Hospitals and the ADA

Hospitals are required to comply with the ADA.  The current ADA is the Americans with Disabilities Amendments Act of 2008 (P.L.110-325) which became effective on January 1, 2009.

Section 12182. Prohibition of discrimination by public accommodations

   (a) General Rule

• No individual shall be discriminated against on the basis of disability in the full and equal enjoyment of the goods, services, facilities, privileges, advantages, or accommodations of any place of public accommodation by any person who owns, leases (or leases to), or operates a place of public accommodation.

Section 12182 applies to hospitals and everything within the hospital in the full and equal enjoyment. 

Last year, Congress passed the "Patient Protection and Affordable Care Act" (Obama Care).  That Act calls for the Access Board to issue standards for medical diagnostic equipment in two years to comply with the ADA. 

A little history: The Architectural and Transportation Barriers Compliance Board (Access Board) is a Federal Government agency that has existed for about 50 years and is responsible for writing standard, or sometimes called guidelines, that became the "Safe Harbor" for Design and Construction to be compliance with the ADA. 

So what does all this really mean? 

Hospitals have to comply with the ADA today, and medical diagnostic equipments has to comply with today's ADA compliance.  For the Access Board to write these standards in two years will be a real challenge, as the Access Board is not use to moving at such a fast pace.  The "Obama Care" law requires these standards from the Access Board in consultation with the Food and Drug Administration. 

In the opinion of ACCESS, good luck with the standards.

In the real world these standards are just common sense.  The major manufacturers of medical diagnostic equipment are moving and have moved to get the equipment accessible and in compliance with the ADA.  Again, this is in the opinion of ACCESS.  I want to be perfectly clear here, just because there is no Access Board written standard for medical diagnostic equipment for ADA compliance does not mean the medical diagnostic equipment does not have to comply with the ADA.  Remember, the effective date was January 1, 2009.

Give us your questions or thoughts on the above article.  You can post them here or on our FaceBook page at http://www.facebook.com/pages/Access-Technologies-Services-Inc/268659564730.  You can also reach us at hfalstad@accessts.net or call us at (702) 649-7575.  We look forward to hearing from you.

Hank


The above are opinions of Hank Falstad, AIA, Managing Senior Associate of Access Technologies Services, Inc. (ACCESS).  See our web site for additional information:  www.accessts.net.

Declaratory and Injunctive Relief

I was asked recently about why our complaint are always asks for a jury trial.  First of all, our complaint is for Declaratory and Injunctive Relief.  They are always filed in Federal Court where the filing fee is free, the attorneys representing the disabled are free and the attorney costs are free.

A current complaint that we are working on is for a building that was not in compliance with the Americans with Disabilities Amendments Act of 2009 with an effective date of January 1, 2009.  The building owner is guilty and the poof is found in the detail ADA building audit for compliance with the ADA and ABA Accessibility Guidelines; Final Rule published int eh Federal Register / Vol. 69, No. 141 / July 23, 2004; with an effective date of September 21, 2004; that's audit by ACCESS.

The above case will go for another 2 to 3 months as we work diligently to aggressively move it forward.  I've been doing this now some past 19 years and I've never lost a case; but I have to tell you, very seldom do these cases go to trial.

Give us your questions or thoughts on the above article.  You can post them here or on our FaceBook page at http://www.facebook.com/pages/Access-Technologies-Services-Inc/268659564730.  You can also reach us at hfalstad@accessts.net or call us at (702) 649-7575.  We look forward to hearing from you.

Hank


The above are opinions of Hank Falstad, AIA, Managing Senior Associate of Access Technologies Services, Inc. (ACCESS).  See our web site for additional information:  www.accessts.net.

What Are Common Areas in Condominiums?

