Paul Smith: Seizing the opportunity for accessible homes | Policy blog

Paul Smith joined Foundations – the national body for Disabled Facilities Grants and Home Improvement Agencies in England – as Director in 2015 after spending 25 years working in local government. Originally qualifying as a Building Surveyor and designing hundreds of home adaptations, Paul went on to manage two award-winning Home Improvement Agencies. Here, he discusses the untapped potential of the Disabled Facilities Grant and how tenants and local authorities have a critical role to play in encouraging their landlords to think differently about making homes more accessible.


As we mark Habinteg’s Accessible Homes Week 2024, the theme, M4(2) Now, is a crucial call for action. The new Labour Government is being urged to uphold the previous administration’s commitment to raising the accessibility standard of all new homes to the M4(2) accessible and adaptable standard.

But while such a commitment is necessary, what about the vast number of existing homes that desperately need to be made accessible for occupants who cannot afford to move?

Most of the UK’s population lives in homes built long before accessibility standards like M4(2) were even considered. While the push for M4(2) standards in new builds is a positive step, it must be complemented by a concerted effort to improve the existing housing stock.

The Disabled Facilities Grant (DFG) offers a powerful tool to achieve this. The grant, designed to help fund essential adaptations like stairlifts, wet rooms, and ramps, offers a route to more ambitious projects that enhance both function and form.

It also requires a shift in mindset - from cost-saving quick fixes to thoughtful investments in quality and sustainability.

Problem with cheap adaptations

Too often, home adaptations are seen as a functional necessity rather than an opportunity to create a comfortable, stylish, and inclusive environment. The result? White plastic grab rails, clinical ramps, and unattractive bathroom fixtures—installed as cheaply as possible and designed purely for function rather than form.

These low-cost, utilitarian solutions may solve an immediate problem but often detract from the home's overall aesthetic and usability, but when a home is vacated, these unattractive adaptations are usually the first to be removed.

New occupants or landlords frequently perceive them as eyesores or irrelevant to their needs. Consequently, there’s a cycle of installing and then ripping out these adaptations, leading to waste, additional costs, and, most importantly, a missed opportunity to create homes that remain accessible and appealing for the long term.

Some landlords may refuse permission for adaptations entirely. Their reluctance often stems not from a lack of support for disabled tenants but from concerns about future costs associated with replacing these low-quality modifications.

This short-term thinking, however, overlooks the substantial benefits of investing in better, more stylish, and durable solutions that serve a broader market. This is where the DFG comes into play.

Untapped potential 

The DFG is a crucial but often underutilised resource that can be leveraged to significantly improve the accessibility and aesthetic value of our existing housing stock.

With the right approach, landlords can use DFG funding, supplemented by a small amount of additional investment, to create stylish, durable, and accessible homes that will remain suitable for a wide range of future tenants.

Imagine replacing that white plastic grab rail with a sleek, integrated handrail that complements the home’s design, or converting a basic wet room into a contemporary, multi-functional space.

These improvements aren't just about aesthetics; they’re about creating homes that people are proud to live in, regardless of their physical abilities. And tenants have a critical role to play in encouraging their landlords to think differently about accessibility.

Engaging landlords and local authorities

Under the new consumer standards set out by the housing regulator, there is an increased emphasis on tenant engagement and collaboration between tenants, landlords, and local authorities.

Tenants can - and should - encourage their landlords to apply for DFG funding, working closely with local authorities to ensure that adaptations meet both the needs of the current tenant and future occupants.

For tenants, initiating these conversations might seem daunting, but they are essential.

They can start by discussing the benefits of high-quality, durable adaptations that enhance both the property's value and its appeal to a broader range of tenants. Highlight the potential for co-funding opportunities with the DFG to cover most of the costs, making it a financially viable option for landlords.

Engaging with local authorities is also crucial. Local authorities have a vested interest in ensuring that homes are suitable for disabled tenants and may provide additional support or guidance on how to navigate the DFG process.

Business case for accessible homes

For landlords, the business case for investing in accessible homes is also compelling. The market for such homes is growing. With an ageing population and a greater societal focus on inclusion, having a portfolio of accessible properties can be a significant advantage.

Disabled residents often make excellent long-term tenants, as when their homes meet their needs, they are more likely to stay put, reducing turnover costs and providing a stable rental income.

Now is the time for tenants, landlords, and local authorities to seize this opportunity.

So, while we wait to see if the Labour Government will commit to M4(2) now, we need to work together to move beyond the bare minimum by improving the housing we have, and start thinking creatively about how we can make accessibility a fundamental part of good housing design, not just an afterthought.