Designing a Home That Works as You Age

Most homes are built for people who move around easily. That works until someone has a knee operation, pushes a pram or starts to find steps harder with age. Then small design choices suddenly matter a great deal.

Designing a home that works as you age is mostly about a handful of features. Step free entries, wider doors and a bathroom that can take grab rails later are the main ones. Planned early, they cost little and look like any other well designed home.

What livable housing design means

Livable housing design is a set of features that make a home easier to use for more people. The Queensland Government describes the Livable Housing Design Standard as accessibility requirements for new houses and units. It is intended to help older people, people with disability, families with young children and people with temporary injuries. In other words, almost every household at some point.

The standard sits within the National Construction Code. It came into NCC 2022 after most building ministers agreed in April 2021 to include minimum accessibility standards for new homes. It is described as a minimum standard, not best practice. Homes can be built to a higher level on a voluntary basis.

Does it apply in your state?

Each state and territory decides when and how to adopt parts of the code. The Australian Building Codes Board adoption table lists start dates of 1 October 2023 in the Northern Territory and 1 May 2024 in Victoria. South Australia and Tasmania are listed from 1 October 2024, and Tasmania phased the parts in over two years. The same table shows New South Wales and Western Australia as not adopting it, and points to separate pages for Queensland and the ACT.

Queensland started phasing it in on 1 October 2023. The Queensland Government also set out some limited exemptions for certain lots. Rules can change, and local detail varies between states. Check with your state building regulator or your builder before you lock in a design.

Even where the standard is not required, the features are worth considering. They suit a family home, a downsizer’s home or a place you plan to stay in for decades. Queensland estimates that retrofitting an existing home costs around $20,000 on average. Building the features in from the start can cost as little as 1% of the average build cost.

A step free way in

The first part of the standard deals with getting from the street or car to the front door. It calls for a step free path at least 1000 mm wide. The slope should be no steeper than 1 in 14 along the path. Gates on the path need a clear opening of at least 820 mm.

At the door there should be a level landing at least 1200 mm by 1200 mm. The threshold should be level, or have only a very small bevelled lip. These details matter for wheelchairs and walkers, but they help anyone carrying shopping too. A flat entry also looks clean and modern.

The outdoor design needs to work with this path. Garden beds, steps and edging can easily block a smooth route to the door. Many small courtyard and balcony garden ideas adapt well to level paving and raised planters. It also pays to read up on the rules and regulations before you start landscaping so paths and ramps are planned properly.

Wider doors and corridors

Inside, the standard asks for a clear opening of at least 820 mm through key doors on the entry level. That includes doors to living rooms, bedrooms, the laundry and the compliant bathroom. The standard notes that an 870 mm door leaf usually achieves this. Corridors need a clear width of at least 1000 mm between finished walls.

These numbers sound technical, but the result simply feels roomier. Furniture is easier to move in and out. A pram or walker fits without scraping the walls. Internal thresholds should also be level, so there are no little trip points between rooms.

Clear floor space is part of good design too. A crowded hallway can undo the benefit of a wider corridor. If clutter is the problem, it may be worth sorting the myths about storage unit rental from the facts before you decide where things should go.

Bathrooms and toilets that can adapt

The standard requires at least one toilet on the ground or entry level. It sets out circulation space around the pan, including a clear area of 1200 mm by 900 mm in front of it. That space must sit clear of the door swing. In a separate toilet room, the walls either side of the pan should be at least 900 mm apart.

At least one shower must be hobless and step free. A small lip of 5 mm or less is allowed to hold back water. That shower does not have to be on the ground floor. A hobless shower with a single sheet of glass also suits a modern bathroom style.

Wall reinforcement is the clever part. Walls around the toilet, shower and bath are strengthened during the build so grab rails can be added later. The standard allows structural plywood at least 12 mm thick or timber noggings at least 25 mm thick, among other options. Nobody sees it, but it saves opening up finished walls down the track.

Flooring and finishes

The standard does not cover every finish, but flooring still affects how easy a home is to use. Level transitions between rooms matter more than the material itself. Rugs with curled edges and loose mats can catch feet or wheels. Plan floor heights early so tiles, timber and carpet meet flush.

Carpet is soft underfoot and warm in winter. It does need regular care to stay hygienic, and the benefits of professional carpet steam cleaning are worth knowing if you choose it for bedrooms. Hard floors in living areas and kitchens make rolling a trolley or walker easier.

Frequently asked questions

Do I have to follow the standard for a renovation?

The standard mainly applies to new houses and new units. In Queensland, repairs and maintenance do not automatically trigger it. Rules for renovations and additions vary between states. Ask your builder or local building regulator what applies to your project.

Will an accessible home look clinical?

Not at all. Wide doors, level floors and hobless showers are common features of modern design. Grab rails do not need to be fitted until they are wanted. The reinforcement behind the wall is invisible.

Is livable housing the same as full wheelchair access?

No. The standard is a minimum level and is not the same as the Australian Standard for access and mobility. It makes a home easier to use and easier to adapt. People with higher needs may want an occupational therapist or access consultant involved.

What is the cheapest time to add these features?

The design and build stage is by far the cheapest time. Queensland estimates new homes can include the features for as little as 1% of the average build cost. Retrofitting later averages around $20,000. Raising it early with your designer makes a big difference.