AHO STANDARDS FOR NEW SUPPLY, NEW ACQUISITION and REPAIRS … · Repairs and Maintenance Standards Maintenance covers the repair or replacement of standard dwelling items or the provision

AHO Standards – July 2014

1

AHO STANDARDS

FOR

NEW SUPPLY, NEW ACQUISITION and REPAIRS & MAINTENANCE


2

Amendments No Date Page Description 1 8/05/2014 41 Paint Specifications Table 2 11/11/14 9 6.2(b)-Large trees removed only if causing damage 3 11/11/14 9 6.2(c)-Handrails on retaining walls 4 11/11/14 9 6.4(a)-Omit directions to remove pebbles etc. 5 11/11/14 11 8.2(c)-Regarding garden sheds sizes 6 11/11/14 11 8.3(b)-Changes to rotary clothes hoists sizes. 7 11/11/14 14 12.4(a)-Omit reference to brand name 8 11/11/14 15 13.3(a)-Double garage door motors 9 11/11/14 15 15.1(c)-Reference to replacement built-in wardrobes

10 11/11/14 16 15.2(c)-Replacement of mirrored wardrobe door 11 11/11/14 22 22.3(b)-Fitting of Holland blinds requirements 12 11/11/14 22 22.3(c)-Support to be fitted with curtain brackets 13 11/11/14 23 23.1(c)-Reference to floating floors 14 11/11/14 23 23.2(b)-Reference to floating floors 15 14/11/14 14 12.2(c)-Changed to 1000mm 16 14/11/14 37 5.0-Electrical Services-Stove-Isolation switches

Date Issued: 2014


3

AHO STANDARDS Introduction ...................................... ...................................................................... 5

NSW Aboriginal Housing Office (AHO) ........................................................................... 5 1. Intent of the AHO Standards .............................................................................. 5 2. Regulations ......................................................................................................... 8 3. Designing or Repairs & Maintenance for People with Disabilities .................... 8 4. Upgrade Requirements – Remote Areas ............................................................ 8 5. Non Standard Items – Refer also to Section .31.1 .............................................. 8 External Areas .................................................................................................................... 9 6. Yard and Gardens ............................................................................................... 9 7. Fences, Gates, Paths and Paving ........................................................................ 9 8. Miscellaneous Items ......................................................................................... 11 Structure ………………………………………………………………………………...12 9. Roof .................................................................................................................. 12 10. External Walls .................................................................................................. 13 11. Subfloor Space .................................................................................................. 13 12. Veranda, Porch and Steps ................................................................................. 14 13. Car Parking ....................................................................................................... 14 Internal Areas ................................................................................................................... 15 14. Entry and Hallway ............................................................................................ 15 15. Bedrooms .......................................................................................................... 15 16. Living and Dining ............................................................................................. 16 17. Kitchen .............................................................................................................. 16 18. Bathroom, Toilet and Ensuite ........................................................................... 18 19. Toilet – Repairs and Maintenance .................................................................... 19 20. Laundry ............................................................................................................. 20 Doors and Windows ......................................................................................................... 21 21. Doors and Door Furniture ................................................................................. 21 22. Windows and Glazing ...................................................................................... 22 23. Floor Finishes ................................................................................................... 23 24. Walls and Ceiling Finishes ............................................................................... 24 25. Painting ............................................................................................................. 24 Water Supply .................................................................................................................... 25 26.1 Minimum Requirements ................................................................................... 25 26.2 Inspection Requirements .................................................................................. 26 26.3 Upgrade Requirements ..................................................................................... 26 26.4 Repairs and Maintenance .................................................................................. 26 Sewerage and Stormwater ................................................................................................ 27 27.1 Minimum Requirements ................................................................................... 27 27.2 Inspection Requirements .................................................................................. 27 27.3 Upgrade Requirements ..................................................................................... 27 Electrical Supply and Fixtures ......................................................................................... 28 28.1 Minimum Requirements ................................................................................... 28 28.2 Inspection Requirements .................................................................................. 28 28.3 Upgrade Requirements ..................................................................................... 29 28.4 Repairs & Maintenance .................................................................................... 30 28.5 Upgrade Requirements – Remote Areas .......................................................... 30 Gas Supply and Fixtures .................................................................................................. 30 29.1 Minimum Requirements ................................................................................... 30 29.2 Inspection Requirements .................................................................................. 31 29.3 Repairs and Maintenance .................................................................................. 31


4

29.4 Upgrade Requirements – Remote Areas .......................................................... 31 Climate Control ................................................................................................................ 31 30.1 Minimum Requirements ................................................................................... 31 30.2 Inspection Requirements .................................................................................. 32 30.3 Upgrade Requirements ..................................................................................... 32 30.4 Repairs and Maintenance .................................................................................. 32 30.5 Upgrade Requirements – Remote Areas .......................................................... 33 30.6 Options .............................................................................................................. 33 Procedures for Non-Standard Items ................................................................................. 33 31.1 Items and Actions ............................................................................................. 33 Miscellaneous Items or Requests ..................................................................................... 34 STANDARD SPECIFICATIONS ................................................................................... 35 1.0 General .............................................................................................................. 36 2.0 Demolition & Removal of Fixtures - Generally ............................................... 36 3.0 New Materials - Generally ............................................................................... 36 4.0 Concrete Work .................................................................................................. 36 5.0 Electrical Services ............................................................................................ 37 6.0 Plumbing ........................................................................................................... 37 7.0 Roofing and Roof Plumbing ............................................................................. 38 8.0 Carpentry and Joinery ....................................................................................... 38 9.0 Doors ................................................................................................................ 39 10.0 Door Furniture .................................................................................................. 39 11.0 Windows ........................................................................................................... 39 12.0 Kitchen Units .................................................................................................... 40 13.0 Wall and Ceiling Linings .................................................................................. 40 14.0 Wall and Floor Tiling ....................................................................................... 41 15.0 Waterproofing to Wet Areas ............................................................................. 41 16.0 Floor Coverings Generally ............................................................................... 41 17.0 Sheet Vinyl ....................................................................................................... 42 18.0 Carpet ................................................................................................................ 42 19.0 Painting ............................................................................................................. 43 20.0 Colour and Material Selection .......................................................................... 44 21.0 Landscaping ...................................................................................................... 45 22.0 Exit Meetings, Guarantees and Warranties ...................................................... 45


5

Introduction

NSW Aboriginal Housing Office (AHO) The NSW Aboriginal Housing Office (AHO) was established to ensure improved co-ordination of Aboriginal housing programs in NSW; develop policies; improve outcomes; and ensure greater transparency and accountability for housing programs and services provided to Aboriginal communities. The AHO plans, develops and implements programs under the policy direction of the AHO Board. The AHO is responsible for: • Planning housing across the state, approving funding and monitoring

organisations that provide rental housing for Aboriginal people. • Training and supporting Aboriginal housing organisations to achieve good quality

services. • Setting standards and describing what is expected of Aboriginal housing

organisations in delivering rental housing. • Ensuring Aboriginal people are consulted and given an opportunity to make

decisions that affect their housing futures. • Encourage employment and training opportunities for Aboriginal people in the

housing sector. • Working with government agencies to ensure that housing is appropriately linked

to other community services. • Being accountable for State and Commonwealth housing funds and meeting

financial program reporting requirements. • Provision of Aboriginal specific public housing. A key service is the acquisition and construction of new dwellings in NSW to enable Aboriginal families to be housed in good quality, safe and culturally appropriate housing which also includes repairs and maintenance on existing dwellings. The AHO is responsible for ensuring there is appropriate engagement with communities where necessary before work is undertaken. With this in mind the AHO is constantly monitoring all aspects of Aboriginal housing in NSW and regularly updating its service delivery and practices to achieve these goals. Updating the AHO Construction, New Acquisition and Repairs & Maintenance Standards is part of this process.

1. Intent of the AHO Standards The intent of the Standards is to set out the minimum NSW Aboriginal Housing Office requirements (taking into account budget conditions) for a dwelling to be constructed, purchased or receive repairs and maintenance (R&M). The AHO Standards also provides clarity and clear direction as to what works can and cannot be done however the AHO will take into consideration any requests from AHCPs in regards to deleting item/s from the identified works. The AHO also has a duty to the ACHPs to reduce future maintenance liabilities. The AHO has reviewed the Standards with this in mind. The AHO is committed to achieving value for money in regards to its funds which will maximise the AHO’s capacity to acquire new housing and conduct repairs and maintenance. These measures will enable as many


6

Aboriginal families and community members as possible to be housed and Aboriginal people in community housing to live in a safe and well maintained dwelling. The following Acronyms are used throughout the AHO Standards: AHO – Aboriginal Housing Office ACHP – Aboriginal Community Housing Provider HNSW – Housing New South Wales LAHC – Land & Housing Corporation WH&S – Workplace Health & Safety NC – New Construction NA – New Acquisition R&M – Repairs and Maintenance AC – Air-conditioning NS – Non-Standard items New Construction Standards The Standards aim to: (a) Assist Aboriginal Community Housing Providers (ACHP) to develop an

understanding of new housing design and construction requirements.

