ADA Compliance for an existing apartment complex

[Chad Pasquini]

I have been a one man show for the past week and the questions keep coming, so a contractor came in to ask if there are any requirements that i should be looking for on an existing aparment complex built in the late 70's early 80's, they would like to replace existing windows, cabinets, and add new fixtures, not changing the fixture locations. your thoughts

Thank you for your response.

 

[hlfireinspector]

Smokes if you can get them.

 

[Chad Pasquini]

Yea, we already require that along with Carbon, when over a 1,000.

 

[mark handler]

I have been a one man show for the past week ...

? ........ ?

Are you asking if the site or a unit needs to be brought up to ADA or Fair Housing Standards?

Where are you?

What code are you using?

 

[mark handler]

Chad

If you are in CA refer to CBC SECTION 1134B ACCESSIBILITY FOR EXISTING BUILDINGS

Are any of the Apartments rented through "section 8" or other Govmt funds?

What is the total valuation of the "upgrades"?

 

[Chad Pasquini]

Sorry Mark, yes i am in CA, just have not had a lot of time on my hands lately, as soon as i get a minute there is someone at the counter, we are looking at like 60 units with upgrades around 20 thousand per unit, i believe there is an association which all tenants belong, i do not believe they are govmt. funded. Thanks for the section Mark, now i just need the time to review.

 

[mark handler]

The ADA does not cover strictly residential private apartments and homes,

The ADA can cover the public areas and amenities

The Fair Housing Act does cover private apartments, read the scoping documents in the link beiow

http://www.huduser.org/portal/publications/pdf/fairhousing/fairintro.pdf

Also read the CBC 1134B

 

[Chad Pasquini]

Thanks Mark, your knowledge is most helpfull. Looks like things are picking up around here, or maybe i just need to practice my time management.

 

[Chad Pasquini]

Mark, you are the man, thank you for the link to the fair housing act, i know i have that somewhere in the office but would not know where to begin to look for it now, with a quick review of section CBC 1134B, (for general privately funded multistory building exception for new and alterd buildings sends you to 1103B.1 exc. 2 - i do not beleive an elevator would be required for this, like i said just a quick read before i head back at for inspections. Am i correct with this?

 

[mark handler]

You are correct an elevator is not required,

 

[Chad Pasquini]

Mark, thanks for the read on fair housing act, but would not apply on this case as it was built prior to March 13, 1991, correct?

 

[mark handler]

Yes and No

the site and amenities need to be accessible, under chapter 11B

the units, under 11A do not

1102A.2 Existing buildings. The building standards contained in this chapter do not apply to the alteration, repair, rehabilitation or maintenance of multifamily dwellings constructed for

first occupancy prior to March 13, 1991. Housing which is publicly funded as defined in Chapter 2 of this code is subject to provisions of the Division of the State Architect (DSA-AC). See Section 1111B.5.

 

[Chad Pasquini]

Thanks Mark, i should have posted more, my fingers are getting tired, i spoke to contractor before lunch and explained that all common areas would need to comply up to the 20% percent rule. Your quick response to these questions are very much appreciated. Thank you