16. Design for people (not standards)

The house building industry is preparing for a period of unprecedented change: there are more onerous targets in existing regulations as well as new regulations which came into force in 2022.

Looking forward to 2025 and the Future Homes Standard there is the possibility for regulation of embodied energy and ecological impact. Technical knowledge will need to be acquired, new skills in the design and procurement will be developed and independent expert advice sought. There can be no doubt that considerable time and energy will be focussed on demonstrating compliance and meeting standards but at the heart of what we do we should remember that homes should be designed for the people who will live in them not just for compliance.

In researching this document there has been consistent feedback from building managers and maintenance teams that there is insufficient thought going into efficient running and operation of new homes. Just as when compliance with higher levels of the Code for Sustainable Homes brought many unexpected and sometimes costly outcomes we may find that future homes present a different set of practical challenges ‘in use’.

These challenges are easily overlooked in the process of compliance checks, certification and box-ticking. The creation of a new homes ombudsman may focus minds and improve processes but the real imperative is an ethical and social one: to create healthy, secure and desirable places to live.

Things that can go wrong:

• Design intentions not delivered;
• ‘As-built’ home does not meet the predicted performance (a performance gap);
• Inadequate ventilation possibly leading to overheating, condensation or poor air quality (or all three);
• Systems deteriorate or stop working over time because they have not been adjusted or maintained.

Future-proofing recommendations:

• DESIGN: Design elements as a ‘considered whole’ to achieve efficient ventilation, comfort and space;
• INSTALL: Build carefully to deliver the design as intended;
• COMMISSION: Test and commission systems accurately and diligently by people using the right equipment;
• MAINTAIN: Components and services should be accessible and serviceable with clear guidance for the occupier to make best use of their home’s features.