The key to selecting the right DDA Consultant is ensuring that they have the necessary qualifications, experience with the relevant projects, knowledge of the local compliance requirements and clear communication during the approval process.
For new development, renovation or navigating the compliance maze in New South Wales, a qualified DDA Consultant is essential. The Disability Discrimination Act (DDA) provides the legal definition for accessibility in the built environment and non-conformance to these requirements can lead to expensive delays, penalties or remediation. This guide will help you understand all the facts and make a decision.
What Is a DDA Consultant and Why Do You Need One?
A DDA Consultant is an expert who can assist property developers, builders and business owners to ensure their buildings meet the requirements of the Disability Discrimination Act 1992 and the Disability (Access to Premises — Buildings) Standards 2010. These professionals determine if your structure is accessible to people with disabilities, taking into account ramps, doorways, amenities, signage, etc.
Accessibility compliance in New South Wales is closely tied in with the building approval process. For application for construction certificate NSW, plans must show that they comply with the National Construction Code (NCC) and Premises Standards. A DDA Consultant can work with you to ensure that your project doesn’t face any unforeseen obstacles between architectural vision and regulatory requirements.
What Qualifications Should a DDA Consultant Have?
Not all DDA Consultants are created equal. Here are the things you should be looking for:
- Qualifications in architecture, building surveying or related field at formal level
- Accreditation from a recognised accrediting body, e.g. Association of Consultants in Access Australia (ACAA)
- Proven experience of Australian Standards including AS1428 (Design for Access and Mobility)
- Knowledge of NSW specific regulations and procedures such as the NSW Construction Certificate, and the certification process.
A good DDA Consultant will also be knowledgeable about private building certifiers in your region, particularly in metropolitan areas.
How Do Private Building Certifiers Sydney Fit Into the DDA Process?
Q: Is it necessary to have a DDA Consultant and a private building certifier?
Yes, these are two distinct roles in most cases, and it’s important to understand how they work together to ensure a smooth approval process.
Private building certifiers Sydney are licensed professionals who are authorised by the NSW Government to assess and certify building work. They provide construction certificates, occupation certificates and compliance certificates. By nature they are generalists, however. They audit compliance of a broad spectrum of NCC requirements, but may not perform a detailed DDA audit and may not provide the specialist access reports required by insurers and local councils.
A DDA Consultant works alongside private building certifiers Sydney to provide comprehensive access reports, pinpoint any non-compliant elements at an early stage in the design process and suggest changes to ensure compliance before construction commences. This can save time and money as problems are not discovered after construction.
Did You Know?
The Disability (Access to Premises — Buildings) Standards 2010 require building certifiers to ensure that new buildings and upgraded buildings comply with the minimum access standards.A dedicated DDA Consultant can make a huge difference in alleviating the burden of the certifier — and your project’s risk.
When Should You Engage a DDA Consultant?
- The sooner the better. Ideally, you should engage a DDA Consultant at the concept design phase, before you submit your construction certificate NSW application. When they engage with you at this time:
- Accessibility is built in, not added on.
- You have documented everything to help the certifier review.
- You don’t end up with expensive re-design or construction delays.
- Your project meets both DDA requirements and the council conditions.
The problem is that many builders and developers approach DDA compliance as an afterthought, at the end of the project. This method often leads to costly changes, certificate delays and sometimes complaints to the Australian Human Rights Commission.
What Questions Should You Ask Before Hiring a DDA Consultant?
Q: How can I determine if a DDA Consultant is an appropriate person for my project?
When considering hiring a consultant, be sure to ask the following questions:
1. Have you had any experience with projects like mine?
A DDA Consultant experienced in retail fit-outs is not necessarily the best fit for a multi-storey. The development of residential areas, and vice versa. Request examples or references of similar projects.
2. Do you know the private building certifiers that are normally used in Sydney?
A consultant with a long history of working with private building certifiers Sydney will be aware of the expectations of certifiers and know how to present documentation effectively.
