ADA T-stat height

[Mr. Inspector]

I don't know the ADA rules, but the NC IBC says that it needs to be in the reach range unless you do what Yikes says about putting a locked box over it or a thermostat that needs a combination to operate or if it is remote controlled. I would not require the sign that Yikes said it needs.

1109.13 Controls, Operating Mechanisms and Hardware
Diagram
Controls, operating mechanisms and hardware intended for operation by the occupant, including switches that control lighting and ventilation and electrical convenience outlets, in accessible spaces, along accessible routes or as parts of accessible elements shall be accessible.

Exceptions:
Operable parts that are intended for use only by service or maintenance personnel shall not be required to be accessible.
Electrical or communication receptacles serving a dedicated use shall not be required to be accessible.
Where two or more outlets are provided in a kitchen above a length of counter top that is uninterrupted by a sink or appliance, one outlet shall not be required to be accessible.
Floor electrical receptacles shall not be required to be accessible.
HVAC diffusers shall not be required to be accessible.
Except for light switches, where redundant controls are provided for a single element, one control in each space shall not be required to be accessible.
Access doors or gates in barrier walls and fences protecting pools, spas and hot tubs shall be permitted to comply with the exception to Section 1010.1.9.2.

 

[walker.t]

I don't know the ADA rules, but the NC IBC says that it needs to be in the reach range unless you do what Yikes says about putting a locked box over it or a thermostat that needs a combination to operate or if it is remote controlled.

When I asked if there was a “stated requirement for something like a thermostat” I meant a stated requirement that the object be located in a manner to allow for “our eyes to reach the data info on the dial” per #21. I am not aware of anything that says, “Mount the thermostat at a height so someone can easily read the display.”, they just have to be able to reach it with their hand to operate it. This edited quote of my #24 helps clarify what I was trying to say:

ADA 308 (Reach Ranges) and A117.1-2017 308 (Reach Ranges) only address the reaching of something with one’s hand, not “reaching” the object with a convenient line of sight. It’s not a bad idea to consider where something could be placed within the acceptable reach range to facilitate reading the display, but is there a stated requirement [that something must be located at a height so it is easy to read] for something like a thermostat or other object that is not signage?

I mentioned signage to note that I was aware that there are requirements for signs that would affect how easy the sign is to read.

 

[Fred_F]

54" might be a bit too much for a comfortable side approach. ADA usually recommends 48" max for better accessibility. And yeah, a thermostat in a business like a bagel shop could be subject to ADA rules if customers need to adjust it.

 

[BN4537]

And yeah, a thermostat in a business like a bagel shop could be subject to ADA rules if customers need to adjust it.

Or employees, they count too.

 

[walker.t]

ADA usually recommends 48"

The 48” is for an unobstructed reach, the maximum required heights may be lower depending on the reach over an obstruction per ADA/A117.1-2017 308.2.2 and 308.3.2.

for better accessibility

I’ve seen a few recommendations in U.S. Access Board guidance documents, but the ADA doesn’t state recommendations, only requirements for accessibility. But if there’s something you could mount on the wall between, for example, 36” and 48” and you think 48” is better you can do that.

 

[Jean Tessmer-HI]

A117.1-2017 305.3.1 requires 30”x52” minimum in new buildings.


ADA 308 (Reach Ranges) and A117.1-2017 308 (Reach Ranges) only address the reaching of something with one’s hand, not “reaching” the object with a convenient line of sight. It’s not a bad idea to consider where something could be placed within the acceptable reach range to facilitate reading the display, but is there a stated requirement for something like a thermostat or other object that is not signage?

you can use ada bottom of mirror height of 40 inches aff for wheelchair usable line of site. i recommend this since it correlates with a usable line of site for someone seated in a wheelchair. designers can also refer to Panero's anthropometric book for seated eye heights. the doj has the last say in according to the ada. i just try to keep clients off their lists.

 

[Jean Tessmer-HI]

don't forget single hand operation in the ada. lock box even if operated by employees would not meet ada compliance.

 

[bill1952]

I'm not counting on new doj to be very concerned about these issues, unfortunately.

 

[Yankee Chronicler]

don't forget single hand operation in the ada. lock box even if operated by employees would not meet ada compliance.

A Crescent wrench doesn't meet the ADA "no pinching, tight grasping or twisting of the wrist" criterion. Neither does a screwdriver. They are tools, used by mechanics. The point of locking a thermostat is to remove it from "access" by the everyday occupants and limit access to mechanics -- people who use tools that require pinching, tight grasping or twisting of the wrist.

Let's not lose sight of what the ADA is. It is anti-discrimination legislation. If some people in an office can change the thermostat but those who are in a wheelchair can't reach it -- that's deemed to be discriminatory. If nobody in the office can touch it, and they have to call a mechanic/technician to adjust the thermostat -- everyone is treated the same, so there's no discrimination and no violation.

 

[walker.t]

you can use ada bottom of mirror height of 40 inches aff for wheelchair usable line of site.

