Residential Remodeling And Universal Design

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Residential Remodeling and Universal DesignMaking Homes More Comfortable andAccessiblePrepared for:U.S. Department of Housing and Urban DevelopmentOffice of Policy Development and ResearchPrepared by:NAHB Research Center, Inc.Upper Marlboro, MDBarrier Free Environments,Raleigh, NCMay 1996Inc.

NoticeAlthough the information in this publication is believed to be accurate, the authors are solelyresponsible for the contents. The publication does not necessarily reflect the views or policiesof the U.S. Department of Housing and Urban Development or the U.S. Government. The NAHBResearch Center has made every effort to verify the accuracy and appropriateness of thematerials. The recommendations were developed for voluntary use in private homes. They werenot designed to comply with mandatory accessibility standards, regulations, or laws. Theproducts listed in the manual are included only as examples of some available products. Noendorsement, recommendation, or evaluation of these products or their use is given or implied.

Rehabilitation and Remodeling of the existing housing stock plays a key role in providing ourNation with decent and affordable housing. Often, when a house or apartment is renovated, itcan also be made more accessible for people with disabilities. Given growing awareness of theneeds of people with disabilities, and the aging of the “baby boom” generation, it makes goodsense to ensure that, through “Universal Design”, more housing addresses the needs of allAmericans.The term “Universal Design” refers to designs and features that make housing usable by personswith a broad range of needs. Many universal design features can be added to the home duringa remodeling project at little or no extra cost. Residential Remodeling and Universal Design:Making Homes More Comfortable and Accessible, provides guidance on selecting and installinguniversal features that will improve the home for its residents now and in the future and willincrease the home’s marketability.I am please to present this publication in the hope that both property owners and remodelers willfind it helpful in creating comfortable and functional housing that will occupy a place at the leadingedge of the market in the 21” century.

AcknowledgementsThis publication was prepared by the NAHB Research Center, Inc. through fundingprovided by the U.S. Department of Housing and Urban Development, Office of PolicyDevelopment and Research. Barrier Free Environments, Inc. produced the graphics andthe majority of accompanying text and notes. Building Technology, Inc., Silver Spring,MD, provided technical assistance on multi-family housing issues. Special appreciationfor their in-depth review and professional suggestions is extended to the followingpublication reviewers: Christian Yost, M. Yost, Construction Consultant and Remodeler,Stratham, NH; Allan Browne, Extended Home Living Services, inc., Northbrook, IL;Ronald G. Nickson, National Multi Housing Council, Washington, D.C.Special acknowledgements to: Alan Rothman, U.S. Department of Housing and UrbanDevelopment, who originated the concept for this publication and provided technicalguidance throughout the project; Carol Schaake, NAHB Research Center, Ron Mace andRex Pace, Barrier Free Environments, Inc., for their commitment to the success of theproject and its impact on universal design.

CONTENTSINTRODUCTION. . . . . . . 1For Remodelers and Contractors .For Homeowners .UNIVERSALDESIGN11. . . . . . . 2What is Universal Design? . . . . . . . . . . . . . . . . . .Who Benefits From a Home With These Features?Universal Design, Adaptable Design, AccessibleDesign in Homes . . . . . . . . . . . . . . . . . . . . . . .Universal Design in Residential Remodeling . . . . .Low-Cost, Easily Installed Universal Designs:More Bang for the Buck . . . . . . . . . . . . . . . . . .Different Types of Remodeling and UniversalDesign Features . . . . . . . . . m. . . . . . . . . . . . . . 2. 2. 3. 3. 3. . . . . . . 0. . . . . . . . . . . 4INSTALLING UNIVERSAL DESIGN FEATURES TO IMPROVEEXISTING HOMES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5How to Use This Publication .Entrances. .Doors .Kitchens .Bathrooms .Laundry Areas .Clothes Closets .Interior Stairs .Windows .Interior Floor Surfaces .Controls and Signals .Decks and Patios .Parking and Walks IXC:ResourcesStandards57192943576573818793101109. . . . . . . . . . . . . . . . . . . . . . . . . . . A-land Other References. . . . . . . . . . . . . . . . . . B-i. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C-lvi