(b) Promote a better understanding by Project Managers and other consultants of the aspects to be considered when designing houses for Aboriginal Communities.

(c) Ensure that houses are appropriately designed and constructed to accommodate the needs of Aboriginal people including consideration to hot and cold climates.

New Acquisition Standards The aim of the Standards, including the selection criteria below, is to assist Project Managers/Officers in selecting the most appropriate dwelling. The Project Manager/Officer is to also consider features such as the suitability of room layouts, ease of moving furniture, orientation, outdoor living and the cost of improvements to comply with the AHO Standards. If the minimum requirements are not met at the time the dwelling is recommended for purchase, the Program Manager is to cost the improvements, seek AHO approval and have the works completed prior to hand-over to the AHO. The selection criteria for new acquisition dwellings are based on: 1. Location; 2. Condition; 3. Type of construction; 4. Proximity to services; 5. House configuration aspects/orientation; 6. Cost of upgrade and possible ongoing maintenance costs; 7. Whether the site is flood prone or on a flood plain; and 8. Whether the site may be prone to risk of fire. Depending on the area and the housing stock available, full brick or brick veneer construction is preferred however Hardi-plank, fibrous cement or cladded houses in very good condition can be purchased. The preference is that the house is on one


7

level and on a relatively flat block of land. A 2 level duplex is acceptable. Other issues to consider are distances to public transport, schools, shops and medical facilities. The property should have easy access, the front door visible from the street and all services must be connected. Locations/criteria to be avoided: • Battle-axe block; • Bulb of a Cul-de-sac; • Heritage listed; • Executive or “upmarket” areas, e.g. cost of dwelling to be in the proximity of the

average cost in area/region; • Property with an in-ground swimming pool; • In or close to other concentrated social housing areas if possible; and • Properties with high retaining walls. The dwelling is not to be in close proximity to high voltage power lines, electrical sub-stations, creeks, watercourses or marsh lands. Repairs and Maintenance Standards Maintenance covers the repair or replacement of standard dwelling items or the provision of missing items. Maintenance should not be used to enhance a dwelling. The Repairs & Maintenance process rectifies problems associated with deterioration and wear and tear. The AHO Standards are used in conjunction with the Schedule of Rates which will provide a detailed description of the items requiring R&M. The AHO Standards are intended to: 1. Institute a consistent standard for maintenance; 2. Make the property safe for occupants and visitors; 3. Permit the property to support healthy living practices; and 4. Protect the property against further deterioration. When work is conducted on Aboriginal Community Housing Provider (ACHP) dwellings, budgets are required to be taken into consideration and Workplace Health and Safety items are addressed as a priority. The internal works are addressed foremost and the external works are addressed in accordance with the available budget. The general rule is that items are replaced “like with like” and no new items are to be added to the scope of works. PLEASE NOTE: If a new construction dwelling is to b e managed by an ACHP, they are to be consulted prior to location selectio n. Feedback from the ACHP is also to be sought after the draft design of the dwe lling has been completed. The ACHP should also be consulted in regards to the removal of non-standard items and if they recommend an item is to remain, e .g., air-conditioner then a letter should be signed by the ACHP accepting futur e liability for these items and the items will also be recorded on the AHO/ACHP Management Agreement. If HNSW are to manage the dwelling these items are to be removed. The Manager (ACHP, HNSW etc.) of the dwelling must be identified prior to design or new acquisition so that:


8

• The manager can provide feedback in regards to the new construction design; and

• The manager can identify various items to remain or be removed in regards to the new acquisition.

2. Regulations

All works must comply with the provisions of the National Construction Code of Australia (Building Code of Australia is part of this code), relevant Australian Standards and all Acts and Ordinances of Commonwealth, State and Local Governments.

3. Designing or Repairs & Maintenance for People wi th Disabilities

The LAHC Project Manager is to discuss this issue with the AHO to determine whether there is an immediate need and capability to incorporate necessary modifications in the house. If it is determined that there is a need for the property to be modified an Occupational Therapist is to be consulted prior to scoping of works and the modifications recommended is to be assessed and conducted during the upgrade work. For ACHP dwellings, when the modifications have been identified and agreed upon, the AHO will seek sign-off from the ACHP, Occupational Therapist and AHO prior to the commencement of the modifications.

4. Upgrade Requirements – Remote Areas

For the purpose of this section remote areas can be defined as those towns in the north-west, far west and far south-west regions of New South Wales in accordance with the Accessibility/Remoteness Index of Australia (ARIA) definition of remote. Consult the AHO for more information regarding ARIA definition and maps.

5. Non Standard Items – Refer also to Section 4.1.3 1.1

Where there are existing features such as curtains, air conditioners, spa baths, dishwashers etc., the AHO will organise to have them removed however if the acquisition is to be managed by an ACHP, the AHO will consult with the ACHP to determine if they want the items to remain or be removed. If the items are to remain, the ongoing maintenance and replacement is the responsibility of the ACHP and the liability to the AHO will be extinguished. This decision regarding the ACHP agreement to take on the responsibility of maintaining the item/s is to be noted in the AHO/ACHP Management Agreement for the specific dwelling/s and item/s.


9

External Areas

6. Yard and Gardens

6.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - Ground levels should be

graded away from the dwelling so as to avoid water entering or pooling under the building.

6.2 Inspection Requirements a) Check ground levels around the perimeter of the dwelling. b) Large trees can cause damage to foundations, paths, paving and

driveways. Note the presence of any large trees adjacent to the dwelling and adjacent to neighbouring properties and trim or remove trees only if they are causing structural or drainage damage. Seek local authority and AHO instruction in regards to removing trees.

c) Retaining walls in the general yard with a drop of 1 metre or more must have a handrail present.

6.3 Upgrade Requirements for Acquisitions (a) Plants or palms with thorns or spiky leaves are to be removed. (b) The letterbox and landscaped gardens are to be within the property

boundary and not protrude on Council property.

6.4 NEW CONSTRUCTION AND ACQUISITION

a) Ornamental features and BBQ’s are to be removed. b) Overgrown plants are to be trimmed.

7. Fences, Gates, Paths and Paving

7.1 Minimum Requirements (a) Gates and fences are to secure the side and rear boundary and provide

safety for children.

(b) The property is to be suitably enclosed with side and rear fences. Consult the neighbours before undertaking repairs or replacement and agree to sharing costs before commencing the work.


10

7.2 Inspection Requirements (a) Timber fences are to be straight and free of rotted palings, posts and

rails. Look for signs of rot at the base of posts and at the junction of posts and rails. Metal gates and fences are to be free of rust.

(b) NEW CONSTRUCTION AND ACQUISITION - The property is to have a

secure fence and gate separating the back yard from the front yard. (c) The driveway surface is to be level and free of lifting or cracks. (d) NEW CONSTRUCTION AND ACQUISITION - Paths and paving are to

be level and crack free. There should be a path to the front entry and from the rear exit to the clothes line.

7.3 Upgrade Requirements (a) The type of new fencing must match existing neighbourhood fences.

Colorbond fencing is preferred. (b) NEW CONSTRUCTION AND ACQUISITION - A cut off fence is

required on each side of the house securing the back yard. Vehicular gates are to be incorporated in the cut-off fence.

(c) Secure rear yard fences are required for all properties. Front fences

are installed on a case by case basis for security reasons such as: • Corner blocks where pedestrians “cut the corner”. • Bus stop outside the property where people gather, especially

school children. • Other examples of heavy pedestrian traffic such as near shops.

(d) Fencing is to be repaired unless it has badly deteriorated over 70% of

its length and complete replacement is more economical. The neighbour/s must be consulted and provide 50% of the cost to replace the fence.

(e) NEW CONSTRUCTION AND ACQUISITION - There must be a 25mm gap at the base of fences securing the rear yard.

(f) New concrete driveways are to be full width. Drive strips are not

permitted.

(g) A concrete path is required from the rear of the house to the clothes line.

(h) Concrete cracks with uneven surfaces will be ground down to make surfaces level and must comply with Work Health and Safety standards.

(i) Avoid garden beds adjacent to the house as watering may cause the

soil to swell resulting in damage to house footings and walls. Remove if necessary.


11

(j) Gates are to operate satisfactorily and be repaired if required.