That doesn’t seem like an unreasonable comparison, but my guess is that the 40” is intended to be low enough to allow a person in a wheelchair to see themselves in the mirror - sitting in my office chair my shoulders are about 40” above the floor so I would be able to look horizontally into the mirror to brush my hair and such. But the height of a mirror would be lower to allow a person to see their reflection, the display on a thermostat could be higher and still be visible - seated in my chair my eyes are about 48” above the floor. 48” is the maximum height for an unobstructed front and side reach so it seems 48” also happens to be a decent wheelchair viewing height, at least for me.

This video says the approximate eye level range is 43” to 51”.

The comment on viewing height is at 8:40, for some reason my link to that time wasn’t working, this “Video Unavailable” message wasn’t displayed for other U.S. Access Board videos I’ve posted.

 

[SCBO1]

From: Dec 20, 2012

Inspected two FEMA trailers this week, thermostats set at 48" from FF to the center of the stat. Controls were on top of the stat which puts them at 50-1/2".

Missed Mark Handlers comments.

Are they required to be accessible?

were there ramps?

Are they Single family detached? if so not covered by ADA.....

School trailers, yes they are required to be accessible,
Yes there were ramps,
No, they were not single family, this thread was a commercial thread not residential

 

[redeyedfly]

Or employees, they count too.

I have never seen a new commercial building where thermostats are controlled by anyone other than the building maintenance staff.

 

[Mr. Inspector]

I have never seen a new commercial building where thermostats are controlled by anyone other than the building maintenance staff.

My friend that lives in a assistive living facility has control over her thermoset.

 

[Jean Tessmer-HI]

That doesn’t seem like an unreasonable comparison, but my guess is that the 40” is intended to be low enough to allow a person in a wheelchair to see themselves in the mirror - sitting in my office chair my shoulders are about 40” above the floor so I would be able to look horizontally into the mirror to brush my hair and such. But the height of a mirror would be lower to allow a person to see their reflection, the display on a thermostat could be higher and still be visible - seated in my chair my eyes are about 48” above the floor. 48” is the maximum height for an unobstructed front and side reach so it seems 48” also happens to be a decent wheelchair viewing height, at least for me.

This video says the approximate eye level range is 43” to 51”.

The comment on viewing height is at 8:40, for some reason my link to that time wasn’t working, this “Video Unavailable” message wasn’t displayed for other U.S. Access Board videos I’ve posted.

43 to 51 are good starting points. 43 is the ADA height for the door vision panels.

 

[redeyedfly]

My friend that lives in a assistive living facility has control over her thermoset.

How is that relevant to what I wrote? If she lives there it is a residential building we're discussing ADA.

 

[Mr. Inspector]

How is that relevant to what I wrote? If she lives there it is a residential building we're discussing ADA.

Under my state code it is commercial

 

[Jean Tessmer-HI]

Jean, I've seen CASps allow the following in a commercial setting:

• Thermostat is mounted wherever height MEP engineer prefers, typically 60", AND
• Thermostat is provided with a locked cage/ cover, with sign that says "for authorized maintenance personnel only" [ADA 203.5].
• Optional: If thermostat is to be operated by other than maintenance personnel, it is a Smart Thermostat (e.g. "Nest" or equivalent), or part of an EMS system), and can be operated remotely via smart phone or other external control that itself is accessible.

Would you accept that?

Joe - sorry it taken me so long to get back to you.
per your first point - Placing the T-stat at 60" engineers prefer would be an ADA violation unless it is qualified as a maintenance only use.
I am not familiar with a smart thermostat or NEST. Since t-stats require the ability to see the numbers at the top of the device and flip the switches where on off is written at the top of the device, I normally place t-stats per the MEP preference horizontally out of the chill air path and 42" AFF for easy reading in a seated position and easy reach controls. I normally recommend the Honeywell T87N1026 T-stat - $90.00 on Amazon. I tend to want to make placements as easy as possible for individuals with disabilities.

 

[Yikes]

Joe - sorry it taken me so long to get back to you.
per your first point - Placing the T-stat at 60" engineers prefer would be an ADA violation unless it is qualified as a maintenance only use.
I am not familiar with a smart thermostat or NEST. Since t-stats require the ability to see the numbers at the top of the device and flip the switches where on off is written at the top of the device, I normally place t-stats per the MEP preference horizontally out of the chill air path and 42" AFF for easy reading in a seated position and easy reach controls. I normally recommend the Honeywell T87N1026 T-stat - $90.00 on Amazon. I tend to want to make placements as easy as possible for individuals with disabilities.

A Nest Thermostat is easily visible from a seated position, and the face has a motion sensor that will illuminate when someone passes by.


But more to the point, the thermostat is connected to the internet and is really intended to be operated via smartphone, including all setup and programming. It's basically a consumer-grade EMS. It has a battery backup, etc. In theory, once it is operational, you would never need to touch it again.


I say "in theory" because I presume their would be times when the IT system administrator / maintenance staff would reset network passwords, etc.