INTRODUCTIONUniversal features in homes make sense. Universally designed products, building features, andspatial techniques help people function more independently regardless of age, size, stature, orability. Many universal design features can be added to a home during a home remodeling orrehabilitation project at little or no extra cost. Addition of these features will improve the home forits residents now and in the future, as well as increase its marketability.For Remodelersand ContractorsUniversal design need not be a complicated concept. Most universal features are standard buildingelements that are placed differently (lowered light switches), selected more carefully (faucethandles), or re-dimensioned (doorways). Some products, designs, and installation techniques maybe new to you or your sub-contractors. We recommend that you tell your sub-contractors exactlywhat you want done and why, to avoid misunderstandings.This book provides technical guidance on selecting and installing universal features during typicalremodeling or rehabilitation projects. The book will help you illustrate the designs and their benefitsto your clients.For HomeownersThis guide suggests products and designs conceived to create comfortable, functionalenvironments for everyone regardless of age or ability. The ideas are described and illustrated toassistyou andyourremodelerin planningyourhomemodificationproject. Asyou scanthis guidewe are sure you will find features that will benefit your household now and in the future. Theseimprovements will help position your home on the leading edge of the existing housing market inthe 21” century!The ideas in this book are intended for use in remodeling private homes. Their purpose is to helpmake the average home more functional and easier for everyone to use. The suggested featuresdo not necessarily provide home access for all people with specific physical limitations. If you planto modify your home to meet a residents specialized needs, you and your remodeler will need toconsult materials more specifically related to those needs. We recommend that you review federal,state, and local accessibility standards and codes as well as other publications and guides thatprovide more detailed specifications for creating accessible homes. Although compliance withaccessibility standards is not required in private homes, the standards, as well as otherpublications, provide valuable guidance for creating totally accessible homes. The standards arelisted in Appendix A and other printed materials are in Appendix B and Appendix C.1

UNIVERSALWhat is UniversalDESIGNDesign?Universal design is a developing approach to creating liveable, marketable environments foreveryone as common practice in design. It is inclusionary design that applies to spaces, features,and products to maximize the number of people who can function independently in a particularenvironment. Universal design considers human needs and abilities throughout the lifespan, Itattempts to meet the needs of people of all ages, sizes, and abilities. This concept includes theolder, more narrowly focused concepts of barrier free and accessible design, but eliminates thestigma and special appearance to ensure marketability. It is often called life-span design, inclusivedesign, or Pans-generationaldesign.Universal designs are not special. Incorporating universal features into a home during a typicalremodeling or rehabilitation project will not change the appearance of the home nor necessarilyincrease the project cost. Useful products are generally available through standard distributionchannels. As the market increases, universal elements will be more prominently displayed in homeimprovement stores. Many quality products on the market today accomplish universal designgoals. For example, quality slider or double-hung windows that open and close easily makeinstallation of specially designed windows for people with severely limited strength unnecessary.Who BenefitsFrom a Home With These Features?Most residents. Universal designs serve the entire population regardless of age, stature, size, orphysical ability. Traditional homes designed for average families may limit the independence orfunctionality of some residents, Kitchen counters are too low for very tall individuals and too highfor short people. Light switches are too high for both a 3-year-old and an older person with limitedreach. Rotating door handles and faucets cannot be turned by people with arthritic hands. Notonly do wheelchairs not fit through most interior doorways, but furniture is also harder to movearound. Thresholds can be an impediment to people using crutches, canes, or walkers, as wellas to tiny and old shuffling feet. Bathtubs and showers are slippery and typically provide nothingto grasp. Homes that fit during young and middle years are often inappropriate for older years.It makes sense to consider now how the home will fit the needs of older residents. Surveys showmost of us want to grow old at home. Today, over 12 percent of the U.S. population is over 65.Census projections estimate in 30 years, more than 20 percent of us will be over 65. And in 40years, the over-85 population is expected to triple. The market for homes with universal featuresthat allow older people to remain at home and independent will likely increase. Homeownersshould consider including universal features during home remodeling projects both to meet the newmarket and to ensure their own comfort in later years. Many universal concepts are modificationsof designs originally conceived to help people with physical limitations live more independently.Currently, 49 million people have a physical disability. Most have impaired mobility or dexterity,including 37 million people with arthritis (21 million under age 65). Many others will experienceat least temporary disabilities and could also benefit from these features.2

