FlexHousing™ Features
A Room by Room Demonstration

Parking and Entrances	Hallways and Stairways	Bathroom
Kitchen	Living Room/ Family Room	Bedroom
Laundry Room	Habitable Attics	Balconies

Parking and Entrances

Grade level, no-step, no-trip access is a logical feature of a FlexHouse. Parking spaces should be wide and connected to a firm, hazard-free path leading to the entrance of the house. Unhindered access allows for easy mobility whether wheeling a stroller or carrying an armful of groceries. There should be a covered space outside the door for shelter, a minimum threshold to the home and non-slip flooring on the inside of the home.

Entrances should be designed with security in mind. Adequate lighting and strong, easy-to-operate lever locks and latches are chief considerations. An adaptable design might be pre-wired for an intercom or closed circuit TV monitor to improve entranceway security.

• Parking spaces should be 2,800 mm (9 feet) wide.
• Paths should be 1,500 mm (60 inches) wide.
• The no-step, no-trip entry of the home should have no change of level greater than 19 mm ( ¾ inches).
• The entrance should have a clear level space of 1,500 mm X 1,500 mm (5 feet X 5 feet) both inside and outside the door.
• The door should be between 865mm and 910 mm wide (34 inches to 36 inches).
• Install an inset window or sidelight to provide the safety of seeing who is at the door.
• Lower the viewing hole in the door to 1,065 mm (42 inches).

Hallways and Stairways

Non-slip flooring is important in hallways, corridors and on stairs. Carpets must be well secured and handrails should run continuously along the full length of a staircase and around any intermediate landings. Adequate lighting is also a key safety feature. Additional FlexHousing™ features for hallways and stairways include:

• Hallways should be 1,200 mm (4 feet) wide.
• Stairs should be 1 meter (43 inches) wide and a maximum of 280 mm (11inches) deep.
• The maximum riser height should be 180 mm (7 inches).
• Flights of stairs should be straight with the same number of steps in each flight with a minimum of three and maximum of twelve risers in each run.
• The face of the riser should be flat. If there is a nosing (the rounded edge of a stair tread), the maximum projection should be no more than 40 mm (1½ inches). To avoid feet sliding through, avoid the use of open risers.
• Handrails should be 30 mm (1¼ inches) to 40 mm (1½ inches) in diameter and should be between 800 mm (31 inches) and 920 mm (36 inches) above the stairs.
• Handrails should extend 300 mm (1 foot) past the bottom and top riser.

The Bathroom

In a FlexHouse, a bathroom should always be located on the main floor.There are a wide range of features that make a bathroom adaptable, safe, accessible and easy to use:

• The bathroom door should be a minimum of 865 mm (34 inches) wide and open outward to avoid obstructing the limited space inside. Install door locks that can be opened from the outside in case of an emergency.
• Leave free space on at least one side of the toilet for improved access.
• Leave free space along the full length of the bath tub for improved access.
• Reinforce walls with 16 mm (1/2 inch) plywood for the safer installation of future grab bars.
• Ensure a slip-resistant surface on the bottom of the bathtub.
• Install non-slip flooring for any area that is prone to getting wet.
• Install an adjustable hand-held shower for maximum flexibility with an aerator shower head that will reduce water use by more than 60%.
• A low volume toilet will reduce water usage by 80%.
• Dual lever faucets are easier to use than single lever or ball-type faucets.

The Kitchen

The kitchen is often the activity centre of the home and FlexHousing™ features ensure the kitchen functions in a convenient and safe way. An L or U shaped open-concept kitchen is ideal for accessibility.

Counters should be continuous and at the same height and level as the cooktop or stove. The counters closest to these appliances should have a heat-resistant covering and the corners of all counters should be rounded for safety.

Additional FlexHousing™ features include:

• A side-opening, wall-mounted oven with a pullout board beneath is ideal for safety and accessibility for cooks of all ages.
• Energy efficient appliances that reduce energy consumption by as much as 50%.
• Installing pull-out work boards at varying heights.
• Knee space left under the sink or a cooktop to provide universal access.
• Unglazed, low-sheen ceramic tiles are ideal for use in the kitchen.
• Providing double sinks with overflow grooves and lever handles that improve the ease of use.
• Installing adjustable cabinets with full extension shelves for maximum accessibility.
• Installing D-shaped handles on cupboards and drawers for a sturdy and easy grip

The Living Room/ Family Room

The living room of a FlexHouse is a place for relaxation and entertaining and as such should be warm, comfortable and inviting. Features of a FlexHouse living room include:

• A doorless entry with no threshold creates an open feel and easy access.
• A uniform level throughout the room eliminates abrupt changes that can create trip hazards and interfere with accessibility.
• The installation of extra electrical, telephone and cable outlets accomodates technology and provides for maximum flexibility in furniture arrangement.
• Light switches should be accessible from a sitting position and one switch should be located at the entrance to the living room.
• Install or pre-wire a ceiling fixture to reduce later renovation costs.
• The installation of large, south facing windows creates a spacious appearance and helps heat the house.

The Bedroom

In a FlexHouse, at least one bedroom should be designed to someday be divided into two smaller rooms. Each new room will require a door, window, lights, electrical outlets and closet space. For maximum flexibility or the future use as a home office, install telephone jacks and electrical outlets throughout the original room.

The provision of a bedroom and full bathroom on the ground floor meets the needs of people with impaired mobility.

Additional features in the bedroom of a FlexHouse include:

• A minimum of 1,500 mm X 1, 500 mm (5 feet X 5 feet) of free space on at least one side of the bed.
• The installation of light switches at the bedroom entrance and beside the bed.
• Window sills should be about 750 mm (30 inches) above the floor to give children and seated adults an unobstructed view outside.
• Closets should have lighting as well as adjustable-height shelving and hanger rods.

The Laundry Room

In a FlexHouse, the laundry should be located on the same floor as the bedrooms and bathroom.Arrange the laundry equipment for maximum convenience and ease of use. Front loading machines with front mounted controls are easiest to use. Dryers stacked over washers should be placed with the controls no higher than 1,200 mm (4 feet).

A nearby work surface between 760 mm (30 inches) and 865 mm (34 inches) high with knee space underneath, allows people to sit and fold their laundry.

If possible, place a washtub and task lighting close to the machines. Non-slip flooring is essential. A balanced, wall-mounted ironing board can be moved out of the way when not being used.

Habitable Attics

Framing an attic for use as a living space is the ultimate in flexibility. A variety of truss systems allow for the potential extra living space and converting an attic is less expensive than building an addition.

Balconies

Balconies are an attractive feature of many homes. FlexHousing™ principles include:

• Ensuring the balcony floor is level with the floor of the adjoining room.
• A no-step, no-trip threshold from inside floor to outside surface.
• The balcony floor should be well drained with a smooth non-slip surface.
• The railing must be a minimum of 1,250 mm (49 inches) high with the spaces between the vertical bars being no more than 100 mm (4 inches). Avoid horizontal elements that create a "ladder" that children can't resist climbing.
• Installing a light switch inside the door and adding an exterior electrical outlet on the balcony.