PCA / Access Consultants …Battling Conflict!

The Access to Premises Standard has generated a lot of interest and excitement in the construction consulting industry since its introduction in May and has some private Building Certifiers drooling which should be of concern to many building owners and developers and good reason for issuing a consumer warning.

In the last 5 months there’s been at least 4 larger private BCA / PCA consulting firms adding Access Consulting to their list of services which is remarkable considering the number of ACAA Accredited Access consultants has remained constant.  We’re not sure exactly how they propose to cover the gap between their claim of professional representation and advocacy on the provision of access in five months, when it takes on average 5 years post graduate experience on a degree in Occupational Therapy or Architecture to become accredited.

The question arising out of the rush into access by certifiers is why would the development team need an access consultant as well as a BCA consultant?  Shouldn’t the BCA consultants have identified and resolved access issues, after all the Access Code is now within the BCA and is designed to reduce compliance and exposure to claims.  Following the introduction of the Premises Standard there should be less Access Consultants.

The reason access consultants exists is not for a lack of regulation, I’m sure you’ll agree, it’s because so many of the regulators are doing a great job of assessing development against the minimum statutory standards,  although this is not providing the certainty that development team require. Developers and the PCA need assurance  that they will not be exposed to a claim and rectification works from the date of completion or prior to occupation (Developers including Architects, Planners, Financiers and Insurers amongst others).

Developers and institutional clients are  requesting independent advice on the BCA and expert advice on the DDA and the Premises Standard from a person deemed competent to do so by their professional body.

Developers should be aware that auditing to ensure BCA compliance for Access by a BCA consultant gives the PCA and BCA consultants’ greater quality control, however, will not provide the building owner with confidence that they will survive a claim of discrimination for actions relating to buildings outside of the standard or beyond the scope of the BCA.  For example a commercial fit-out, care and OH&S in health care and escape from auditoriums for the ‘Evac- impaired’ are not covered by the BCA but is subject of complaints.

Each time a PCA or BCA consulting requests that the development team engage their own “Senior Access Advisor” for an independent supportive report, the developers should be weary of the growing hole in their pocket just as the community should be acutely aware of a potential conflict of interest.