7.4 Upgrade Requirements – Remote Areas (a) Fences in remote areas of NSW must be more secure in nature than

those constructed in regional or capital city areas. This is to be achieved by: • Screw fixing all colour bond infill sheets to top and bottom rails; or • Constructing a metal post and rail fence with sheets fixed to both

rails.

(b) Capping is required along the top of metal fences to prevent injury.

8. Miscellaneous Items

8.1 Minimum Requirements (a) The dwelling is to contain a mailbox and house numbering. These will

be selected from AHO examples. The mailbox will be A4 size including a tube for newspapers, numbered and lockable.

8.2 Inspection Requirements (a) House numbering and letterbox is to be securely fixed in place by

concreting around base of letterbox if required. (b) The clothesline is to be stable and easy to operate with tight and

complete lines.

(c) NEW CONSTRUCTION AND ACQUISITION & R&M – An existing garden shed is to be sitting on a concrete slab, weatherproof and in a satisfactory condition. If the garden shed is to be replaced it will be at the same size as the existing but if the shed is a large size the maximum replacement size will be 6 square metres. If a garden shed is not present, new garden sheds will not be installed.

8.3 Upgrade Requirements (a) NEW CONSTRUCTION AND ACQUISITION - An external covered

patio may be installed at the rear of the house however the size is to be not more than 10 square metres.

(b) A large galvanised rotary clothes hoist with galvanised wires will be

provided. A “fold down” clothes line is acceptable for small yards. If a replacement is required the minimum sizes is to be 40 metres clothesline length for 1-2 bedroom dwellings. For 3 bedrooms and above the length is to be 50 metres.


12

(c) In remote areas, if an outdoor food preparation area is installed by the ACHP for the preparation of traditional foods, it must meet WH&S requirements.

Structure

9. Roof

9.1 Minimum Requirements (a) The roof covering, gutters, downpipes and all visible timberwork is to be

in good condition.

9.2 Inspection Requirements (a) The roofline is to be straight without waves or signs of sagging. Roof

covering is to be securely fixed and free of cracked tiles or rusted sheeting.

(b) Gutters and downpipes are to show no evidence of holes or rust.

Rainwater should discharge into an appropriate stormwater system and be directed away from the residence.

(c) Eaves linings must not be water stained and fascia boards free from rot. (d) Check that flashings to roof penetrations, chimney, vent pipes and flues,

are securely fixed.

9.3 Priority Repairs (a) Each dwelling must have a roof covering that provides complete

weather protection and a roof plumbing system that collects and channels rainwater away from the building.

(b) Immediate action is required to replace cracked or missing roof or ridge tiles, severely rusted metal deck sheeting and replace or refix guttering when rainwater is being channelled back into the dwelling.

(c) When complete roof covering replacement is necessary, metal roofing is the preferred option and also includes the installation of sarking and/or insulation as appropriate. Consult with ACHP regarding colours.

9.4 Roofing Repairs and Maintenance (a) All roof penetrations and junctions are to be flashed in order to

maintain a watertight structure. (b) Metal roof sheeting is to be corrosion free, securely fixed without loose

edges, lifting sheets or protruding screws.


13

(c) Tiled roofs should have all tiles and accessories secured and free from major defects.

(d) Gutters are to have adequate falls to downpipes and both free of

blockages.

10. External Walls

10.1 Minimum Requirements (a) Brick walls are to be straight, in a sound condition and free of cracking.

10.2 Inspection Requirements (a) Inspect the mortar in the brick joints to ensure that it is in good condition

and is not crumbling. The mortar is to be of a uniform colour throughout. Lintels above door and windows are to be free of rust.

(b) The ground level is to be below the internal floor level. Check for the presence of a damp proof course. Weepholes should be unobstructed.

(c) External cladding should be firmly fixed with no breaks, cracks, rotting

or deteriorated surfaces. If complete re-cladding is undertaken, install wall insulation if not already present.

11. Subfloor Space

11.1 Minimum Requirements (a) Any subfloor space is to be readily accessible and ventilated.

11.2 Inspection Requirements (a) NEW CONSTRUCTION AND ACQUISITION - A visual inspection

should confirm the presence of a termite shield.

(b) R&M & NEW ACQUISITION – During inspection pay attention for any evidence of pest or termite activity. R&M - Immediate action is required if a termite infestation is encountered.

(c) A musty smell may indicate a ventilation or dampness problem which

will need to be rectified. The extent of the problem will determine the actions to rectify. Consult with AHO PM.

(d) R&M - Signs of structural failure should be recorded and referred to the AHO for further instruction.

(e) R&M - Brick piers or timber stumps, in danger of collapse, are to be repaired or replaced.

(f) Timber bearers and joists are to be structurally sound and free of any

visible signs of deflection or damage.


14

(g) Trims, fascia and bargeboards are to be straight, firmly fixed and without rotting or cracking.

12. Veranda, Porch and Steps

12.1 Minimum Requirements (a) All porches, balconies, patios, verandas, landings, steps, handrails and

balustrades are to be safe for occupants and visitors and repaired if a Work Health & Safety hazard exists.

12.2 Inspection Requirements (a) Concrete or timber steps are to be free of concrete spalling or rotted

timber, even and free of cracking. (b) Timber floor decking or concrete slab to veranda or porch are to be

level and free of damage. (c) Handrails and railing must be present, and in good condition, where the

ground level is more than 1000mm below the veranda/porch floor level. (d) Check the base of veranda posts for timber deterioration/damage.

12.3 Upgrade Requirements (a) Where handrails are required they are to be constructed from heavy

duty galvanised steel.

(b) All components are to be structurally sound, without signs of corrosion, timber rot or failure. Replacement materials are to match existing however if a full replacement is required, low maintenance materials are to be used.

12.4 Upgrade Requirements – Remote Areas (a) For repairs, timber decking is to replace current timber decking. If a

timber veranda decking or subfloor screening requires full replacement a low maintenance wood composite material must be considered.

13. Car Parking

13.1 Minimum Requirements (a) NEW ACQUISITION - It is desirable that the property has covered off-

street car parking facilities however if a carport is not in existence a new carport will not be installed.

13.2 Inspection Requirements (a) The structure is to be in a sound condition and waterproof. Door(s) are

to open and close easily.


15

13.3 Upgrade Requirements (a) The AHO policy requires remote garage door motors and controls to be

removed unless the recognised tenant has a disability, it is a double garage door or the identified ACHP has requested the item to remain. If HNSW is managing the property the items must be removed.

Internal Areas

14. Entry and Hallway

14.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - The front entry layout is

to provide privacy for the residents. It is preferred that the front door does not open directly into living areas.

14.2 Inspection Requirements (a) NEW CONSTRUCTION AND ACQUISITION - The front entry and

hallway/corridor layout is to permit the easy movement of furniture, wheelchairs and ambulance stretchers.

(b) NEW CONSTRUCTION AND ACQUISITION - Entry and circulation

space is to be wide enough to accommodate people with disabilities or capable of being modified at minimal cost.

15. Bedrooms

15.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - The main bedroom

should be large enough to accommodate a queen size bed and bedside drawers on each side of the bed (generally 3m clear of wardrobes).

(b) NEW CONSTRUCTION AND ACQUISITION - All other bedrooms are

to be capable of accommodating two single beds plus bedside drawers, study table and chair.

(c) NEW CONSTRUCTION AND ACQUISITION - Existing built-in

wardrobes can remain but if these are not present then all bedrooms are to be large enough to accommodate wardrobes. Replacement built-ins to be installed will only provide full length shelves and rods with proper support. Drawers will not be installed.

15.2 Inspection Requirements (a) Bedrooms are to be located away from living areas but within easy

access to the bathroom. (b) Built-in wardrobes are to be in good condition.


16

(c) NEW CONSTRUCTION AND ACQUISITION - In new acquisition dwellings mirrored doors are to be removed and replaced with vinyl coated doors however if managed by an ACHP then the AHO will consult with the ACHP to determine if they remain or are removed.

16. Living and Dining

16.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - These areas may be

separate or integrated but must provide sufficient space for the furniture and services as provided for the intended number of occupants.

(b) NEW CONSTRUCTION AND ACQUISITION - The dining and kitchen is

to be adjacent with easy access between both.

16.2 Inspection Requirements (a) NEW CONSTRUCTION AND ACQUISITION - The area(s) are to permit

several furniture layout options. (b) NEW CONSTRUCTION AND ACQUISITION - Easy access to an

external covered area is desirable but not essential.

17. Kitchen

17.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - The kitchen is to be

located adjacent to the dining area and there should be a good working relationship between the food preparation and food storage areas.

(b) NEW CONSTRUCTION AND ACQUISITION - There is to be adequate

under bench and overhead cupboards for the storage of cooking utensils and food items. Cupboards and handles are to be in good condition.

