ADA COMPLIANCE ASSESSMENT
SUGGESTED CHANGES FOR EFFICIENCIES AND DISABILITY NEEDS
Marc Pevar
1435 Fresno Road
Wilmington, DE 19803 **********
Dear *********:
At your request, I have evaluated scale drawings of a condominium you are considering to purchase. You asked for recommendations how to modify the design to more accomodating to certain ADA-type requirements. What follows is that evaluation, organized area-by-area, for your review.
Some of my suggestions are labeled “NO-COST CHANGES,” meaning that the builder will not incur extra costs for labor or material to make the change. However, often Builders do charge for making any design change, because all changes require documentation and special attention by their quality control inspector or superintendent.
Other suggestions are labeled “ADD,” meaning that the change involves extra labor or material.
Some suggestions are labeled “CREDIT,” meaning that the change involves eliminating this or that from the design. In these sitiuations the builder may offer you a cash credit, or may offer to do some of the “ADD” work in exchange for this or that “CREDIT.”
All suggestions are organized by the area (laundry, etc), making it easier for you to see the change by looking at the builder's drawing, and also making it easier for the builder to respond if you decide to ask the builder to make this or that change.
LAUNDRY
1. CREDIT: Eliminate the Hot Water Heater tank to save energy and space. This credit involves the cost of the Water Heater tank, the electrical and/or gas piping, and the labor.
2. NO-COST CHANGE: relocate the wall that is designed to be beside the Master Bathroom. Relocate the lavatory basin by moving it in line with Electric Panel wall. This enlarges the Master Bathroom, allowing you to install a 3.5’ to 4’ long countertop, which itself allows for cabinetry below the countertop so you have extra space to store toiletries and great convenience. This is an ADA related change by creating accessible storage at
a lower level than you might otherwise have in high cabinetry shelving.
3. NO-COST CHANGE: Relocate the Electric Panel wall 6” into the Master Bath (and also relocate the entire kitchen to suit. This enlarges the Laundry alcove for washer/drier to be 60” more or less, allowing storage of ironing board beside washer/drier if desired.
This makes the region more accessible.
4. ADD an instant hot water unit into that wall with an access panel into the Laundry,
BUYER to decide on capacity. This saves significantly on energy costs. This extra work will involve both material for equipment and electrical or gas piping. The related extra costs could be offset in part or in full by the CREDIT above for eliminating the Hot Water Heater tank. This is not an ADA related change, it is an energy efficiency change.
5. NO-COST CHANGE: Power the instant hot water with the circuit otherwise intended for the hot water tank.
6. NO-COST CHANGE: Locate washer/drier against right Laundry wall in 4’-6” alcove; reposition the electric, water and waste to suit. This uses space otherwise wasted and improves accessibility.
7. ADD: single 18” shelf above washer/drier. This allows storage of laundry consumables, clothing iron, etc at the point of use. Improved space utilization and accesibility.
8. NO-COST CHANGE: Lower the Electrical Panel so it is only 1’ AFF to allow ADA access by Buyer. This allows resetting circuit breakers from a wheel chair, and meets code.
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ADA COMPLIANCE ASSESSMENT
SUGGESTED CHANGES FOR EFFICIENCIES AND DISABILITY NEEDS
9. CREDIT and ADD: Eliminate sliding doors, add pair of 2’-6” doors positioned 3” from Master Bath wall. This allows greater access into the Laundry area, because both doors can be open at once, whereas with sliding doors, half of the closet is always blocked.
10. ADD: Either: Add 3 – 18” shelves against corridor wall, setting the lowest shelf high enough to allow a rolling laundry hamper below that lowest shelf. Shelves provide storage for whatever.
11. ADD: Or: Add a circuit for an upright freezer (door hinged on left) that could be placed in the same location as the alternative shelves. This allows a freezer, which otherwise will not fit into the kitchen area.
12. ADD: Or: Add a single high hanger-shelf so the area will function as a coat closet. The condo does not have a coat closet, and this will provide one.
KITCHEN
1. NO-COST CHANGE: Relocate the wall between the Kitchen and the Master Bedroom 6”
into the Master Bedroom. Reason for this is to keep the Kitchen the same size, while creating the wider Laundry alcove. This 6” move also increases the passage space between the kitchen counter and the island, thereby making the region wheel chair accessible.
2. CREDIT: Eliminate the end-wall at the end of the counter that faces the patio
3. ADD: At the location where the end-wall was eliminated, ADD an angled base cabinet and a wall cabinet. Benefit: this adds significant storage space in the kitchen, and architecturally opens up a line-of-sight between the kitchen to the living room. The wall the Builder designed there is an physical and visual barrier that fulfills no function, and squanders space that otherwise can increase the amount of storage space within the kitchen.
