4 FM quick reads on ADA
1. ADA: Ensuring Compliance
I'm Dan Hounsell, editor of Maintenance Solutions magazine. Today's topic is, ensuring compliance with ADA.
Even though the Americans with Disabilities Act, or ADA, became law more than 20 years ago, managers in institutional and commercial facilities still must be diligent in ensuring their facilities comply with ADA accessibility guidelines.
Managers must take two key steps to meet this goal. The first is to perform a jurisdictional analysis. Managing projects that result in compliant facilities requires a thorough analysis of the range of accessibility regulations. In the early planning stages, such an analysis can help managers determine the required level of accessibility. Must all public entrances be accessible? 50 percent? Just one? A jurisdictional analysis must take place at the beginning of the project and be reviewed at key milestones. Specific questions to ask depend, in part, on the state the project is in.
The second issue involves knowing the organization's resources. Having in-house expertise is the easiest source for answering accessibility questions. Every organization should designate one person to become familiar with the federal laws and accessibility guidelines, as well as requirements of the states in which the organization has facilities. Managers must keep in mind that accessibility issues in many cases are not straightforward and often warrant second opinions or interpretations.
2. ADA: Compliance Considerations
I'm Dan Hounsell, editor of Maintenance Solutions magazine. Today's topic is, ADA compliance considerations.
Maintenance and engineering managers rely on the guidance and knowledge of architects and contractors before and during new construction and renovations. Confidence in the architect's or contractor's ability to meet applicable codes and regulations is usually a given.
Since passage of the Americans with Disabilities Act, or ADA, in 1990 and the implementation of Americans with Disabilities Act Accessibility Guidelines, or ADAAG, some managers have inserted references to nondiscrimination and compliance with the ADA into contracts. On the surface, this seems to offer all the protection needed. ADA is a federal law. It's easy to assume that architects and contractors will comply with it and fully understand it. But in real life, things aren't so simple.
Managers would be wise to invest time upfront to be sure the project they expect is actually the project architects and contractors deliver. Consider these questions to ask architects and contractors, many of which also apply to product manufacturers and representatives:
- Is your firm knowledgeable about the various disability-related laws and requirements pertinent to this project?
- What is your firm's design philosophy, particularly on accessibility and universal design?
- Does the firm involve people with disabilities in the design process?
- How disruptive will this project be to persons with disabilities?
- Does the firm have a list of past client references for similar accessibility projects that can be contacted?
3. ADA and the Path of Travel
I'm Dan Hounsell, editor of Maintenance Solutions magazine. Today's topic is, ADA and the path of travel.
Most discussions related to requirements under the Americans With Disabilities Act, or ADA, focus on such building components as doors and restrooms. One area managers might want to pay more attention to is the interior path of travel. Managers need to consider these issues:
• Lobby floor surfaces should be smooth and slip-resistant. Be cautious of floor-waxing products that become slippery when wet. They represent a trip-and-fall hazard waiting to happen.
• When using carpet runners at doors and lobbies, make sure edges are secured to the floor and do not curl.
• Make sure printed directories are readable, use larger print, and are not behind a reflective surface. One option is to use security staff to provide assistance to visitors.
• Make sure items such as hanging artwork and fire-extinguisher boxes are not mounted between 27 inches and 80 inches from the floor and do not protrude more than 4 inches from a wall or 12 inches from a post. A person with a visual disability using a cane will not detect these protruding objects before walking into them. The remedy is to either move the object to another location — or higher than 80 inches above the floor — or place something underneath it to provide a warning.
Most of these items require relatively easy and low-cost fixes, as well as a regular system of inspection and maintenance.
4. Renovations and ADA
I'm Dan Hounsell, editor of Maintenance Solutions magazine. Today's topic is, renovations and ADA.
Facility managers often ask when renovations trigger a requirement to bring a building in compliance with the Americans with Disabilities Act, or ADA, and exactly how much compliance is required when this happens.
Under ADA requirements for readily achievable barrier removal under the ADA, barriers must be removed — with a few exceptions — regardless of any work being done.
Anytime renovations are made to a facility where barriers still exist, 20 percent of the construction costs must be spent on barrier removal on the path of travel. For ADA purposes, the path of travel also includes water fountains and rest rooms. Any renovation to a primary function area triggers the requirement. A primary function area is an area where the activities are germane to the business, such as a bank's teller stations.
ADA does not require barrier removal on the path of travel that exceeds 20 percent of the cost of the renovation, which is then considered to be disproportionate. The major difference between ADA requirements and building codes is that ADA requires barrier removal in existing buildings, regardless of renovations. Building codes do not come into play until renovations, alterations or new construction take place.