(c) NEW CONSTRUCTION AND ACQUISITION - Space to accommodate

a large capacity refrigerator. (d) Four top heating element stove, range hood and sink are to be in good

condition.

17.2 Inspection Requirements (a) Faulty electrical or gas fixtures must be repaired urgently.

(b) Cupboards and bench top are to be in good condition with no water

damage. Check cupboards under sink and drainer. Handles are to be firmly fixed and drawers open and close easily. All laminate is to be in good condition without evidence of lifting or peeling.


17

(c) Tiled splashback should be fully grouted with no broken tiles.

17.3 Upgrade Requirements (a) New stoves are to be electric single upright units with an enamel finish,

four solid top heating elements, timer, separate oven and grill, control knobs at the rear and an isolation switch fitted. The stove must be securely fixed to the wall to prevent it tipping over. The area behind the stove must be tiled in line with the splashback tiling.

(b) If the kitchen requires a complete upgrade then an upright stove is to be

installed regardless as to whether the existing kitchen is fitted with a separate cook top and under bench oven.

(c) The silicone seal to bench-top and splashback is to be in good

condition. (d) NEW ACQUISITION - the water filters are to be removed under AHO

policy. Dishwashers will be removed if the property is to be managed by HNSW however if managed by an ACHP then consultation with the ACHP will determine if it will be removed or retained.

(e) Flick mixer taps will not be fitted unless replacing already fitted flick mixer taps.

(f) Cupboards should be functional and vermin proof, drawers slide

smoothly, doors open and close freely. Minor signs of wear and discolouration are acceptable but laminates should not be lifting. Repair if necessary.

(g) Bench tops are to be fixed firmly with minimal delamination or water damage. Seals along walls and around the sink are to be intact to prevent water penetration and damage. Repair or replace when extensive water damage or delaminating is evident.

(h) Use only high moisture resistant materials for replacement cupboards

and bench tops.

(i) Sink unit is to be securely fixed and drain properly with no leaks. Should the sink require replacement then install a one and a half bowl stainless steel sink, space permitting.

(j) Taps are to operate freely and not leak. Repair/replace if necessary.

(k) Stove is to be securely fixed to prevent tipping.

(l) Colours for replacement items must be selected from AHO colour schemes in consultation with the ACHP.


18

17.4 Upgrade Requirements – Remote Areas (a) Kitchen sinks are to be fitted with rubber plugs.

18. Bathroom, Toilet and Ensuite

18.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - It is desirable that

houses with four or more bedrooms have at least two toilets and showers.

(b) NEW CONSTRUCTION AND ACQUISITION - Bathrooms are to have a

separate bath and shower. (c) NEW CONSTRUCTION AND ACQUISITION - A toilet separate to the

bathroom is preferred except for 2 bedroom units. (d) Rooms containing a bathtub, shower or toilet are to have natural

ventilation and also be mechanically ventilated. (e) NEW CONSTRUCTION AND ACQUISITION - It is preferred that these

rooms are located adjacent to external walls.

18.2 Inspection Requirements (a) These areas are to contain the necessary fittings including soap holder,

toilet roll holder, towel rails, vanity unit, mirror, toilet and cistern, shower and bath.

(b) Major leaks and faulty electrical fixtures are to be repaired with priority and immediately.

(c) Shower screens, mirror and ceramic fittings should not be chipped or

display cracks. (d) Shower screen doors are to slide or swing smoothly. (e) The vanity unit is to show no signs of water damage. (f) Check for the presence of water saving fixtures as these must be

installed prior to occupation. (g) Fixtures are to be in good working order: toilets must not leak at the

base and must flush properly; showers, baths and basins must be sealed at the edges and drain quickly.


19

18.3 Upgrade Requirements (a) Bathrooms, toilets and en-suites must have a functioning ceiling

exhaust. (b) If a bathroom requires renovating or the vanity needs to be replaced

then a high moisture resistant vanity unit on legs must be installed. A hobbless shower is required for modified dwellings. Soap holders are to be surface mounted. The section beneath the vanity is to be tiled (with same or similar colour and size) if it is replaced with a vanity on legs.

(c) Fixtures and fittings are to be securely fitted, free from cracks,

complete and operating and leaks are to be repaired and areas are to be water proofed where required.

(d) Adjacent rooms should have no evidence of water penetration from

bathroom. (e) To have both natural and mechanical ventilation. (f) Vanity unit to have minimal delamination or water damage.

Replacement unit must be high moisture resistant material. (g) Taps are to operate freely and there should be adequate water

pressure. (h) Shower and mirror to be free of cracks or sharp edges. (i) Floor is to grade evenly to a floor waste. (j) Door hardware is to contain a privacy latch. (k) When complete refurbishment is required then the whole of the room is

to be treated as a wet area as defined in the Building Code of Australia. The ACHP should be consulted regarding selection from AHO Colour Scheme.

19. Toilet – Repairs and Maintenance

19.1 Priority Repairs (a) Major leaks or blockages are to be repaired as soon as possible.

19.2 Repairs and Maintenance (a) Pan and cistern are to be securely fixed, free from cracks, complete

and operating. No evidence of leakage. (b) When replacing cistern install dual flush system. (c) Door hardware must have a privacy latch.


20

(d) Natural ventilation is to have no obstructions. (e) Storage shelf is to be in good condition. (f) Hand basin to be securely fixed. (g) Taps are to operate freely and not leak.

(h) Colours for new materials must be selected in consultation with ACHP

from AHO Colour Scheme.

20. Laundry

20.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - Stainless steel or

polymer tub and rust resistant cabinet with washing machine rinse by-pass assembly.

(b) NEW CONSTRUCTION AND ACQUISITION - Sufficient floor space

next to the laundry tub to accommodate a large capacity washing machine.

(c) NEW CONSTRUCTION AND ACQUISITION - A storage / broom

cupboard or space to install a cupboard. (d) NEW CONSTRUCTION AND ACQUISITION - Clear wall space to

house an electric clothes dryer.

20.2 Inspection Requirements (a) The tub and cabinet is to show no signs of rust and there is to be no

evidence of water damage in cupboards.

20.3 Repairs and Maintenance (a) Laundry tub and cabinet is to be securely fixed in position and free of

major damage or severe rust. Repair or replace. (b) Taps and spout are to be in good working order. Repair or replace. (c) Floor is to be evenly graded to an outlet. (d) Storage unit is to be free of major water damage. (e) When a complete refurbishment is required the whole of the room is to

be treated as a wet area as defined in the Building Code of Australia. Colours for new materials must be selected in consultation with the ACHP from the AHO Colour Scheme.


21

Doors and Windows

21. Doors and Door Furniture

21.1 Minimum Requirements (a) NEW CONSTRUCTION AND ACQUISITION - External doors are to be

solid core, hung on three hinges and lockable. Weather excluder must be fitted. A peephole is required to the front door.

(b) External doors must be fitted with a security and insect-screened door.

Key operation from outside and latch internally. (c) NEW CONSTRUCTION AND ACQUISITION - In new acquisitions one

external door is to have a minimum clear opening of 850mm or easily adaptable to this opening width if required in the future.

21.2 Inspection Requirements (a) All doors and door hardware is to be in good condition. Doors are to

open and close easily and not bind or scrape.

21.3 Upgrade Requirements (a) External solid doors must be solid core, waterproof construction, fitted

with a weather extruder and fitted with a double cylinder dead latch (which automatically unlocks the internal knob on entry to the house) and a passage set. Doors to be keyed alike. Deadbolts are not permitted.

(b) Bathroom, toilet and en-suite doors must be fitted with a privacy set. (c) NEW CONSTRUCTION AND ACQUISITION - Sliding security doors

are required to all external sliding doors. (d) One way vision security mesh to external doors is not permitted. (e) On completion of the upgrade 2 sets of keys, clearly tagged, are to be

provided to the AHO or ACHP (which ever is applicable). (f) Doorstops are to be fitted to all doors.

(g) All doors are to operate freely without binding or scraping. Minor dents

and scratches are to be patched. Significant indentations, warping and delamination will require the doors to be replaced.

(h) Doors are to be tightly fitted to the door jamb and the jamb securely fixed to the wall frame.

(i) Locking and latching hardware is to operate freely and have no missing components.


22

22. Windows and Glazing

22.1 Minimum Requirements (a) All windows are to be provided with sturdy insect screening. (b) Windows are to be lockable in both an open and closed position. The

open position is to be 100mm.

22.2 Inspection Requirements (a) Windows and locks are to be in good working order. Replace any

broken or cracked glass. Replace window locks where there are no keys. Locking and latching hardware must be firmly fixed and operating effectively.