ISLAND
1. NO-COST CHANGE: Build the back wall of the island as a straight line (eliminate two
angles at ends). Reason: this allows us to add the additional cabinets and to use all of the space. The angled walls actually waste space without contributing at all to any functionality.
2. ADD: Lengthen the Island toward the corridor, but maintain a 42” space between the Island and the Corridor wall. Reason: this allows for more functionality at the Island.
3. DESIGN INFORMATION: Sequence of the Island, from right to left: Dish Washer, Sink (in 39” sink-base), ADD a Microwave base cabinet, ADD open space for wheel chair access
4. DESIGN INFORMATION: Standard cabinet/counter height for Dish Washer, Sink, Microwave Base. After the Microwave Base cabinet, then lower the counter-top that is to the left for wheel-chair roll-under access from both sides, using a single leg to support the lowered counter (at the end of the counter, centered front-to-back) for maximum access.
5. NO-COST CLARIFICATION: Back side of the Island to have wall set for approximate 42” counter height for 12” eat-in overhanging higher counter (appears to be included in the Builder’s design plan), stopping at the end of the Microwave Bases cabinet
6. BUYER DESIGN DECISION: The sink can be lowered to allow wheel-chair access. If this is desired, then there is a CREDIT for the sink base cabinet, an add for insulating the plumbing. Under this scenario, then the microwave base cabinet would be either a lower cabinet set to suit the lowered sink height, or instead of a microwave base cabinet, a shelf would be hung below the extended countertop for the microwave.
LIVING/DINING
1. NO-COST CHANGE: Fireplace, relocate 1’ to the left (toward the patio door wall), making
Bedroom #2 WIC (Walkin Closet), smaller. Reason: this allows creating the angled entry into Bedroom #3. That change architecturally opens up the rather narrow corridor that leads to Bedroom #2, making that entire region more inviting for wheel chair access. The idea is to make every possible space accessible. It may turn out that one of the bedrooms becomes used more for office or entertainment purposes, and serves as a spare bedroom for guests.
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2. ADD wider Patio sliders (min. 7’ wide), ADA low threshold, for wheelchair access to patio. If this change is not made, then it will be difficult for the wheel chair to access the patio, because the sliding patio door will only provide about 2’-8” of clear opening, or less, and the threshold is quite a bump. Additionally, for the sake of fire safety, it is important to have multiple exits from the building.
3. ADD at Patio either a outward-hinged or sliding gate, plus suitable surface next to the patio to for emergency exit from patio to grade. Without this exit through the patio wall, the patio is a barrier rather than a passage to the outside. From the patio, you could access things like a bird feeder, a decorative garden, etc. The idea is to provide a path that connects, rather than a barrier that divides.
4. ADD: if Builder agrees, make the Patio deeper, larger than the current 5’ depth. This would make wheelchair access much easier and would allow furniture placement. ADA recommends a minimum 5’ turning diameter. That is the size of the patio, leaving almost no room for a chair or two or a table, etc. By making the patio even a little bit larger, it becomes an area you can enjoy, rather than a space to look at from inside.
5. ADD: cost to automate the front door (using Gentleman Door pneumatic system or other sort of mechanical door opening system). Without such an opener, it will be difficult or impossible to get the wheel chair into and out of the house without an assistant.
6. ADD: kickplates on main entry door, inside and outside. This will avoid damaging the door.
MASTER BEDROOM
1. ADD: Fire-Safety issue, strontly recommended by ADA. Need safe way to exit directly
from the bedroom to outside of the building. This can be done by adding either 7’ vinyl sliding door (ADA low threshold) or 6’ pair of French Doors (insulated steel, both doors to be active, with astragal and built-in bolts, ADA low threshold) to allow emergency egress to meet ADA requirement. Add suitable surface outside of the doors for the wheelchair to get out of the building. There should be a CREDIT for the window, its sill and apron, which will partly offset the cost of slider or French door.
2. NO-COST CHANGE: relocate the entire Kitchen/Master Bath wall 6” into Master Bedroom, as discussed above, to suit the 6” change of the Laundry, Kitchen and Master Bedroom walls.
3. NO-COST CHANGE: relocate the doorway into the Master Bedroom to be in-line with the end of the kitchen wall. This allows for shelf storage inside the bedroom, and makes a cleaner architectural appearance from the Living Room. The space is otherwise only a passageway, and with this change, the space can become partially storage space for shoes, clothing, books or whatever, that the wheel chair can drive right past for easy access.