UniversalDesign,AdaptableDesign, and AccessibleDesignin HomesUniversal features, products, and designs create homes that are accessible for more people thantypical homes. Furthermore, universally designed homes can be easily adapted to meet specialneeds. A fully accessible home of the past typically included appliances, specialized features, andaccommodations that made the home look different and cost more than usual. Homes withuniversal features look no different than neighboring homes and are often no more expensive.Universal design does not produce a special home environment, but rather provides spaces andfeatures that are usable by more people and can be adjusted to meet individual needs.UniversalDesignin ResidentialRemodelingThere can be two reasons to include universal design features in a home. One is to meet animmediate need; the other is to plan ahead to make the home better fit household needs now andfor the future as part of normal home up-grade or remodeling projects.Home modifications required to meet an immediate need are typically undertaken out ofdesperation-to accommodate an elderly relative, a special physical need, or a temporary disability.Planning is done quickly and without adequate research. Budget limitations allow for few trade-offs.Work is accomplished in haste, without time for cost efficiencies.Planning for aging and potential market edge, comes from far-sighted homeowners who anticipatetheir own, their family’s, and guests’ possible future physical limitations and changing needs.These individuals incorporate select universal products and designs as they up-date or remodeltheir homes. The costs of their remodeling projects are not necessarily higher as they createmarketable, attractive, comfortable homes for a lifetime.Low-Cost,Easily InstalledUniversalFeatures:More Bang for the BuckSome methods to make a home more functional for everyone should be considered in homeremodeling projects. The cost and difficulty involved in these procedures is often small whencompared to their benefits. Modifications of this type include:.use of lever handle door hardware and faucets;installation of large rocker-style light switches;use of extra lighting where necessary;installation of hand-held flexible shower fixtures;installation of new electrical outlets and telephone jacks (when needed) no lowerthan 15 inches above the floor surface and of new light switches between 36 inchesand 48 inches above the floor surface; and,use of adjustable hanging closet rod and shelf systems.3

DifferentTypes of Remodelingand UniversalDesignFeaturesHome modification projects may vary in size and complexity from a simple one-for-one replacement(a new screen door) through gut rehabilitation (foundation and exterior walls remain and interioris reconstructed). Builders and remodelers can add universal design features during any phasein this continuum.How can homeowners select from among products and designs to make their homes morecomfortable for everyone, match their changing life style, accommodate their aging and increasingphysical limitations, or increase the home’s market appeal? Is there a formula? Keep in mind thegoal of universal design is to increase the degree to which individuals can be independent, andcomfortable in the home.1.2,3.4.Add modifications necessary to meet the unique needs of your household.Include relatively inexpensive features that are helpful for everyone and can beincluded during any rehabilitation or remodeling project.Consider cost. Although many universal designs would increase the value of yourhome, this may not fully compensate for added cost. You should base yourdecisions on the degree to which you can afford the modification.Depending on the extent of your remodeling project:.5.4Consider widening doorways to allow for a 32-inch clear opening. Frontdoor and bathroom door are most important.Create a clear, level circulation route through the home. Be mindful ofturning radius dimensions if you are planning for wheelchair access.If you are changing the footprint of the home and can afford it, considerenlarging the bathroom and widening doorways and hallways.If you are remodeling your kitchen, consider adding an adjustable or lowercounter to increase usability (i.e. for a child or seated individual).If you want to make your home totally wheelchair accessible (or accessible forpeople with specific physical limitations), technical information in the accessibilitystandards listed and described in Appendix A will provide guidance. Resourcesreferenced in Appendix B and C offer additional assistance.