(b) Check all windows to ensure they open easily without binding and

sashes are to hold open in all positions. (c) Insect screens must be fitted to all opening components and be in good

condition. (d) Ensure obscure glass is fitted to bathroom and toilet windows.

(e) For timber windows, check for timber deterioration in frames and

sashes and repair as required. Aluminium windows - minor powdering and pitting is acceptable and requires no maintenance. If timber windows need to be replaced then replace with aluminium windows.

22.3 Upgrade Requirements (a) Curtain rods are to be retained.

(b) NEW CONSTRUCTION, ACQUISITION and R&M: Vertical blinds,

Holland blinds and curtains are to be removed however if managed by an ACHP they are to be consulted and they may remain if requested. Holland blinds to be installed on all front windows of houses only and the side windows facing the street if on a corner block.

(c) A support is to be installed above all windows and include curtain rod brackets.

(d) Window security screens/grills will not be fitted and are to be removed.

(e) Powered window shutters must be removed. (f) Keyed window locks, keyed alike, must be fitted to all opening

windows.


23

(g) If windows need replacing then these are to be fitted with vent locks. (h) NEW CONSTRUCTION AND ACQUISITION - Louvre windows are to

be replaced. Floor Finishes

23. Floor Finishes

23.1 Minimum Requirements (a) Carpet is to be in reasonable condition with no significant wear or tear,

holes, lifting, or stains.

(b) Vinyl flooring is to be in good condition with no significant signs of wear, lifting, bubbling or cracking.

(c) Polished timber floorboards and floating floors are to be in acceptable condition with no gaps between boards, warping, twisting or holes in any boards.

(d) Ceramic floors in bathroom, shower, toilet and laundry are to be in a

sound condition with no missing or cracked tiles.

23.2 Inspection Requirements (a) Where carpet or vinyl is in poor condition remove and replace (refer to

4.1.23.3 (a)). (b) Where floorboards or floating floors are not in good condition discuss

re-finishing procedures with the AHO. Alternatively, sheet over floorboards with carpet or sheet vinyl or remove floating floor and replace with sheet vinyl or carpet.

(c) Finishes are to be appropriate for the intended use of the room.

(d) Worn polished floor boards are to be re-sanded or overlayed with carpet

or vinyl sheeting. Re-sanding and polishing is only to be considered when it would be more economical than overlaying with carpet or vinyl.

(e) Ceramic floor tiles are to be non-slip and evenly graded to a floor waste. Tiles are to be securely fixed with fully grouted joints. Replace missing tiles where possible instead of re-tiling the whole area.

(f) Note any major floor deflections and check sub-floor for possible cause of the problem. Any evidence of water entry in the sub-floor space should be recorded.

(g) Colours for new materials must be selected in consultation with ACHP from AHO Colour Scheme.


24

23.3 Upgrade Requirements (a) Vinyl flooring must be welded sheet vinyl and generally 3mm thick –

heavy duty domestic grade.

(b) Carpet shall be domestic extra heavy duty, level loop pile with a composition of 90% wool and 10% nylon, with a zero or nil spread of flame and a very low smoke developed index.

(c) In instances where all the floor coverings are to be replaced, i.e. both carpet and vinyl, then sheet vinyl must be laid in high traffic areas such as corridors and family rooms.

(d) Re-carpet room, including underlay, in preference to the whole house but match new carpet as close as possible to the adjacent carpet.

23.4 Upgrade Requirements – Remote Areas (a) Carpet, if required, must only be installed in bedrooms.

24. Walls and Ceiling Finishes

24.1 Minimum Requirements (a) Walls and ceilings are to be in a good condition.

24.2 Inspection Requirements (a) There must be no evidence of cracked plaster, punctures or moisture

damage particularly to walls adjacent to bathroom, toilet or laundry.

25. Painting

25.1 Minimum Requirements (a) Paint work is to be in good condition with minimal discoloration, paint

failure, flaking or peeling.

.25.2 Inspection Requirements (a) Neutral tones are preferred – refer to AHO colour schedules.

25.3 Upgrade Requirements (a) For paint types see AHO Standard Specifications – Page 42.

(b) Unless surfaces have previously been painted with oil based paints

then the application of water based paints is preferred.

(c) Feature walls are to be consulted with ACHP and Tenant before painting over.


25

(d) If a re-paint is required refer to AHO Colour Scheme.

(e) Water resistant materials must be used when installing new linings in the bathroom, toilet, kitchen and laundry.

(f) Ceramic skirting and wall tiles in wet areas must be present and securely fixed in place.

(g) Tile splashbacks must be fitted in kitchen and laundry.

25.4 Repairs and Maintenance (a) All walls and ceilings are to be fully lined, free of holes, cracks and the

effects of water damage. (b) When whole rooms are to be painted fill all minor indentations prior to

painting. Patch holes or replace linings where necessary. (c) Cornices are to be securely in place.

(d) Only recognised premium quality paints are permitted.

(e) Minor discolouration, powdering or fading is acceptable.

(f) Areas to be painted are to be thoroughly cleaned and properly

prepared in accordance with paint manufacturer’s instructions. Two finishing coats of washable paint are required.

(g) The treatment of lead based paints must be in accordance with current Environmental Protection Authority guidelines and Australian Standards.

(h) Paint colours must be selected in consultation with ACHP from AHO

Colour Scheme.

Water Supply

26.1 Minimum Requirements

(a) NEW CONSTRUCTION AND ACQUISITION: The dwelling must be separately metered and provided with a clean, fit for drinking water supply.

(b) Hot and cold water is to be available to all fittings in the kitchen, laundry,

bathroom and toilet. (c) A garden tap is to be located at the front and rear of the property.

(d) Water saving devices must be fitted in all dwellings.


26

26.2 Inspection Requirements

(a) Taps are to operate freely and deliver an appropriate level of water pressure. Tap washers are to be replaced where required.

(b) If a rainwater tank is not already installed it will not be provided.

Rainwater tanks will only be provided when specifically required by a Development Application (DA) for new construction.

(c) Where rainwater tanks are located on the property then mesh screens

must be present and the tank fitted with a first flush device. The roof is to be inspected for the presence of lead flashings.

26.3 Upgrade Requirements

(a) The water meter must be protected from vehicular traffic. (b) NEW CONSTRUCTION AND ACQUISITION - Hot water heaters

located within the house must be relocated to the outside. Units located in a garage may remain.

26.4 Repairs and Maintenance

(a) Repair any leaking pipework or taps with major leakage problems. (b) Repair leaking rain water tanks or replace if necessary. (c) The galvanised pipework is to be in good condition. Where it has

deteriorated and there is inadequate water pressure then it is to be replaced with copper or PVC.

(d) All pipework is to be adequately supported with no evidence of water

leaks. (e) Check hot water pipes to see whether insulation has been installed.

Provide insulation where possible. (f) Test the operation of the pressure relief valve on the hot water heater. (g) Water tanks must be connected to roof plumbing, soundly supported

and rust and leak free. Replacement tanks are to be sized to suit the intended number of occupants.

(h) If present, ensure the pressure pump is operational and that it is

connected to a waterproof power point. (i) When a water tank is present check the roof and flashings to ensure

there are no lead based products.

(j) If the tank has a water pipe going into the kitchen and the kitchen is replaced, a permanent sign stating “Not for Drinking” must be fixed


27

directly beside the kitchen tap outlet. A copy of the NSW Water Tanks Guidelines should also be given to the ACHP. If the tap is not re-installed in the kitchen, a tap can be fitted where the water pipe runs up the wall to the kitchen or fitted onto the tank if the previous tap has been removed. CHECK WITH LOCAL AUTHORITIES .

(k) Water tanks to be constructed from galvanised steel, fibreglass or plastic and must be specifically manufactured for storing drinking water.

Sewerage and Stormwater


(a) The sewerage and stormwater system should comply with Australian Standards and installed in accordance with Local Authority requirements.

(b) Blocked, cracked or leaking sewerage lines and obvious surface seepage or backflow from septic tanks must be investigated and repaired immediately.

(c) Depressions adjacent to the house or footings, causing major ponding problems, are to be filled and the ground graded away from house.

(d) The sewerage system must be fully covered and contain vents and a boundary trap.

(e) Septic systems must be suitably located to enable easy access for

pump-out or maintenance activities and protected from damage by motor vehicles.


(a) There should be no unpleasant odours and a visual inspection should show no signs of discharges above ground.

(b) Ensure all down pipes are connected to the stormwater systems.

Ponding should not occur near or around the house. (c) Toilets are to flush easily. Water from sinks and basins must drain

quickly. (d) The Septic tank system is to be checked by a licensed plumber to

confirm that it is operating satisfactorily. (e) Gutters and downpipes must be in good condition.


(a) Toilets when replaced must be fitted with a dual flush system.


