By Mia Chapman, Intern, Housing & Community Development, NLC
Co-authored by Lauren Lowery, Director of Housing & Community Development, NLC
The architectural principle of universal design prioritizes usability by all people, to the greatest extent possible, without the need for adaptation or specialization. Coined by disabled architect Ronald Mace in 1997, universal design was intended to make accessibility and disability needs a key focus of architecture and design. Universal design is built on seven principles to guide the design of environments, products, and communications. Such principles include equitable use, flexibility in use, simple and intuitive use, perceptible information, tolerance for error, low physical effort, as well as size and space for approach and use. The principles are vast in their applications to the design world, being used to evaluate existing designs, guide new designs, and to educate designers and consumers about the importance of usable products and environments.
How Can Universal Design Be Applied in Housing?
Although more than a quarter of adults in the United States have some sort of disability, only around 4 percent of national housing stock is accessible for those with moderate mobility difficulties, and less than 1 percent of housing units are fully wheelchair accessible.
Additionally, as tenants and homeowners become older, they may experience mobility challenges or other accessibility issues that make their homes more difficult to navigate in old age. While retroactive home modifications are a popular way to alter homes to be more accessible, these repairs can be costly and complex. Federal fair housing law also does not ensure proactive home modifications, requiring there to be an “identifiable relationship between the requested accommodation or modification and the individual’s disability.” This means that older residents must wait until they experience a functional decline to receive reasonable accommodations for their housing needs.
In comparison, homes that have been constructed using universal design features are easily adaptable to resident needs without the need for major costly interventions or modifications.
Examples of universal design in housing include no-step entry, one-story living, wide doorways, wide hallways, and extra floor space.
Source: National Association of Home Builders
Additionally, universally designed fixtures (such as non-slip bathroom surfaces, lighting, and levers/handles) should be incorporated to make homes accessible to those with a variety of mobility and dexterity.
How Are Cities Encouraging Universal Design for Accessible Housing?
Cities across the country are incorporating universal design into ordinances and programs to increase accessibility in their housing stock and improve the quality of life for residents.
San Antonio, TX
The City of San Antonio passed an ordinance requiring all new homes constructed with city financial assistance to adhere to the seven universal design principles. The aim of this program is to create homes that will benefit a variety of users, such as small children, older adults, people with temporary or permanent disabilities, those who want to age in place, and visitors with mobility challenges. Some features that have been incorporated into past housing projects under this ordinance include no-step entry, wide hallways and doorframes, lever-type door and fixture handles, electric controls that can be reached by wheelchair users, and reinforced bathroom walls that can easily be retrofitted with grab bars.
Vacaville, CA
The City of Vacaville recognized a need for barrier-free design in the local housing stock and shifted the focus toward universal design. Approximately 32 percent of one of Vacaville’s local retirement communities experiences one or more types of disabilities and nearly 12 percent of their overall population do so. The city became aware of the urgent need for specialized housing that accommodates individuals with disabilities, low-income households, seniors, and those with other special needs. Due to this need, the city council adopted the Housing Element Program in 2023, which requires the city to encourage all new residential units to adhere to universal design principles or to be easily adaptable for accessibility needs. The city also identifies some other benefits to universally designed housing, such as boosted home value, saving on future renovations, and increasing market outreach.
Worcester, MA
City officials of Worcester partnered with the University of Buffalo School of Architecture and Planning’s Center for Inclusive Design and Environmental Access to discuss how universal design could benefit Worcester’s growing housing market. The partnership resulted in a training course titled “Universal Design of Housing for Inclusive Communities,” which was available for city employees, board members, real estate and design professionals, and others in the housing field. This collaboration and training program allowed the city to strengthen ties with the university while educating city officials and housing stakeholders on the importance of adopting universal design principles.
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The Housing Supply Accelerator Playbook: Solutions, Systems, Partnerships, a collaboration by National League of Cities and American Planning Association, is a comprehensive resource that focuses on how city leaders can accelerate locally driven housing solutions.
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