INSTALLINGUNIVERSALDESIGNFEATURESTO IMPROVE EXISTING HOMESHow to Use This PublicationThe remaining sections of this book provide technical information regarding specific universaldesign products, features, and spatial techniques and suggested methods for their installation intypical remodeling projects. We recommend that remodelers study and envision the concepts firstand later discuss with the client appropriate designs and features for a specific project. Most likelythe client will not be familiar with the universal design approach and its benefits, and will dependon the remodeler’s guidance.Each section begins with a graphic overview illustrating common barriers in one area of the home.The graphics are meant to highlight specific features of the area and not the lay-out. A secondoverview illustrates the same area with the barriers replaced by universal design elements.Numbers on the second overview refer to detailed discussions of the feature in text that follows.Although the illustrations focus on single-family homes, most designs are appropriate for multifamily units as well. Following the overviews are more detailed descriptions and illustrations of thehighlighted universal design features, potential benefits of each feature, alternatives, mostappropriate type of remodeling project in which to include the feature, and installation suggestions.Simple, inexpensive, “do-it-yourself” changes to meet a specific individual need follow. Eachsection concludes with a paragraph on replacing the entire space (gut rehab) or constructing anaddition, and the use of technical information in the accessibility standards to guide planning fortotal access.5

ENTRANCESC ommon BarriersRemodeledRemodeledEntranceEntranceat Entrances(when stairs remain)(with stairs oorbellsIntercom CallBoxesLightingPackage ShelvesE ntrance DoorsAdditionalChangesto Meet TemporaryReplacingor Individualor InstallingNeedsEntire Entrances7

ENTRANCESknob handle isdifficult for peoplewho have troublegrasping and turningand inconvenient forpeople carryingpackages or youngchildrennumber signs withlow color contrastand small letters ornumbers are hard toreadIsecurity “peep” holeis too high for somepeople to usedoors requiring a forcegreater than 8 Ibs. toopen are difficult\\door is too narrow topermit passage of a rangeof people and itemsdoort ell activationbutton is notlighted orcontrasted makingit difficult to seestep at door and \ \door thresholdcan be difficultentrance area lacksadequate lightinglack of handrails isuncomfortablestepsare a barrierto people who usewheelchairsCommon Barriers at Entrances

ENTRANCESfocused lightingat lockset. See 7house numberis easier toread. See 4,\second “peep” holeincreases usability bypeople who are shortor seated or children.See Doors\\lever handles areeasy andconvenient formost people.See Doors \easy to seelighted doorbell- button. See 5good overall lightingimproves nighttimesecurity andusability. See 7package shelflocated near latchside of entrancedoor. See 8abrasive stripsimproveslippery treadsSee 2/extended-handrailsstability. See 2offerRemodeled Entrance(when stairs remain)9

good overall lightingimproves nighttime securityand usability. See 7focused lighting at lockset.See 7/auxiliary handle helpsclose the door. See Doors//easy to seelighted doorbell.See 5second security “peep”hole increases usabilityby people who are shortor seated or children.n-- n---388 uaorslarge kick platenrntndeentrancep, “LUVW“IIAnnr frnm elever handles areeasy and convenientfor most people.See Doorsnew l/2” or lessthreshold. See 1package shelflocated nearlatch side ofcolumn may bexisting landing levelwalk raised tocreate flushtransition fromporch area to thesite. (120 sloperecommended.)landing level raised toeliminate step atentrance. See 1Remodeled Entrance(with stairs removed)10

ENTRANCESEntrances1. Porch LandingPorch Size: Consider enlarging the porch orstoop area to at least 5 feet by 5 feet whenremodeling the entry area. A porch of this sizewill allow a person using a walker, cane, orwheelchair room to maneuver while opening theentrance door.Raise Porch Level: The level change betweeninterior and exterior of the house is troublesomefor people who have difficulty walking or visionimpairments. When repairing or replacing theporch or stoop landing, this can be minimized byraising the exterior level to within l/2-inch or lessof the interior floor level. existing2When porch/stoop landings are almost level withthe interior floor, there is increased risk of waterinfiltration at the door. Common water-proofingtechniques should be practiced, including:.ensuring positive surface slope awayfrom the building;inserting continuous metal or plasticwater bars in joints and under thresholds;adding positive interlocking weatherstripping;raising or deleting bottom courses ofsiding;adding flashing at perimeter of floorsystem;caulking at all exposed joints; and,using appropriate drains and weep holes.recommendedRaised PorchCanopies, roofs, and other weather protectionwill also help prevent leaking.11