We are getting some questions concerning what are the common areas in condominiums.  I always start by seeing if the Americans with Disabilities Act (ADA) Accessibility Guidelines have defined common areas.  The answer is they have defined common use.  Wait a minute, but who are they?  They are the Architectural and Transportation Barriers Compliance Board, a federal government agency in Washington, D.C. responsible for writing the guidelines for the Safe Harbor for Design and Construction to be in compliance with the ADA.

Common Use: "Interior or exterior circulation paths, rooms, spaces, or elements that ae not for public use and are made available for the shared use of two or more people."r

The interior circulation paths would be all hallways.  The exterior circulation paths would be sidewalks or any walkway starting from the public way and leading to the building entrance, all sidewalks from parking and all walkways through and around all exterior spaces and elements.  Rooms would be like laundry room, game rooms, managers office, exercise room, restrooms, etc. 

Spaces would be lobby, TV watching area, sitting areas both inside and outside, etc.Elements would be all recreational areas such as swimming pool, spa, tennis courts, all courts, vending areas, etc.

So, one can easily see there are many common use areas in a condominium project.

Give us your questions or thoughts on the above article.  You can post them here or on our FaceBook page at http://www.facebook.com/pages/Access-Technologies-Services-Inc/268659564730.  You can also reach us at hfalstad@accessts.net or call us at (702) 649-7575.  We look forward to hearing from you.

Hank


The above are opinions of Hank Falstad, AIA, Managing Senior Associate of Access Technologies Services, Inc. (ACCESS).  See our web site for additional information:  www.accessts.net.

Yes, I know the condominium elevators and exit stairways are common areas and need to be ADA compliant.  Let's take the stairway first.

The width of the stairway is now a building code issue, in that the new ADA Guidelines defers to building code, Chapter 10 on Means of Egress.  The width is a gray area in the opinion of ACCESS.  We think it should be a minimum of 48" measured between handrails, found in the original ADA Guidelines.  We see the usual door clearance issues and when there is a vestibule, the clearances found in ICC/ANSI A117.1 are more stringent than those found in the ADA Guidelines.  It is not unusual to find something not compliant with the handrails.

Now, more fun with the elevators.  Here we have more requirements in building code and they seem to be changing as technology changes.  The International Building Code (IBC) is on a three year cycle where a new IBC comes out every three years.  So, every three years we review the IBC for any changes as they may apply to the ADA.  Some of the common ADA issues are the emergency telephone, controls above 48" off the finish floor, the door reopening time, signage, cab size, emergency elevator with stand by power supply, etc.  One of the more interesting is the railing in the elevator cab.  Some think this railing is exempt from ADA compliance, I do not.  Call it whatever you want, but we say it is a handrail and functions like a handrail.  We use Section 505 Handrails for our ADA compliance opinion. 

Give us your questions or thoughts on the above article.  You can post them here or on our FaceBook page at http://www.facebook.com/pages/Access-Technologies-Services-Inc/268659564730.  You can also reach us at hfalstad@accessts.net or call us at (702) 649-7575.  We look forward to hearing from you.

Hank


The above are opinions of Hank Falstad, AIA, Managing Senior Associate of Access Technologies Services, Inc. (ACCESS).  See our web site for additional information:  www.accessts.net.

Condominiums: Most Common Non-Compliant Condition?

We are still on condominiums, and the question is what do we see as the most common non-compliant condition? 

Well, it's the cross slope on sidewalks, and this is true on all buildings where there is site work or sidewalks.  We check every side wall panel in our audit process and anytime we find a reading on our smart level over 2.0%, we have a cross slope that is not in compliance.  Seldom do we see a pool or spa that is compliant (or even a steam room). 

Most vending machines are not complaint, because controls are above 48".  It would be very unusual not to find something not compliant in a restroom, but I would have to say they are certainly getting better from what we saw 20 years ago.  Some are just good housekeeping measures, such as being sure the landscape items do not protrude onto the sidewalk.