4. ADD: Enlarge the entry door into the Master Bedroom to be 3’ wide, and set the door as close to the Kitchen wall as possible, perhaps 3” away. The wider door will result in less damage to the door jambs and greater ease of entering and exiting the room.
5. ADD Shelving against the Bathroom #2 wall, perhaps set at 24”, 34” and 44”. This adds useful and accessible storage space.
6. NO-COST CHANGE: Relocate the wall switch to suit the relocated door and the shelving for easy access. Locate this carefully for easy access.
7. CREDIT: Buyer to consider eliminating the tray ceiling, and to instead reinforce the walls for possible future wall-mounted track for overhead-crane-style lift. The tracks would be on the wall common to the Walk-in-Closet/Bathroom #2 and the wall that faces the entrance to the Master Bedroom. Reason; the tray ceiling lowers the ceiling at the wall, whereas if you install an overhead lift, you will want its tracks to be as high as possible. Thus, eliminating the tray ceiling would lower a future track, while eliminating the tray ceiling will raise it.
8. ADD: heater as directed, BUYER to DECIDE if this will be fixed, or whether to add extra circuits to allow positioning of mobile unit(s) to suit ultimate furniture placement. It will cost less to add necessary electric circuits now than at any other time. Sometimes directed space heat is very helpful to people confined to wheel chairs.
MASTER BATH
1. ADD: Enlarge door to be 3’ wide, hinge on the left instead of on the right, change any wall
switches impacted by this to suit. The wider door will make access easier.
2. ADD mirror onto wall between Kitchen and Mast. Bath, set 2’ AFF, extending to 6’ AFF,
approx. 3’ wide. This mirror will brighten the room and make it easier for grooming, etc. 3. ADD floor drain, approx. center of room. This will let you use a squeegee to remove
water that the wheel chair tracks out of the shower area.
4. ADD bidet function to toilet. Instead of having a removable bidet, having a built-in unit
may make toileting and maintenance easier. This should be investigated.
5. ADD two 24” towel bars set at heights approved by Buyer. There do not appear to be
any towel bars in the Builder’s design, and they are needed.
6. ADD toilet paper holder, showing the exact location for convenient access so the Builder
puts it in the right place. No TP holder is shown on the drawing, yet the exact positioning
is of the essence for convenience.
7. DESIGN DETAIL: set mirror that is at the lavatory or counter to start at counter height
and to continue to standard height. This will insure convenient access to the mirror.
8. COMMENT REGARDING SHOWER: The proposed “ADA” shower unit is only 3’ deep and has a raised lip at the floor. The 3’ depth is too little for maneuvering a wheel chair,
which really requires a 5’ diameter, and the shower basin raised lip is a barrier for getting into and out of the shower. For safe and easy access and for independent maneuvering, the Buyer needs something truly accessible, similar to what is proposed below.
9. ADD: ceramic tile floor (1” or 2” tiles maximum size) with flexible plastic pan if required by manufacturer for proper installation. Slope the tiles to the extra floor drain in center of room, and sloped from the shower area into the shower floor drain now shown on the plan, details to be adjusted to suit Buyer’s needs
10. ADD: ceramic wall tiles for shower area, glued onto suitable wall board and grouted
11. ADD: fiberglass reinforced wall panels fastened to moisture-resistant drywall
12. CREDIT: Eliminate the bench, keep the grab bars
13. CREDIT: Eliminate the walls that otherwise would enclose the Hot Water Heater that was
eliminated (See earlier comments above).
14. ADD: Create fixed showerhead and a stainless steel flexible showerhead hose (and wall-
mounted vertical bar for hanging the hose/head when they are not being used), and a diverter to send water to one head or to the other head, using a single water temperature mixer to supply water to the two shower heads.
15. ADD - BUYER DESIGN DECISION: Buyer to consider adding an overhead cubical- curtain track to contain shower spray if desired, plus nylon shower curtain
16. ADD – BUYER DESIGN DECISION: Buyer to consider adding a wall-hung Corian counter (approx 3’-6” to 4’, depending on available space) with Corian washbasin so there is storage space for toiletries. This would be in lieu of the wall-hung lavatory. The Corian counter would be supported with steel angles mounted to the bathroom wall. CREDIT if the wall-mounted lavatory is eliminated
17. ADD – BUYER DESIGN DECISION: Buyer to consider adding (in shower area) some wall-mounted corner and wall ledges to hold toiletries, and consider adding some accessible Corian wall shelving also for toiletries.