28

(b) Sewerage lines are to have adequate falls, discharge freely and be

properly vented. Conduct a random check of fixtures to confirm water escapes freely.

(c) Overflow gulleys are to be present, covered with a grate and unobstructed.

(d) The septic tank, including a removable access lid, is to be in reasonable condition with no obvious cracking. If required, the tank is to be suitably protected from vehicular damage.

(e) Downpipes are to be properly connected and embedded to ensure the rainwater discharges into drainage lines and not onto the property.

(f) If the septic tank requires replacement the ACHP will be consulted regarding the number of potential occupants and visitors so that a new septic system has the necessary capacity. Septic systems that require specialist maintenance should be avoided.

Electrical Supply and Fixtures


(a) The dwelling must have a lockable and weatherproof meter box including meter board, circuit breakers and safety switch. The electrical system must be properly earthed.

(b) Each room to be fitted with lights, light switches and where existing

power points require replacement double power points to be installed. (c) Stove and range hood. (d) Hot water heater. (e) Exhaust fans in bathrooms. (f) TV outlet and cable to roof space (antennas are not provided unless in

a multi unit block). (g) Smoke alarms connected to a permanent supply (hard wired).


(a) A visual inspection is to be conducted to ensure that all electrical items including circuit breakers, electrical wiring, power points, light switches and light batten holders are in good condition. Repair or replace where necessary.


29

(b) For older dwellings a detailed inspection by a licensed electrical contractor is to be undertaken to ensure the wiring and electrical components are safe and meet current Australian Standards.


(a) Smoke alarms, including test button, are to be hard wired to an active supply with a sealed 10 year lithium battery back-up. Alarms must also be fitted with a hush button.

(a) NEW CONSTRUCTION AND ACQUISITION - When replacement of

an existing light fitting/s is required, a twin fluorescent light with diffuser is to be installed in the kitchen. Single fluorescent lights are also acceptable in the laundry, bathroom, garage or carport.

(b) Bayonet type batten holders are to be used internally. (c) NEW CONSTRUCTION AND ACQUISITION - Oyster or dome type

light fittings are to be used for all external lights. (d) NEW CONSTRUCTION AND ACQUISITION - Security / sensor lights

are to be retained. (e) NEW CONSTRUCTION AND ACQUISITION - Remove down lights

and recessed lights. (f) Electric hot water heater is to be sized accordingly: 250 litres for 2

bedroom units, 315 litres for 3 bedrooms and 400 litres for 4 or more bedrooms. Tempering valve must be fitted.

(g) NEW CONSTRUCTION AND ACQUISITION - Hot water units are to

be located outside the house, on a secure base, or in the garage. Units located internally are to be relocated outside.

(h) Light fittings must be fitted with low energy globes prior to handover of

the property to the AHO. (i) NEW CONSTRUCTION AND ACQUISITION - Existing satellite dishes

and antennas to be removed unless requested to remain by ACHP. (j) NEW CONSTRUCTION AND ACQUISITION - Ensure that there are

adequate power points throughout the property. When replacement is required, single power points are to be replaced with double power points.

(k) NEW CONSTRUCTION AND ACQUISITION - The main bedroom only

to have 2 double power points. (l) A functioning digital antenna point must be installed and the cable

provided into the ceiling space.


30

28.4 Repairs & Maintenance

(a) Arial power supply is to be securely fixed and unobstructed by trees.

(b) Check whether a residual current device (safety switch) has been installed and install where none is present.

(c) Power points, light switches and lights must be in working order.

Replace any faulty or cracked fittings. Damaged single power points are to be replaced with double power points. Install additional light fittings where lighting is inadequate. The capacity of electrical circuits must first be checked by an electrician.

(d) Stove top elements, griller and oven are working and in good order and

the stove is securely fixed to prevent tipping. Repair faulty items but if beyond economical repair the stove is to be replaced. (See Standard Specifications - Page 36).

(e) A range hood (no ducting) is installed above the stove.

(f) Exhaust fan(s) are functioning properly.

(g) The hot water heater, located on a firm base, is to be fitted with a

tempering valve (temperature control valve).

(h) Hard wired smoke alarms have been fitted and are fully operational.

(i) Ensure all external power points are waterproof power points.

(j) The earth stake and earth wire connection is in good condition and an electrical contractor required to test that the system is adequately earthed.

28.5 Upgrade Requirements – Remote Areas

(a) A lockable galvanised steel cage is to be fitted around hot water units – consult the AHO.

Gas Supply and Fixtures


(a) If a gas service is present, it must be in a safe condition and in compliance with authority requirements. The gas meter is to be securely fixed and in an accessible position.

(b) LPG bottles must be secured in an upright condition, on a firm base and

protected from damage.


31


(a) All pipe work must be securely fixed. Regulators and control valves must be fitted and easy to operate and no leaks are present.

(b) For LPG installations - shut-off valves and regulators must operate

smoothly. Check the date on the compliance plate. The local authorities are to be consulted to check whether the LPG installation is in compliance with existing regulations.

(c) The stove must be in good condition and all components tested. (d) The hot water heater must be on a firm base and fitted with a tempering

valve. Check the adjustable gas controller to ensure that it is operating correctly.


(a) Install a new hot water heater or stove where it is considered uneconomical to repair the existing or where these items are nearing the end of their useful life, e.g. signs of damage or rust.

(b) If natural gas is available then it is to be considered for cooking,

heating and hot water. Convert from LPG to natural gas. (c) Installation of a natural gas bayonet outlet in the living area for a space

heater.


(a) Gas bottles are to be housed in a lockable galvanised steel cage – consult the AHO.

Climate Control


(a) Avoid the purchase of a dwelling where a significant percentage of the windows face the westerly direction. Confirm the westerly direction and if a significant number of windows, e.g. bedrooms and living rooms face the west, the dwelling is to be avoided if possible, unless suitable shading solutions can be provided.

(b) Roof space must be insulated. (c) The main living area is to have a space heater of sufficient capacity to

heat the room. The capacity is defined by the manufacturer’s specifications in regards to the area to be heated. The space heater options are either gas or fan forced wood combustion (Wood


32

combustion types see AHO Standard Specifications – Page 36). Dwellings which have an electric heater as the main heating source can be replaced with a gas or wood heater however local environmental requirements are to be considered. If a reverse cycle air conditioner is installed this is considered to be an adequate heating source and no additional heating options will be available.

(d) Ceiling fans, where practicable, may be installed in each bedroom and the general living area.


(a) Ensure that the space heater is in good working condition and securely fixed in position.

(b) Ceiling fans are to be securely fixed, rotate smoothly and show no signs

of damage. (c) NEW ACQUISITION - In new acquisition dwellings where fully ducted

air conditioning, a split system or evaporative cooling is installed, consult the selected ACHP to determine if the AC will remain or be removed. If HNSW are managing the dwelling the unit will be removed and the ducted system capped off in the ceiling and vent outlets are patched.

(d) Air-conditioning will not be installed unless there are specific medical grounds supported by a Doctor/Specialist Certificate and will be assessed on a case by case basis.


(a) All properties require heating. The heating source can be a fixed flued gas space heater or a fan forced wood combustion convection type heater. The installation of the latter may require local authority approval.

(b) The roof space must be insulated.


(a) The living area is to contain a space heater of sufficient size to heat the room. The heater is to be in a safe condition and securely fixed in position.

(b) Wood heaters must be flued externally. Check areas around

penetrations for evidence of water entry. (c) Fixed gas heaters must be vented. Check areas around penetrations

for evidence of water entry.


33

(d) The roof space is to be checked to see whether insulation is present. Install where required.


(a) Ceiling fans to be installed subject to floor to ceiling clearance height as per the Building Code of Australia.

(b) Ceiling ventilation fans (Whirly birds) to be installed – generally 2 per

house. (c) External fixed window shade screens may be required for windows

facing north and west.

30.6 Options

(a) Natural gas, if available is the preferred option. (b) LPG gas or fan forced convection type wood heaters would be the

second option. The local authority should be consulted before a wood combustion heater is considered.

(c) Electric space heater if the above options are not viable.

Procedures for Non-Standard Items

31.1 Items and Actions

(a) The table below details actions to be taken when purchasing and upgrading a property.

Fixture Action Requir ed In-Ground Pool Do NOT purchase property. Above Ground Pool To be removed by the owner prior to settlement. Security System Remove. Leave external siren/strobe light box. Sensor Lights Leave if in sound working condition. Window Shutters Remove if electrically powered. Window Security Screens Remove – consult the AHO prior to removal. Dishwasher Disconnect and remove from site if HNSW

managed or consult with ACHP. ACHP to maintain or replace if replacement required

Ceiling Fans Leave if in sound working condition. Spa Bath Decommission. Remove if externally fitted. Curtains Store on site if in good condition. Garden Shed Leave if in sound working condition. Watering System Remove. Air conditioning Remove unless the ACHP agrees to provide


34

ongoing maintenance and replacement responsibilities.