3. Do you have any advice for me to help me when I apply for construction certificate NSW?
Construction certificate process calls for detailed plans and specifications. Your DDA Consultant should be able to prepare or review the access parts of your documentation to ensure that your application is complete and compliant from the start.
4. Do you offer continuous assistance in construction?
Compliance is not complete after the certificate is awarded. A competent DDA Consultant will visit the site during construction to ensure that the works comply with the approved plans.
5. Do you have accreditation from ACAA or another professional body?
Accreditation indicates that the program is a commitment to continuous professional growth and adherence to industry standards.
How to Compare DDA Consultants: A Practical Checklist
- Possesses appropriate formal qualifications (architecture, building surveying or access consulting)
- Accredited by ACAA or professionally recognised equivalent.
- Experienced in the NCC and AS 1428 and the Premises Standards.
- Has knowledge of the NSW construction certificate process
- Has experienced the collaboration with private building certifiers in Sydney
- Produces access reports that are clear, written and meet certification standards
- Provides clear fee policies and no hidden fees.
- Possesses positive references or testimonials from clients
- Can be made available for site visits and on-going project support
What Does a DDA Consultant Actually Do Day to Day?
As a DDA Consultant I can provide you with the following deliverables:
The work of a DDA Consultant usually encompasses:
Access Audit: A comprehensive assessment of your current or proposed building to meet the Premises Standards and AS 1428. This audit will highlight all non-compliances and give each issue a risk rating.
Access Report: A written document that provides a formal report on findings, compliance issues and possible solutions. This document is often required when you apply for construction certificate NSW and is used by private building certifiers Sydney to assess your application.
Design Review: Reviewing drawings with architects and engineers throughout the design process (schematic design, design development, construction documentation) to identify issues early.
Accessibility Specifications: Prepare or review accessibility specifications for fixtures, fittings and finishes including tactile indicators, accessible sanitary facilities, hearing loops, signage.
Site Inspections: On site inspections during and after construction to ensure work is being carried out according to approved plans.
Compliance Certificates: A DDA Consultant can sometimes help prepare the paperwork necessary to obtain an occupation certificate.
How Much Does a DDA Consultant Typically Charge?
The fees will depend on the size, complexity, and the type of services you need for your project. The cost of access audit and report fees could be between $1,500 and $4,000 for a small commercial fit-out. Fees for larger projects (e.g., multi-unit residential development, hospitals, educational facilities, etc.) can range from $8,000 to $30,000 or higher, depending on the size of the project, and the number of site visits and design reviews required.
When comparing quotes, don’t just focus on the price. A less expensive consultant who fails to catch major compliance issues will cost you much more in the long run than a consultant who will charge a fair rate and get it right the first time.
Common DDA Compliance Mistakes Developers Make
It can help you to avoid their mistakes if you know what they are:
- Getting the consultant too late: Only consulting DDA after plans are completed will almost always lead to expensive re-designs.
- Mixing up DDA and BCA compliance: The Building Code of Australia specifies many access requirements but DDA requirements can be more extensive, particularly for existing buildings where upgrade works are being carried out.
- It is assumed that private building certifiers Sydney will catch it all: Certifiers are responsible for ensuring that plans are approved in accordance with the certification requirements, but they are not access consultants. A DDA Consultant offers a more in-depth analysis.
- Failure to provide for access path maintenance: Accessible routes should be accessible post construction. Common area planning, car parking planning and pedestrian planning are often poorly planned and result in post-occupancy complaints.
Final Thoughts: Making the Right Choice
Choosing the right DDA Consultant is one of the most critical decisions you’ll make in a development or renovation in NSW. You’ll save time, money and legal liability — and make your building truly accessible to everyone in your community — with the right professional.
Once you are ready to apply for construction certificate NSW, it will be a lot easier for you to submit your application, and for the private building certifiers Sydney who will be reviewing your application, if you have a comprehensive access report prepared by a qualified DDA Consultant. Do your homework and ask the right questions; select a consultant whose experience and approach is a good fit for your project.
Making things accessible is not only a legal requirement but a sign of good design and social responsibility. The right DDA Consultant will assist you to do just that.