We use to see a lot of public telephones that were not compliant, but today we are seeing fewer public telephones, as everyone has their own cell phone.  Some condominium will have a social area that has a partial kitchen, and when we see that configuration, seldom is that area compliant.  Such as; sink, counter tops, serving areas, range, refrigerator, microwave, oven, etc.  I can tell you that seldom do we go on a building audit and see something that we have not seen before.

That's really why I enjoy getting out of the office and do building audits.  I always find a challenge or two in a building-audit.  From my experience about 95% of an audit is black and white.  There is 5% that I call the gray area and that is where I find the challenges.  Very seldom will I say "we do not know".  So, what we look for is similar conditions and use that as a basis of opinion regarding compliance with the ADA.

Let us know your thoughts, or if you have any questions about the above article.  You can post your comments here or on our FaceBook page at http://www.facebook.com/pages/Access-Technologies-Services-Inc/268659564730.  You can also contact us at hfalstad@accessts.net or call us at (702) 649-7575.

Hank


The above are opinions of Hank Falstad, AIA, Managing Senior Associate of Access Technologies Services, Inc. (ACCESS).  See our web site for additional information:  www.accessts.net.

Condominiums and the FHA and ADA - Part 3 of 3

Condominiums prior to 1990 had design and construction requirements from the Fair Housing Amendments Act of 1988 and building code.  After 1990, the Americans with Disabilities Act of 1990 was added.  It took some time to get this all straightened out, and along the way building code throughout the country was combined into one, called the International Building Code (IBC).

The design and construction requirements of both the ICC/ANSI A117.1 of building code and the ADA Accessibility Guidelines of the Architectural and Transportation Barriers Compliance Board were reworked so the numbering system and the verbiage were the same, or almost the same; say 95% the same.  Today when we look for condominium compliance in the design and construction we use:

1.      ADA & ABA Accessibility Guidelines; Final Rule

36 CFR Parts 1190 and 1191

Federal Register / Vol. 69, No 141 / July 23, 2004

2.      2009 International Building Code

3.      International Code Council and American National Standards Institute – ICC/ANSI A117.1 – 2009

In many areas the requirements are the same.  Where the requirements are different we will always use the most stringent.  I am always asked if this makes our work easier...dreamer!

NO, it's harder, but what does make it easier is that in many areas we find greater definition.  Condominium compliance has always been a challenge in the building design and construction.  I don't see that changing in the future.

Any questions or comments on the above?  You can post them here or on our FaceBook page at http://www.facebook.com/pages/Access-Technologies-Services-Inc/268659564730.  You can also reach us at hfalstad@accessts.net or call us at (702) 649-7575.

Hank


The above are opinions of Hank Falstad, AIA, Managing Senior Associate of Access Technologies Services, Inc. (ACCESS).  See our web site for additional information:  www.accessts.net.

Condominiums and the FHA and ADA - Part 2 of 3

What is Grandfathering? 

I first saw Grandfathering in the Fair Housing Act.  What it means is that a regulation has been put in place, like the Fair Housing Act, and any building before that date need not comply.  The Fair Housing Amendments of Act of 1988 established design and construction requirements for multi-family housing built for first occupancy after March 13, 1991.  So, everything before March 13, 1991 is Grandfathered in, meaning need not comply..."kind of"!

The Fair Housing Act is Civil Rights Law litigated in Federal Court, but we also have building code litigated in Civil Court, and that was not Grandfathered in, in Building Code, and one must not only comply with Civil Rights Law, but also building code regulations.  One has a double track regarding building design and construction requirement. 

What about the Americans with Disabilities Act of 1990.  More complications, but will save for another posting.

Let us know your thoughts and/or questions on the above.  You can leave your comments here or on our FaceBook at http://www.facebook.com/pages/Access-Technologies-Services-Inc/268659564730.  You can also contact us at hfalstad@accessts.net or call us at (702) 649-7575.

Hank


The above are opinions of Hank Falstad, AIA, Managing Senior Associate of Access Technologies Services, Inc. (ACCESS).  See our web site for additional information:  www.accessts.net.