All non standard electronic or electrical devices

Remove unless the ACHP agrees to provide ongoing maintenance and replacement responsibilities.

Miscellaneous Items or Requests (a) Garages will not be converted into bedrooms. (b) Solar electric panels will not be installed unless approved by the AHO

Strategic Housing Operations & Programs Director.


35

STANDARD SPECIFICATIONS 2014


36

1.0 General

All work must comply with the provisions of the Building Code of Australia, relevant Australian Standards and Acts and Ordinances of Commonwealth, State and Local governments. Refer to the Schedule of Rates for the extent of work.

2.0 Demolition & Removal of Fixtures - Generally

Perform all demolition work or removal of fixtures, concrete, brickwork and other materials as required by the work. Demolished materials are the property of the contractor and must be removed from site and disposed of in a legal manner. Take all precautions necessary to protect the health of persons on or within the vicinity of the works from conditions which may be risky to health, including the effects of dust or other hazards in accordance with WH&S Guidelines.

3.0 New Materials - Generally

When the complete removal of existing items and the supply and installation of new materials or items is required, refer to the Schedule of Rates. All new items are to match existing where possible. Prepare and paint as required.

4.0 Concrete Work

This section generally refers to formwork, reinforcement, joints, concrete and concrete finish associated with the construction of paths, paving and driveways. Driveways are to be constructed in accordance with current Australian Standards. Remove all turf, topsoil and the like from areas to be paved or a driveway installed. Unless otherwise directed paths and paving are to be a minimum 75mm thick and 900mm wide. Driveways shall be a minimum 100mm thick on a compacted sub-base and include reinforcing mesh. Provide control joints at maximum 1800mm centres, bitumen impregnated felt jointed strips the full thickness of the concrete and v-joints above. Concrete should generally only be placed within a temperature range of 10 deg. to 32 deg. C. After screeding, produce the final finish. Paths, paving and driveways shall be finished to a slip resistant wood float or broom finish. Where existing paving or driveway is to be removed for construction of new paving or driveway, the section to be removed must be “saw cut” to provide a neat joint.


37

Include for excavation, formwork, concrete supply, non-slip finish, removal of formwork and surface restoration.

5.0 Electrical Services

All electrical work must be carried out in accordance with the requirements of Australian Standards and meet the Local Supply Authority requirements. During the course of work notify the Project Manager if any faulty items are discovered which are not covered by the Schedule of Rates. Remove all redundant fittings and faulty wiring and supply and install all necessary fittings, materials and accessories to complete the works. Install additional circuits as required. Electric Exhaust Fans: Must be installed in accordance with the manufacturer’s recommendations. Stove: Enamel finish with four top heating elements, timer and separate grill and oven. Control knobs are to be at the rear of the stove. The stove must be securely fixed to the floor or wall to prevent tipping over. All new and replacement stoves are to be fitted with an isolation switch. Elevated Oven and Hotplate: Supply and install new and to be similar to existing to permit re-use of existing cupboards. Range Hood Exhaust: Minimum 2 speed fan, diffuser light and separate light switch. Ducting will not be fitted. To be installed in accordance with the manufacturer’s recommendations. Smoke Alarms: Smoke alarms, including test button, are to be hard wired to an active supply with a sealed 10 year lithium battery back-up and comply with current Australian Standards. Wood Heaters: A single power point is to be installed in close proximity (as per Australian Standards) to the convection type – fan forced wood heater. The models approved by the AHO must comply with the current NSW Land & Housing Corporation Standards.

6.0 Plumbing

Provide and connect plumbing and drainage as required by the Local Authorities. Connect / install sanitary fixtures in positions as required by the work. Disconnect hot and cold water service installation when required by the work and reconnect on completion. Supply and fix accessories, including bolts, brackets, putty, mastic, mortar, and the like, necessary for the correct installation of the fixtures in accordance with the manufacturer's recommendations and requirements of the Local Authorities. Wastes and grates to be chrome plated brass or stainless steel.


38

Provide each fixture with the accessories, including taps, valves, outlets, and the like, necessary for the proper functioning of the fixture, compatible with the fixtures they serve. Arrange for testing and inspections as required by the Local Authority. On completion leave all services in full operating condition. Water heater to have tempering valve installed. Replacement hot water heaters must be seated on a concrete 100mm thick slab and comply with the following recommendations: Electric – Off-Peak No of Bedrooms No of People Storage – Litres 2 2 – 4 250 3 3 – 5 315 4 4 – 6 400

Natural Gas No of Bedrooms No of People Storage - Litres 2 2 – 4 90 3 3 – 5 135 4 4 – 6 170

7.0 Roofing and Roof Plumbing

Roofing tiles and roof sheeting required to be replaced shall be installed in accordance with the manufacturers written recommendations for the particular situation. Replacement gutters shall be colorbond zincalume steel and in continuous length. Gutters to have a minimum fall of 1:200 to outlets and fitted with gutter brackets at maximum 1200mm spacing. Gutter brackets and over straps must be compatible with the guttering. Replacement downpipes shall be colorbond zincalume steel and be a minimum of 100x50mm or 75mm diameter. Prevent direct contact between incompatible materials. Where gutters, downpipes or stormwater lines are required to be cleaned or repaired ensure all are left in an operating condition.

8.0 Carpentry and Joinery

Replacement sheet flooring to bathroom, toilet or laundry shall be compressed fibre cement sheeting with a thickness of 15mm for 450mm joist spacing and 18mm for 600mm joist spacing.


39

Do not use fibreboard for skirtings, architraves or door frames.

9.0 Doors

Door frames and door jambs shall be from solid timber. Prime timber doors on all faces and edges before hanging. Door thickness: 35mm internal and 40mm external: (a) Solid core doors with waterproof ply veneer, on 3 hinges, to all external

doors (b) Cell core doors with ply veneer, on 2 hinges, to all internal doors. Provide a weather excluder to external doors. Provide heavy duty door stops to all doors. Supply and install proprietary brand pre-finished extruded aluminium heavy duty safety doors to external doorways including sliding doors. Include (for hard wearing purposes) hinges, insect screens and embossed sheet of aluminium on the bottom half to rear doors. Grill component to be regular diamond pattern.

10.0 Door Furniture

When required the following door furniture shall be installed. External doors: Double cylinder dead latch plus entrance set. Bathroom door: Privacy set. Toilet door: Privacy set. Bedroom doors: Passage set. Linen cupboard doors: Dummy trim. Other internal doors: Latch set. Generally, new doors are to be fitted with new door furniture. Supply two keys to each dead latch with external doors and security doors being keyed alike.

11.0 Windows

Window and sliding glass door assemblies, including glass type and thickness, must comply with current Australian Standards and carry compliance certification. When required in the schedule of work, key operated window locks must be fitted to all open-able windows and sliding glass doors to permit the window to be locked in the closed and open positions. When locked in the open position, the opening is to a maximum of 100mm wide. Supply two (2) keys to each lock and all windows are to be keyed alike for each property.


40

12.0 Kitchen Units

Provide kitchen fitments manufactured from selected plastic laminate finished, high water resistant materials to a minimum 16mm thick generally. The edges are to be finished with selected laminate strip matching face of board. The floor units are to be 900mm high and 600mm deep. Bench top to be 32mm thick with rounded edge surfaced with laminated plastic, nominal 600mm deep. Cupboard doors and drawers to have 2mm PVC bevelled edging.

Provide one drawer unit including one cutlery unit in the top of the unit. Handles to be 75mm "D" handles Satin Chrome Plated finish. Seal bench top to wall with a silicone sealant and provide a flexible waterproof sealant between tiles and bench top. Replacement doors and drawers to kitchen units shall match as near as possible to existing fittings. Replacement shelves shall be from plastic laminate finished, high water resistant materials. Include for the complete removal of existing cupboards, sink, wall tiles and all fittings and allow for complete renewal. New cupboards are to include a 1 ½ bowl sink and drainer, repair wall and floor and seal sub-drains. The wall tile splashback must be a minimum of three (3) tiles high and extending behind the stove. Prepare all adjoining work for painting. New Construction New Construction Kitchen Benches

Dwelling size Bench top area (excludes stove only, sink included).

