As nature envelops itself in a serene quietness, the stillness of winter offers a backdrop for contemplation, introspection, and connection. The year's closure brings a chance to appreciate the experiences that have shaped us. As we gather for festive meals and partake in time-honored customs, may we remember the importance of community and the bonds we share. Despite varied beliefs and practices, may we find common ground in the values of love, hope, and renewal as we prepare for 2025.

The Americans with Disabilities Act (ADA) mandates accessibility in new construction or renovated state and local government facilities and commercial facilities, such as restaurants, retail stores, hotels, movie theaters, private schools, daycare centers and recreation facilities. While the ADA primarily focuses on commercial and government spaces, the Fair Housing Act (FHA) provides accessibility requirements for multifamily housing spaces. United States (U.S.) federal accessibility requirements, like the ADA and FHA, represent the minimum level of accommodations for inclusivity. Additional documents to be familiar with pertaining to accessibility requirements are "ICC A117.1 Accessible and Usable Buildings and Facilities," "CSA /ASC B652 Accessible Dwellings," and the base model building and safety codes for the U.S. and Canada.

The goal of accessibility requirements is to create inclusive spaces usable by all individuals. To create inclusive, usable spaces, contractors and engineers should understand the differences between ADA and FHA requirements. While there is overlap, they are not identical. First, let's jump into ADA requirements.

Overview of ADA requirements

An accessible route must connect all common and public spaces and elements within a building. There are specific requirements about the surface and width of the route. Additionally, if the accessible path is around obstructions, specific width requirements exist. Examples of common and public spaces are:

• Parking and passenger loading zones;
• Public streets and sidewalks;
• Public transportation stops; and
• Accessible building entrances.

Public and common-use toilet rooms must meet requirements about the number of accessible and ambulatory toilet compartments, be located on accessible routes, have specific accessible plumbing fixtures, and meet specific dimensions. Accessible toilet rooms must have the following:

• Adequate turning floor space;
• Clear floor space at fixtures;
• Grab bars around toilets and in shower compartments; and
• Accessible controls and dispensers.

Accessible lavatories and sinks must be designed for maximum rim height and knee and toe clearance dimensions. Additionally, the installation of the lavatories and sinks must account for a forward approach clear floor space, ensure the maximum rim height is not exceeded, see that reach ranges are met, and protect against contact with hot water pipes and sharp edges. Faucets must be designed to meet operable parts requirements, and metering faucets must meet the minimum run time requirements. The bottom edge of mirrors above lavatories or sinks must be installed to meet maximum mounting height requirements.

If drinking fountains are provided, 50% or more must be accessible. For installation, accessible drinking fountains must have clear floor space for a forward or parallel approach and meet maximum spout height requirements for wheelchair users and standing persons, which are different for children versus adults.

Accessible shower compartments must be designed and installed to meet minimum dimensions and be equipped with grab bars and a handheld shower spray unit. Depending on the type of accessible shower compartment, seats may or may not be required. Roll-in shower compartments must meet threshold requirements for maximum height and shape.

Overview of FHA requirements

While not as comprehensive as ADA requirements, FHA mandates certain accessibility features. Buildings must be designed with accessible entrances with doors meeting minimum clear width requirements. Communal and public use areas must be designed to be accessible depending on the room usage accessibility requirements. Accessible dwelling units must be designed with an accessible route into and through the unit with usable kitchens and one bathroom, at a minimum, with wheelchair maneuverability and a bathroom door with a minimum nominal clear width. Additionally, light switches, electrical outlets, and thermostats must be installed in accessible locations.

Easy wins for contractors and engineers

1. Grab bars: Install grab bars where required in commercial settings. In residential settings, reinforce the wall structure for future grab bar installation.
2. Shower design: Consider shower dimensions, thresholds, and required features like shower seats and grab bars.
3. Faucet and shower fixture controls: Use lever-type or push-type controls that are easy to operate with one hand and do not require tight grasping, pinching, or twisting of the wrist.
4. Pipe protection: For sinks or lavatories, use pipe insulation or protective panels to protect a user's legs, knees, feet, or toes from contacting hot water pipes and sharp edges.
5. Protruding objects: Protruding objects are considered hazardous because they cannot be detected by individuals with visual impairments using a cane. All circulation paths, including accessible routes and maneuvering spaces, should be free of hazardous protruding objects that could pose a danger to visually impaired individuals.

Common dimension pitfalls to avoid

• Exceeding maximum requirements;

1. Lavatories and sinks;
2. Shower thresholds;
3. Mirrors; and
4. Toilet controls.

1. Grab bars;
2. Toilets;
3. Not providing sufficient knee and toe clearance for lavatories and sinks; and
4. Faucet controls.

1. Not meeting the required percentage of accessible elements (e.g., drinking fountains, entrances);
2. Clear floor space for forward or parallel approach;
3. Maneuvering clearances for turning spaces and doorways; and
4. Lack of accessible routes.

What can you do?

Implementing ADA and FHA accessibility requirements in plumbing and building construction projects requires attention to detail in design, product specification, and installation. For complex projects, working with an accessibility consultant is recommended to ensure compliance. By incorporating accessibility in the design and construction phases, contractors and engineers can avoid building code inspection red tags, which can create delays and add costs to construction projects.

For those seeking a thorough understanding of accessibility requirements, call us at Regulosity. Our team specializes in detailed and personalized assessments to help you navigate and engage with the complexities of accessibility standards.