ENTRANCESWalk Level: If walks serving porches or stoopsthat are low to the ground are being replaced orundergoing significant repair, they can be raisedon earth fill at a gradual slope to create a flushconnection between walk and porch. This willcreate easier access for people with unsurebalance and those who use canes, walkers,wheelchairs,or other mobility devices.Recommended walk slope is 1:20. Handrailsare helpful on slopes between 1:20 and 1:12(the absolute maximum).walk slope 1:20 max.recommended,between 1:20 and1:12 requireshandrails2. Steps/StairsStep/Stair Repair and Replacement:Whenup-dating or replacing other elements of thehome entrance, pay particular attention to thesteps. Many injuries in the home involve steps,particularly among children and older adults.Weather conditions also contribute to falls onexterior steps and require consideration.Consider using steps with curved or slopednosings and no sharp edges. Risers should beequally spaced to enable the body’s naturalrhythm to continue throughout the climb ordescent.Treads and risers should be ofconsistent size for maximum safety and ease ofuse. A non-slip surface should be provided. I- l-1/2”max.noextendedSee interior Stairs.Stair Railing Replacement:When replacingstair handrails, install sturdy new railings.Consider including rail extensions which offerstability and assistance for people with balanceor mobility limitations. For details on railingdesign, see Interior Stairs.Tread and Nosing Designsquareprotruding12

ENTRANCES3. Drop-offsEdge Protection:Unprotected drop-offs atporches, stoops, or landings may be a problemfor people who have difficulty controlling ordirecting their travel, or vision impairments.Consider installing a railing, bench, planter, orweep holes or other \2” - 4” mincurb to define the edge and provide anappropriate visual cue.4. Signage ReplacementType: Replace house numbers and other signswhich are difficult to see from a distance withlarge, high contrast letters or numbers in asimple type face. Easily-read signs assist notonly guests of the home but also emergencyservices.Curb Edge ProtectionExamples of acceptable type faces include suchas:“The Smith’s”(Helvetica)(ITC Avant“The Smith’s’Garde Gothiclarge characterswith a widestroke widthraised characterswithin reach besideentl-43” min.whenabove80”Demi)Unacceptable type faces may include:“The Smith’s ”Dntrastbetween type(Times Roman Italic)and background‘The Smith’s”(New Century Schoolbook Italic)Easy-to-ReadSignageMounting Height and Location: In multifamilybuildings with interior entrances to individualunits, mount unit numbers or letters 60 inchesabove the floor on the latch side of the entrancedoor. If numbers are within reach, considerusing a raised type to enable “tactile” reading bypeople with vision impairments.60”ISignage at MultipleEntrances13

ENTRANCES5. Doorbell ReplacementActivation Button: When replacing doorbells,you may use new models that have either alighted or at minimum a high contrast activationbutton to assist people with vision impairments.Locate the doorbell 36 inches to 48 inchesabove the floor for most convenient use.6. Intercomeasy-twead,raised, high contrasttype numbersCall Box ReplacementMounting Height: When replacing, adding, ormoving an intercom call box, try to install so theactivation button is located 48 inches maximumabove the floor. If multiple units are wired intoone box, you may locate as many activationbuttons as feasible at 48 inches or below, withineasy reach by children, smaller adults, or seatedindividuals.Activation Button: The new intercom call boxshould have either a lighted or high contrast callbutton for easier use by people with visionimpairments.-48”max.high contrastand/or lightedbuttonFeatures of Easy-to-UseIntercom Call BoxType/Numerals:Select a model with highcontrast numbers or letters in simple type foreasy identification. Raised numbers will allowpeople with vision impairments to “read” bytouch.7. LightingGeneral: Changes in vision occur gradually aspeople age. Typically, older eyes require almost3 times as much light as younger eyes. Lightingin entrances, as well as in other areas of thehome, may be inadequate for some users.When replacing light fixtures or doing otherelectrical work in the entrance area, considerimproving both the overall lighting level and thefocused lighting.Particularly focus new light fixtures on thelockset, house numbers, and steps.14FocusedLightingat Lockset

