ADA Floor Compliance: An Introduction
Visitors enjoy a particular space when it is clean and uncluttered. When you have a business or public service area, you want the flooring to be the same. When floors are out of shape, uneven, missing mats, or strewn with scraps of paper and garbage, visitors get the wrong impression. Cleanliness and appearance aside, ADA flooring requirements are important for other reasons.
In almost every state, a business and any public spaces must be accessible to people with disabilities. The Americans with Disabilities Act was legislated in 1990 to eliminate discrimination against those with disabilities. ADA Accessibility Guidelines , as determined by the ADA Accessibility Board, provide explicit instructions on business and individual items such as restroom facilities, parking lots, structural features and ADA flooring.
This means that merchants and public establishments must comply with these requirements and be aware of any changes in the laws applicability. It does not mean, however, that you have to redesign your entire establishment just to meet the requirements of the ADA. Instead, you can make the recommended changes to be in compliance with the ADA flooring requirements and guidelines.
ADA Floor Requirements: The Must-Haves
When selecting an ADA-compliant flooring system, builders and facility managers must consider the three standards and specifications set forth in the ADA: surface texture, slip resistance, and threshold requirements.
ADA Surface Texture
The surface texture for floor surfaces must be stable, firm, and slip-resistant. Textured resilient flooring typically meets these criteria if the texture height is less than 1/16 of an inch and is the same height throughout. The key to using textured resilient floors is to ensure that the texture is not so aggressive as to pose a tripping hazard. Current ADA guidelines regarding appropriate heights state that square, rounded, and rounded grooves and ribbing must be 1/8 inch or less in vertical height; raised dots must be no more than 1/5 inch on the flat surface, and serrated or wavy surfaces must have an upright projection of no more than 1/8 inch.
ADA Slip Resistance
Having a slip-resistant floor surface is not only required by the ADA (found in the 2004 ADA Accessibility Guidelines [ADAAG] Chapters 2 and 4), but is also essential from a safety standpoint and is critical to making the facility as safe as possible for a wide range of users. The ADAAG states that floor and ground surfaces along a path of travel must be stable, firm, and slip-resistant. Altered facilities must comply with the slip-resistance requirements of the model building codes in place at the time of alteration. Subject to this requirement, the standards do not require the use of particular materials, products, or methods for achieving slip resistance. While slip resistance is one of the major considerations in designing barrier-free facilities, it has been reported that slip and fall accidents are among the most common claims for personal injury lawyers and insurance carriers. One can fall on a level surface and sustain an injury whether it is wet or dry, polished or rough, clean or dirty. Too often, designers decide on the materials used for flooring based on considerations primarily of cost and aesthetics vs. safety. Managers and designers of facilities should always try to balance the costs and aesthetics with safety. Unfinished concrete is inexpensive and quite safe, however, it is not very pleasing to look at. When safety is an issue that must be addressed for a facility with specific design requirements, a manager or designer must make the decision to balance aesthetic values with safety concerns.
ADA Threshold Requirements
A threshold is required on all doorways except where the entry surface is flushed with the top of the threshold. Threshold requirements are based on whether the threshold is at the floor, an accessible route surface, or platform. To be compliant, the threshold must not exceed 1/2 inch high vertically and must be beveled on each side with a slope not exceeding 1:2.
Flooring Materials That Comply With The ADA
Selecting the right flooring material is a key component to not only creating a welcoming, accessible environment, but also to complying with ADA regulations regarding flooring. Flooring requirements under the ADA are fact-specific, so it’s advised to consult with a licensed architect or interior designer when designing a space with ADA-compliant flooring material.
Many different materials can be used to both meet ADA requirements and create an inviting atmosphere. Satin finishes, for example, provide a higher level of slip-resistance than polished surfaces. Carpet surfaces with textures also can increase slip-resistance, but be sure to not use low-pile carpets, which can cause issues for people using wheelchairs or crutches. It is recommended that carpet pile heights not exceed 9/32 of an inch.
Carpet, tile, vinyl and rubber flooring are all good options to consider in ADA-compliant flooring. Some of these materials even provide additional benefits. For example, rubber flooring is great option for shower floors, as they are slip-resistant and provide comfort and warmth underfoot. Vinyl is another great option for hot, dry climate areas. It is durable, long-lasting, easily to clean and easy on the feet. Tile flooring, on the other hand, is often more durable and offers a greater range of colors and designs than vinyl flooring. However, tile requires more maintenance.
ADA Floor Mistakes
One of the most common mistakes that we see business owners make is installing transitions that do not meet ADA standards. While the minimum height for a threshold is ½ inch, we find that many businesses use that height as the maximum threshold height with no regard for the ADA requirement of having a maximum vertical rise of ¼ inch.
