needs to catch up.  Selling or renting your inventory to 100% of the population, regardless of age or level of ability, should make sense for your business.  

No Step Entrance - Homes that are welcoming to All

VisitAbility is three basic features of barrier-free design that creates a home that is welcoming to all. Within these three features (one no step entrance, wider doors and hallways, and a washroom or powder room that can be accessed by someone requiring a mobility device), the one feature that seems to create some confusion and concern is the no step entrance.  Please allow me to show some photos that will hopefully clarify how to best accomplish this.  

Let me begin with site preparation, using Winnipeg, Manitoba (Canada's first VisitAble neighbourhood, Bridgwater) as my example.

As you can see on this first illustration, the importance of proper site preparation is crucial during the planning stage of a new build.  The consultants involved in the Bridgwater project clearly had a good understanding of what was required.

Let's move on to the next feature that is important in a no step entrance, the inset foundation.

Many home builders and developers choose an 8 foot foundation depth so there might be a concern for the basement height if an inset foundation is selected.  One solution to this concern would be to consider open web joists, which allow you to conceal plumbing, electrical and mechanical ducts within the open spaces of these types of joists.  One example of an open-web joist can be found at: http://www.openjoisttriforce.com/. Their site also includes a downloadable Spec Guide that contains the 1 hour fire detail.  The advantage of the inset foundation is that it lowers the height of your entrance, which allows landscape sloping (rather than ramping) up to your main entrance. Having a covered entrance, as my next photo illustrates, does remove the concern of rain or snow near your main entrance.

And finally, the landscape sloping (typically 1:20, so 20 feet/units horizontal for every foot/unit vertical) is the final aspect of a successful no step entrance.  The advantage of a gradual slope is that it allows for a gentle approach to your main entrance, and has the added benefit of drawing water away from your foundation.  If you wish to see other photos of landscape sloping, please go to: https://www.facebook.com/media/set/?set=a.551551521542495.1073741826.551546931542954&type=1

The end result is that your home is welcoming to all, safer for the occupants, and has a strong resale value because it can be sold to 100% of the population, regardless of age or level of ability. If you would like to learn more about VisitAbility, please go to visitablehousingcanada.com.  You may also wish to send me an email at gervais.roger.p@gmail.com.

Dispelling the myth of water penetration concerns for a no-step entrance

I've heard time and again the water penetration concerns when a no-step entrance is designed for a home.  Here's a picture of my front door in Ottawa, Canada.  As you can see, a covered entrance and gentle sloping away from the landing is all that's needed to avoid concerns about rain and snow.  Our 36" door has the lowest wheelchair sill on the market and after over five years, we have never had such an issue.  It's about proper planning during the design stage of a new build to prevent these types of issues, which the housing industry can easily address given their experience with other snow and water concerns.  It's time to stop the excuses and move forward with homes that are  more practical and welcoming for all, regardless of age or ability.  It benefits young families, seniors, individuals with mobility challenges, moving and delivery companies, paramedics, and it allows you to sell or rent your homes to 100% of the population.  VisitAbility is not some fad, it's the next trend in new housing that should be on the radar of developers and home builders in Canada.  It's already happening in Winnipeg so it's time to catch up (visitablehousingcanada.com).   

Ontario needs to stop exempting homes from barrier-free design standards and move forward with VisitAbility in a portion of new homes (15% to 20% to coincide with the aging population).

Ontario will be increasing requirements for barrier-free design features in 15% of apartments, condominiums, and a number of other multi-unit dwellings as of January 1, 2015 in buildings taller than three storeys or 600 meters square in footprint (Group C Major Occupancy in the Ontario Building Code, section 3.8.2.1).  These multi-unit dwellings are the only type of housing that contain any type of barrier-free design consideration for the needs of individuals with mobility challenges; all homes continue to be exempt in our building code (see 3.8.1.1).  The unfortunate consequence is that the majority of the housing industry continues to build homes that contain architectural barriers, which makes them completely impractical for a growing number of Ontarians.  It seems illogical to continue with building practices that exclude a portion of families, baby boomers and anyone else needing more practical homes.  One example of an innovative housing solution is called VisitAbility, which has three basic features: one zero-step entrance, wider doors and hallways, and a main floor powder room or bathroom that can be used by someone who requires a mobility aid/device.  This simple concept is already available in hundreds of homes in Winnipeg, which will increase to 1,100 homes once the Bridgwater neighbourhood is fully developed in 2021.

The brilliance of VisitAbility is that it’s simple to implement and cost-effective, due to the fact that it only requires minor design changes during the planning stage of a new build.  Although this term may not be familiar to most of you, VisitAbility has been extremely successful in certain parts of the United States since its beginning in 1987, as a result of the efforts of individuals like Eleanor Smith at concretechange.org.  One community near Chicago (Bolingbrook, Illinois) mandated VisitAbility for all new homes in 2003 with their VisitAbility Ordinance and now boasts nearly 4,000 of these homes (at an additional cost of $500 to $800 per home for these basic features).  These are homes with full basements, not the slab on grade design that is found in the 22,000 VisitAble homes in Tucson and Pima County, Arizona.  Whether in Winnipeg, Bolingbrook or Tucson, these communities have proven that cost effective options already exist to address the housing needs of a growing number of Ontarians by simply moving forward with more modern techniques in new home design.  The most obvious benefit is that these homes can be occupied by 100% of prospective home buyers, regardless of age or level of ability.

The majority of the housing industry has not been supportive of barrier-free design in homes, possibly because homes are the last area of new construction that is not required to comply with barrier-free design requirements in Ontario.  The Accessibility for Ontarians with Disabilities Act, as well as upcoming improvements to the Ontario Building Code, will inevitably change these current practices, albeit too slowly in my opinion.  We must stop building homes that exclude a growing number of Ontarians from entering or living in them, simply because we lack the initiative to replicate best practices from neighbourhoods like Bridgwater in Winnipeg.  Research has clearly proven that VisitAbility is cost effective and would offer housing options not currently available to far too many individuals.  When will we finally get the hint that change is urgently needed, and that VisitAbility is a reasonable solution to our changing housing needs as we age?

Please visit visitablehousingcanada.com for more information about our national VisitAbility Project currently being promoted by six task forces nation-wide: Ottawa, Kitchener-Waterloo, Winnipeg, Edmonton, Richmond and Victoria.  If you would like to learn more about VisitAbility in Ottawa, please join us for our monthly meetings of the Ottawa VisitAbility Task Force at 100 Constellation Crescent.

My background: I have twenty years of experience (and counting) in assisting adults with physical and developmental challenges in Ottawa.  I’m also the coordinator of the Ottawa VisitAbility Task Force, and I also consult on barrier-free design for homes as a Certified Aging in Place Specialist (the first and only CAPS in Eastern Ontario).  I have a home in Greely that has a number of Universal Design features, as well as an attached in-law suite, so I practice what I promote.  Barrier-free design is a subject that I am extremely passionate about and I’m always willing to discuss with anyone who may have questions.  I also created a Facebook page entitled “Accessibility and Aging at Home” containing many albums, including many photos of beautiful universal design.  These photos dispel the myth that barrier-free design is ugly or institutional looking, which is very important to me.  An excellent example would be found on our promotional video at: https://www.youtube.com/watch?v=S0i2xQ4_rbI