18. ADD – BUYER DESIGN DECISION: add a medicine closet at an accessible location, perhaps in combination with the location of the full-length mirror, perhaps to its right, hinged to suit accessibility.
19. DESIGN DETAIL: Best counter depth is 13” to 14”, with shelving that is 6” to 6-1/2” deep above the counter.
20. ANSER NEEDED: I can provide details of some other bathrooms, to serve as general guidelines so you can decide exactly what you want to do. Designing an accessible bathroom in all detail would otherwise take me between 2 and 3 hours additional time. This way you can avoid the expense, unless you prefer to have an exact design. Please advise.
MASTER WALK-IN-CLOSET
1. ADD pair of 2’-6” doors instead of using one door into WIC (walkin closet), for ADA
access.
2. ADD shelving on both left and right sides (perhaps 1@ 24”, 1@ 34”, 1 @ 44”, 1@
standard height for easy access for clothing and shoes.
3. ADD 2nd shelf at rear, for 1 high, 1 low. These changes provide maximum access to the
closet, both as a way to get into the space, and also using the space to the max for storage.
BATHROOM #2
1. ADD full-length mirror either on door inside bathroom #2 or opposite toilet
2. BUILDER TO CONFIRM: linen closet to have 4 shelves at no extra cost.
3. ADD instant hot water heater and power circuit, BUYER to decide on capacity for energy
savings as explained elsewhere.
BEDROOM #2
1. ADD: Enlarge door to be 3’ wide for greater accessibility.
BEDROOM #2 CLOSET
1. ADD: Enlarge door to be 3’ wide for greater accessibility.
2. ADD 2nd shelf for one low, one high to utilize the storage space more effectively.
BEDROOM #3
1. NO-COST CHANGE: Shorten the wall 1’ to suit fireplace relocation, create angled
doorway. The reason for this was explained elsewhere.
2. ADD: Enlarge door to be 3’ wide for greater access.
3. CREDIT: what is the credit to eliminate the tray ceiling? This reduces work and the
Builder should provide a reasonable credit.
BEDROOM #3 WIC
1. NO-COST CHANGE: Reduce size by 1’ to suit relocated fireplace.
2. NO-COST CHANGE: Relocate door away from exterior wall to allow new shelves against
exterior wall
3. ADD two 18” shelves, one high, one low, against exterior wall to increase usability of the
space.
4. DESIGN CLARIFICATION: No-cost involved to keep one standard height shelf on rear
wall of the Walk-in-Closet
GENERAL NOTES
1. DOOR HARDWARE: Use lever-style on all hinged doors. This increases costs, but plans
for easier access in the future should abilities change.
2. SHELVING, TOWEL BARS: Buyer to confirm height and spacing to suit anticipated range
of motion, and favoring Buyer’s strong hand. The Buyer must measure these dimensions
carefully to insure accessibility.
3. WALL DUPLEX OUTLETS: Set 18” high or as directed, to suit Buyer’s range of motion. 4. WALL SWITCHES: Set approx 42” high or as directed, to suit Buyer’s range of motion,
and use rocker switches throughout instead of conventional switches.
5. FAUCETS and TRIM: BUYER to decide whether to use goose-neck faucets and lever- style trim. BUILDER to clarify that the trim will be single-handle style, not separate for hot
and cold.
6. INSULATE: any piping (water supply and waste water), that the wheel chair user can
access need to be insulated per ADA standards.
7. BUYER to confirm location for all CTV and telephone outlets and review all switches and
duplex outlets for access, furniture placement and adequacy. ADD additional locations to permit rearrangement of furniture. This will maximize future enjoyment for a very low cost.
8. BUYER to confirm desired height of grab-bars and all built-in items.
9. BUYER to decide: shall there be hooks for clothing or other items, and if so, where, so Builder can prepare the walls to suit.
10. BUYER to decide: ADD wall sconce lighting, Kitchen under-counter task lighting, ceiling or wall track-lighting, and advise BUILDER to insure proper circuitry. Think this through. Costs for these circuits and switches are low compared to the convenience you will get over the years.
11. BUYER considering having one or more shallow file cabinets, if so, where would they go?
12. BUYER to decide: all floor types.
13. BUILDER TO CLARIFY: will carpet be low-pile, Berber style to suit needs of wheelchair?
14. BUILDER TO CLARIFY: There are dashed lines on the Living Room near the exterior
wall. What do they represent, and does the Buyer want that? If there is built-in cabinetry or a desk next to the patio, what does the Buyer want there?
SUBJECT TO FINAL REVIEW, APPROVAL AND ACCEPTANCE BY **********.
Respectfully,
Marc Pevar