Another mistake we see are transitions where the slope exceeds 1:12. An example of this would be a transition from a carpet floor covering that is ½ inch lower than the adjoining resilient hard surface flooring. The difference in elevation would then require a slope that far exceeds the 1:12 unit rise to run ratio, resulting in a transition that is much too steep for wheelchair users. This type of transition would create issues for people in wheelchairs as well as people who walk with canes or crutches and thus can also put you at risk for liability under the ADA.
Pool decks are another area where facility owners often make mistakes. We see this often with concrete aprons around pools. This is a deficit in the design process and can often be repaired by removing the cement and creating a compliant transition. If that is not feasible, or if the concrete is set, there are several products that can be applied to the surface to provide a compliant transition.
Another common mistake is not using the correct material. For example, we often see rubber where PTV materials should be used or a vertical ramp that is ramp material in the wrong application. Even when care is taken to use an appropriate PTV material, the PTV material itself must be appropriate for the type of environment in which it is used. Nonslip tiles and other hard surface flooring contain many different properties and have different levels of textured surfaces, colors and numerous profile choices. Sometimes an improper material is chosen based on a wrong idea of what it will look like, which brings up another major point: just because it doesn’t seem like it is a good idea, doesn’t mean it really isn’t. We have done over a thousand ADA assessments, and have found that some of the best ideas come from contractors, facility managers and business owners. Don’t play it safe when it comes to safety! Make sure that your project has been reviewed, but further, if you or one of your employees can see something – don’t let the opportunity pass without considering it!
How to Become Compliant with The ADA
Achieving ADA flooring compliance is a process that ultimately starts with an assessment of existing conditions—the current state of the facility’s flooring—and ends with the right materials in the right places, with some modifications along the way. A detailed plan helps facilities explore and assess their options, with cost considerations, operations impacts, and availability in mind every step of the way.
Facility leaders can start by taking an inventory of their existing flooring—what types are in place, if there is an appropriate mix of flooring for each functional area (for instance, retail areas may need a different surface than service space), and whether the current materials meet the accessibility requirements.
Common areas like lobbies often have a combination of hard and soft surfaces that incorporate carpet and tile as well as concrete or other hard surfaces. Tile or natural stone may have been among the initial choices made by the architect under the facility’s original design specifications.
An initial evaluation should consider whether existing flooring is in good condition, and if there is a need for a complete replacement, does adhering a new surface to a damaged or cracked surface make sense, or does total removal make more sense?
Once equipped with a sense of the current state of the space, facilities leaders can explore what changes will be needed to bring the flooring into compliance with ADA requirements for slip resistance, travel routes, and any necessary upgrades to conform to the latest standards, such as the 2010 ADA Standards for Accessible Design or the ICC/ANSI 117 . 1-2009 Accessible and Usable Buildings and Facilities.
The next step in the process is to create a selection matrix that will help project leaders identify their needs for selecting new flooring, based on what is currently in place. These selections will guide the process of making final decisions about what flooring to purchase, from the types of materials to products and potentially discounted products.
In evaluating the selection matrix, the next step is to assess how the spaces currently used in the facility operate and to collect feedback from users such as building services, food services, and others who rely on the floor covering. This process can help find potential issues in the flooring that aren’t always readily apparent.
The final assessment of flooring needs can then be made. In cases where the site has multiple locations—consider an office building, for instance, that has several wings or sections—this exercise should be done on a site-by-site basis. These decisions should not be made based solely on cost; the overall costs associated with each type of flooring should be taken into consideration.
Planning for compliance, then, is a multifaceted process that can ultimately be achieved with a careful study of a facility’s existing flooring, succinct planning, and thorough evaluation of options.
Consult With Professionals for ADA Compliance
As commercial restroom and shower projects are entering into the construction phase it is prudent to make sure that the project complies with all ADA requirements. Consulting an ADA accessibility consultant can be a huge benefit. When working on a new build or renovation project it may be beneficial to the client and their team to hire a consultant. ADA compliance, at first, can be extremely challenging. One of the main goals for an ADA consultant is to reduce the risk factors of having a non-compliant facility. No one has more expertise than accessibility consultants, as they make it their intention to help their clients succeed by providing them with their knowledge of the ADA. An ADA consultant will walk the jobsite and appeal to your field of focus to mainly look for problems as well as solutions. This is beneficial for all parties involved. Your building department may have their own ADA specialists but they are limited to their primary responsibilities for code compliance. ADA specialists do have a responsibility to everyone but if you can get a hold of one during the construction phase it may prove to be quite a valuable asset.
