Alterations trigger accessibility requirements
When you alter a commercial space, the altered areas generally must comply with current accessibility standards. Simple maintenance, such as repainting or replacing carpet in place, usually does not trigger requirements, while changing layouts, walls, restrooms or entrances often does.
The path of travel
If you alter an area that serves a primary function, such as a dining room, sales floor or office suite, the route leading to it, including the entrance, restrooms, drinking fountains and telephones, generally has to be made accessible too. There is a cost limit on the additional upgrades, commonly described as a percentage of the cost of the alteration, and priorities are set for what to fix first. Your design team can calculate what applies.
Common accessibility items in renovations
Certain elements come up again and again in renovation scopes.
- Accessible entrance, ramps or door hardware and clear maneuvering space.
- Restroom fixtures, grab bars, clearances and signage.
- Counter heights at service and checkout areas.
- Accessible seating and clear aisle widths in dining and retail spaces.
- Elevators, lifts or an accessible route between floors where required.
State and local requirements add to federal ones
Federal law sets the baseline, and state and local building codes add their own requirements. Maryland, DC, Virginia and Pennsylvania each adopt codes with their own accessibility provisions, and local officials interpret them during plan review.
Plan for it early
Include accessibility in your budget and design from the first walkthrough. Discovering it late leads to change orders and schedule delays. A good contractor will identify likely triggers during the site visit and help you plan for them.