Do it once. Do it right. Best practice to prevent costly rectifications at final built stage.
Written by: Evelyn Keng, Senior Access Consultant
Specialist Disability Accommodation (SDA) framing inspections adhere to the “do it once, do it right” philosophy by ensuring the building’s structural skeleton complies with the SDA Design Standards before being concealed by internal linings.
While framing inspections are voluntary, they should be treated as best practice to reduce costly rectifications and delays at the final as-built stage.
The benefits of involving SDA assessors at the framing stage:
- Critical Exposure: Framing is widely considered a critical milestone in residential construction. It represents the final opportunity to inspect the building’s structural skeleton – including wall studs, door openings, and reinforcement before these elements are concealed by cladding, insulation, and internal linings (such as plasterboard).
- Cost Prevention: Identifying layout and wall alignment, undersized spaces, or doorways at the framing stage is a critical cost prevention strategy in construction, particularly for apartment buildings. Addressing these before plastering and service installation can reduce the cost to rectify/retrofit and prevent significant project delays.
- Accountability: Independent inspections play a critical role in the accountability and success of Specialist Disability Accommodation (SDA) projects. The inspections provide builders/developers with a documented, impartial assessment, which is crucial in identifying compliance and early detection of issues, and if rectifications are required, they are communicated early.
This ensures builders/developers adhere strictly to the specific design requirements of the SDA design category at the final as-built stage.
Common ‘High Priority’ Issues Detected at Framing Stage:
| 1. Non-compliant door circulation: | Clear opening widths failing to meet the minimum requirement for wheelchair access. Insufficient door circulation (latch side and hinge side clearances). |
| 2. Incorrect plumbing locations: | Heights and location of fixtures and fittings. |
| 3. Wall reinforcement – lack of or insufficient: | Thickness, placement and height of wall reinforcement in sanitary compartments for future grabrails. |
| 4. Insufficient circulation space: | Wall placements that deviate from plans, reducing the required ‘turning circles’ for wheelchairs in hallways, bedrooms or wet areas. |
| 5. Penetrations: | Height and location of GPOs and switches. |
| 6. Window and door hardware: | Height and location of door and window hardware and controls. |
| 7. Structural loading and provision of power: | For ceiling hoists, door automation and blinds (SDA High Physical Support). |
Image: An example where there is insufficient wall reinforcement and it is not fully sealed.
Early SDA assessments strengthen outcomes at the framing stage. In SDA projects, every millimetre counts – minor deviations or ‘close enough’ solutions can quickly result in non-compliance and failed certification. Precise checks at the framing stage are critical.
Helpful tips to getting it right:
- The “Minimum Clear Opening” Logic
Standard builders measure from stud to stud, but SDA Design Standards mandate the clear opening width. - Wall Reinforcement is Non-Negotiable
You cannot simply “find a stud” later. SDA dwellings require specific wall reinforcement for future grabrails and wall-hung fixtures.
Careful planning of piping and plumbing penetrations of fixtures is required to achieve compliant wall reinforcement. These areas can lack proper reinforcement which are critical for placement of future grabrails, shower seats, etc.
Tip: Where possible, in the early design stages, provide additional wall thickness (beyond the applied finishes allowance) around the sanitary compartments so that wall reinforcements can be placed in front of the stud versus between studs. Image: A completely sealed and reinforced framing example.
- Door circulation & turning circles
Adequate door circulation and clear turning space must be maintained. - Automated Door requirements
At the “rough-in” stage, provisional cabling for automated door openers must be installed above the door headers.
Ensure sufficient headroom within the ceiling for future door closers. Retrofitting these after the walls/ceilings are closed will be a costly exercise. - Laundry requirements
Laundry layouts must allow for future appliance installation and safe wheelchair access.
Critical check: Confirm door swing, door panels and any waterstop or threshold do not encroach into the required clear depth. Small deviations at framing can result in non-compliance once finishes are installed – early verification is critical.
Case Study: Ground Lease Model (GLM)
The project aims to replace outdated, older-style social housing that is no longer fit for purpose with new homes that are modern, energy-efficient, sustainable, high-quality, and accessible, located in areas where people want to live.
Under an availability model, Homes Victoria leases land to Building Communities, enabling them to design, build, finance, manage, and maintain the housing for a 40-year period, while Homes Victoria retains ownership of the land. At the end of this term, all assets revert to Homes Victoria. Given this long-term arrangement, early-stage framing inspections are critical to ensure that buildings are compliant, durable, and fit for purpose from the outset—minimising future rectification costs over the life of the lease.
The Victorian Ground Lease Model (GLM) involves the delivery of thousands of new homes across multiple buildings and sites. These developments typically include a mix of social, affordable, and market rental housing, incorporating Specialist Disability Accommodation (SDA) to support a diverse range of residents.
GLM1 (completed early 2024), delivered approximately 1,110 homes across three sites. GLM2, will deliver approximately 1,370 homes across four sites and is tracking to be completed late 2026.
Feature Image: Homes Victoria Ground Lease Model – Brighton, Flemington and Prahran, VIC