The Legal Side of ADA Flooring Non-Compliance
The legal risks of not complying with the ADA are high, including litigation, fines, and costly modifications. Failure to provide an accessible environment can lead to expensive lawsuits. Non-compliance with Title III of the ADA can result in a lawsuit by a private party for its enforcement. The injured party may file a complaint in court or the U.S. Department of Justice can initiate an enforcement action. Plaintiff’s attorneys have a financial incentive in filing these lawsuits as they can recover attorneys’ fees. Bureaucratic delays at the DOJ and many state localities result in lawsuits and settlements being expedited.
Often times the ADA violations are too numerous and costly to fix. Many judicial officers have developed Entire Controversy Rules whereby a defendant must file a cross claim against co-defendants who own or occupy nearby buildings. In a foreclosure action a commercial property owner once learned that its new neighbor’s flooring had more than 2% "slope" on certain parts of its sidewalk resulting in very costly settlement. Due to its location the tenant expected walk-in public traffic which the slope impeded.
The legal risk associated with these slabs that often violate ADA are also used for architectural decorative features and property protection. A slab that is not grounded properly or improperly poured may become magnetically charged which can interfere with properly functioning electronic door locks. Cracks and slab offsets can cause planters to become out of level with decorative features causing a safety hazard. Ornamental trees can become toppled causing trip hazards. Trees that are not staked properly can become dislodged and a danger to pedestrians and cyclists.
Damages awarded to injured parties may include: economic damages, damages for pain and suffering, cost of future care and loss of amenities and earnings. Statutory damages are up to $4,000 per violation could be awarded in addition to attorney’s fees under the ADA. Many states have their own state statutory violations as well.
The Future: ADA Flooring
Advancements in technology have been accompanied by significant changes in the materials and design of the products that we use every day. Such is the case in ADA flooring products as well. There are three such trends that we see producing increasing movement in the ADA compliance sector.
Human Mind and Body Movement
Our understanding of the intricacies and complexities of human movement has led to significant advancements in the field of biomechanics. We are just beginning to unlock the mysteries of how human beings interact with the world around them. The neurosciences and disciplines focused on providing insights into matters of health and well-being, in relation to the effects of certain surfaces and environments, have influenced manufacturers of ADA compliant flooring surfaces. We have developed advanced knowledge into the effects that a surface can have on an individual’s pattern of walking or movement and the implications that this has on mobility. Our tools for viewing and assessing systems have also significantly improved. This more quantitative view has resulted in several changes in the design of flooring surfaces, particularly for individuals with special needs.
Use of neural pathways for data capture.
Patterns of movement and the frequency of those patterns are important factors in our daily routines. Surface design based on spatial location and location-as-it-relates-to-time allow us to clearly capture an individual’s pattern of movement and correlate it with the temporal aspects of that movement. This in turn leads to a better understanding of the physiological effects of flooring. A flooring surface, therefore, can be designed to mimic the movements of a stable surface, thereby moving away from the effects of a dynamic surface for an individual with mobility issues. The flooring surface can also be adjusted so that physical activities are enhanced. The capability of flooring to record and process data will improve the ability of caregivers to monitor individuals with special needs. These patterns of movements can also then be used to develop protocols for care . Flooring as a tool and surface will form a critical connection between the caregiver and the individual with special needs.
Use of dynamic computer generated surfaces.
Computer generated surfaces can also show the individual where their center of control is as they walk and move. Unique patterns will form for each individual and each individual can then begin to learn and train themselves to remain within their unique individual pattern. Such training can result in considerable gains for some individuals, especially older adults with mobility issues. Such computer projections can also be used in rehabilitation facilities and in occupational therapy. The future of dynamic computer generated surfaces focuses on making such surfaces very responsive to movement. The hope is to achieve a higher level of interaction than is generated by a rough surface with larger bumps. New technologies, such as electronic tagging, identify movements that occur and measure plainer patterns against those that are not plainer. This allows the flooring surface to provide feedback to walkers and others regarding their performance. Such surfaces will go hand-in-hand with the use of robotics.
Responsive surfaces.
Similar to a dynamic computer generated surface, the potential for a responsive floor presents us with the opportunity to create a more interactive environment. Individual mobility can be enhanced but with the added benefit that a responsive surface will provide the user with feedback. Ultimately, optimal safety and performance is possible. Such responsive surfaces can take the form of a line of raised dots or a series of bumps along a walking surface so that the person using a cane or a walker is able to detect where the travel surface begins or ends and can anticipate changes. Such surfaces also allow individuals to be alerted to the presence of stairs or steps, either by the change in the sensation of the walking surface or by a tactile or auditory indication. Allowable gradients and extension areas both help to ensure that ordinary and assisted manned vehicles can travel across such surfaces without problem.