Length for 600mm wide bench

Room (optional) 1 sq. metre 1.6 m Studio apartment 1.25 sq. metres 2.3 m I bedroom 1.5 sq. metres 2.5 m 2 bedroom 1.6 sq. metres 2.8 m 3 bedroom 1.8 sq. metres 3 m 4 bedroom 1.9 sq. metres 3.3 m 5 bedroom 2.1 sq. metres 3.6 m

13.0 Wall and Ceiling Linings

Provide flush jointed plasterboard sheet linings to walls and ceilings when the whole or part of the area requires replacement, all in accordance with the manufacturer’s instructions. Provide and fix cornice at junction of all wall and ceiling finishes. For existing linings with only minor damage, patch or fill all holes and undertake


41

repairs prior to preparation and painting. In bathroom, toilet and laundry install only water resistant plasterboard or fibre cement sheeting.

14.0 Wall and Floor Tiling

Match existing tiles where applicable. Prepare all floors and walls and waterproof completely to corners and angles. Report leaks or structural damage and arrange to have rectified as soon as possible. Provide floor, skirting and wall finishes of ceramic tiles and the like. Provide slip resistant ceramic floor tiles to bathroom, toilet and laundry. Provide quarry tiles to entry area and external door thresholds. Tiles shall be installed in accordance with the manufacturer's instructions. Finish tiled floors at doorways and at junctions between a different floor finish with a brass or aluminium angle dividing strip suitably fixed to substrate, with top edge flush with the finished floor. When a new combustion wood heater is required to be installed, provide quarry tiles on top of the compressed fibre cement sheeting, extending out at front and to both sides of heater. Finish edges with a brass or aluminium angle.

15.0 Waterproofing to Wet Areas

Wet areas are defined as the space occupied by bathrooms, toilets and laundries. When the shower in a bathroom is required to be refurbished, remove tiles and fixtures and install waterproof membrane and screed, falling to a floor waste outlet. Provide leak control flanges around floor wastes. Allow a minimum of 2 days curing for the membrane as per manufacturer’s recommendation. Supply and install new tiles and fittings as required by the work. Where the schedule of work requires that the whole of a wet area is to be refurbished, install a waterproof membrane to the whole of the floor area and extend membrane a minimum 200mm up wall at floor/wall junction. This requirement is in addition to that detailed in the Building Code of Australia. Membrane installation shall be by accredited applicators.

16.0 Floor Coverings Generally

Include for the complete removal of existing coverings, floor preparation and the supply and installation of new floor coverings including nosing strips, etc.


42

17.0 Sheet Vinyl

Sheet vinyl flooring shall be installed by experienced and competent flooring installation tradespeople. Workmanship must comply with current Australian Standards. Unless otherwise directed sheet vinyl must be a minimum of 3.0mm thick (heavy duty domestic grade) and installed in accordance with the manufacturer’s printed instructions. Timber subfloors are to have all loose boards re-nailed and badly worn or damaged boards must be replaced. When necessary, sandpaper the floor to a level finish. Overlay subfloor with hardboard or approved fibrous cement vinyl flooring underlay. The underlay sheets must be installed and fastened as per manufacturer’s recommendations. Concrete floors must be free of oil, grease, paint, dust and any other substances which may prevent the adhesive from forming a secure bond. The surface of the concrete must be smooth and level, completely free of cracks, holes and protrusions. If necessary apply a levelling compound to the concrete floor as per manufacturer’s recommendations. Install edge strips at junction with different floor finishes or finishes of a different thickness. Where edge strips occur at doorways, make the junction directly below the closed door. Allow sufficient time for adhesive to dry prior to the floor surface being cleaned, sealed and polished.

18.0 Carpet

Carpet shall be installed by experienced and competent flooring installation tradesmen. Workmanship must comply with current Australian Standards. Carpet shall be domestic extra heavy duty level loop pile with a composition of 100% wool or 90% wool and 10% nylon. The weight shall be not less than 1360 grams/m2 (40 ounces/yd2). Spread of flame to be 0 with a smoke developed index of not more than 5. Supply and install underlay in all areas to receive carpet. Underlay must be as recommended and installed in accordance with carpet manufacturer’s recommendations. Install edge strips at junction with different floor finishes or finishes of a different thickness. Where edge strips occur at doorways, make the junction directly below the closed door.


43

19.0 Painting

Use only quality paints supplied from a known and reputable paint manufacturer. Before painting any section of the works, clean the area and protect it against dust entry. Use drop sheets and masking wherever necessary to protect finished work or other surfaces liable to damage during painting. All surfaces to be painted are to be thoroughly cleaned and properly prepared, in accordance with the paint manufacturer’s instructions. Ensure that fillers, primers, sealers and undercoats are suitable for the substrate and compatible with the finish coat and each other. Make good any cracked or pealing paint or surface indents prior to the application of paint materials. Two finishing coats are required. AHO Painting Guidelines The following information is a room breakdown of the required Finish and Constituent (Acrylic, Enamel etc.) of paint to be used on all AHO projects. This information over-rides the long and short descriptions in the painting SOR codes.

Room type Component Finish BATHROOM Walls Silk/Satin (Washable, Anti-Fungal) Ceiling (White only) Silk/Satin (Washable, Anti-Fungal) Cornice (white only) Silk/Satin (Washable, Anti-Fungal) Skirtings & Architraves Gloss Doors Semi-Gloss BEDROOMS Walls Silk/Satin (Washable) Ceiling Matt Cornice Matt Skirtings & Architraves Gloss Doors Semi-Gloss DINING Walls Silk/Satin (Washable)

Ceiling (newer houses - matt ceiling paint) Matt

Cornice (newer houses - matt ceiling paint) Matt Skirtings & Architraves Gloss Doors Semi-Gloss KITCHEN Walls Silk/Satin (Washable, Anti-Fungal) Ceiling Silk/Satin (Washable, Anti-Fungal) Cornice Silk/Satin (Washable, Anti-Fungal)


44

Skirtings & Architraves Gloss Doors Semi-Gloss LAUNDRY Walls Silk/Satin (Washable, Anti-Fungal) Ceiling (white only) Silk/Satin (Washable, Anti-Fungal) Cornice (white only) Silk/Satin (Washable, Anti-Fungal) Skirtings & Architraves Gloss Doors Semi-Gloss SLEEPOUT Walls Silk/Satin (Washable) Ceiling Matt Cornice Matt Skirtings & Architraves Gloss Doors Semi-Gloss LOUNGE Walls Silk/Satin (Washable) Ceiling Matt Cornice Matt Skirtings & Architraves Gloss Doors Semi-Gloss WC Walls Silk/Satin (Washable, Anti-Fungal) Ceiling (white only) Silk/Satin (Washable, Anti-Fungal) Cornice (white only) Silk/Satin (Washable, Anti-Fungal) Skirtings & Architraves Gloss Doors Semi-Gloss EXTERNAL Gutters & Downpipes Gloss (Anti-Rust) Walls Silk/Satin (Washable, Anti-Fungal) Architraves Gloss Doors Semi-Gloss

Handrails & Balustrade

Eaves Gloss (Anti-Rust)

Matt GARAGES/CAR PORTS Walls Silk/Satin (Washable, Anti-Fungal) Architraves Gloss Doors Semi-Gloss Metal-work Gloss (Anti-Rust)

20.0 Colour and Material Selection

Selection of paint and material colours from the AHO Colour Scheme must be discussed in the first instance with the ACHP or Managing Provider. The contractor must provide the LAHC, AHO PM, ACHP or Managing Provider with the AHO Colour Scheme and AHO samples of all materials to be incorporated


45

into the Work. The LAHC, AHO PM, ACHP or Managing Provider’s representative will select paint colours and materials; however the ACHP may grant approval for the tenant to select the colour schemes. The contractor, if directed by the ACHP, shall then discuss the colours and materials options with the tenant/s and obtain the tenant/s final selection and signature confirming selections.

21.0 Landscaping

Where detailed in the schedule of work for trees to be removed or trimmed the contractor shall obtain the appropriate approval from the Local Authority. Prior to undertaking any work the contractor shall obtain the relevant documents, complete the documents in conjunction with the ACHP, and lodge the completed documents with the Local Authority and await approval. The contractor shall comply with all Work Cover safety requirements. Tree stumps are to be ground to a minimum of 600mm below ground level. Remove from site all debris from grinding and backfill with soil equal to top dressing grade for landscaping and garden use.

22.0 Exit Meetings, Guarantees and Warranties

The Program Manager will provide the following items at the Project Exit Meeting: • Copy of Scopes including variations (only with total expenditure figure) for

each dwelling in a binder and a disc or USB; • Warranties for all relevant items or installations; • Pest control certificates (if applicable); • Waterproofing certificates; • Reports for electrical/roofs/air conditioning etc.; • Contact details re defects liability period; and • Spare keys (if applicable).

Documents

AHO STANDARDS FOR NEW SUPPLY, NEW ACQUISITION and REPAIRS … · Repairs and Maintenance Standards Maintenance covers the repair or replacement of standard dwelling items or the provision