ENTRANCES8. Package ShelvesLocation: When repairing or replacing entrancewalls, railing, or siding, consider installing apackage shelf. A shelf located near an entrancedoor provides a place to put packages and otheritems while unlocking and opening the door.This is especially helpful for people who mustuse both hands to manipulate the lock and openthe door and a convenience for everyone./packageshelf canbe directlyattached toexterior wall9. Entrance DoorsGeneral: The design of the entrance door aswell as the approach to the door determinesthose people who will and will not be able toenter the home. A doorway that provides a clearopening of less than 32 inches, for example,denies entry to most people who use awheelchair and may be difficult to maneuver forpeople using canes and walkers. A narrowdoorway may also impede the passage of largefurniture and other household items into and outof the home.Iincorporatedinto railingAn opportune time to correct this potentialproblem is when remodeling the entrance orreplacing the entrance door. See interior Doorsfor details.15

Additional Changes to MeetTemporary or Individual Needs.Install temporaryramp.Install temporaryplatform lift.Install abrasive strips on slippery stair treads.Install wood bevels under extended nosings onstair treads.Install awning for weather protection.Install temporary wood platform to raiseentrance l.anding to within l/2-inch or less ofinterior floor level.Install a knocker light on entrance door thatflashes when activated by vibrations caused byknocking.Connect doorbell to interior light that will flashon and off when doorbell is activated.Install wireless doorbell.Install intercom system with video display.KnockerLightcombination ofraised wood platformon porch landing andtemporary portablemetal ramp toprovide access intodwellingDoorbell Connectedto Flashing Light16Combination of Raised Platformand Temporary Ramp

Replacing or Installing EntireEntrancesProviding an accessible entrance is pivotal tocreating a dwelling that is universally usable. Themost critical issues such as maneuvering space,clear door opening width, and the relationship ofexterior grade and interior floor level may be difficultor impractical to address during typical homeremodeling or modification projects. The best timeto address the underlying structural and designproblems that may prevent access is whenundertaking a complete renovation of the entranceor adding a new one.The major accessibility standards and guidelineslisted in Appendix A offer guidance on providing anaccessible entrance. The standards, combined withpublications listed in Appendix B, will help youevaluate existing conditions, set performancecriteria, and establish design goals to createentrances that are accessible to more people.

18

DOORSCommonBarriersat riorAdditionalModificationsto sor IndividualNeedsAccessibleDoors19

narrow doorways obstruct thepassage of people usingcanes, walkers, or wheelchairsand make moving large itemsin and out difficuft and sometimesimpossiblealthough a swinging entrancedoor is but one door type, itdemonstrates barriers manydoors createdoors often lack sufficientspace on the pull side toallow people who moveslowly, are carryingpackages, or usemobility aids to get outof the way of the swing of thedoor while pulling it opendoor closers typicallyrequire considerablearm strength to openand often close thedoor before anindividual is out ofthe waysecurity “peep” holeis too high for manypeopleknob handles aredifficult for someindividuals to turnand inconvenientfor people carryingpackages or babiesslick floor surfacesat the door may causepeople to lose balance,slip, and fall as they tryto open the doorhigh door thresholds4are a barrier forpeople who use .wheelchairs/-door swing mayallow inadequateclear space foreveryone tomaneuver\Common Barriers at Doors20locks withsmall twistmechanisms canbe difficult for olderpeople or thosewith low hand orfinger strength

DOORSdoor closers can beremoved, adjusted, orreplaced to lessen dooropening force. See 1universal featuresthat improve theusability of doorsare shown on thisswinging door butare transferable tomost door types. Themos

Universal Design, Adaptable Design, and Accessible Design in Homes Universal features, products, and designs create homes that are accessible for more people than typical homes. Furthermore, universally de

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