An Introduction to the ADA Standards for Accessible Design
The Americans with Disabilities Act, or ADA, plays a fundamental role in ensuring that the built environment is accessible for everyone, including individuals with disabilities relative to a number of criteria, such as doorways, tables, entrances, seating, and sinks. The ADA sets forth what is known as "standards for accessible design." These standards represent a baseline for accessibility. They ensure that facilities provide enough space for individuals with disabilities to approach and use various amenities at establishments, including sinks in restrooms, which is our topic today.
Most of the ADA standards require design and construction of these spaces to provide for sufficient clearance or obstructed space in order to allow individuals with disabilities the ability to approach. One of the key elements of ADA compliance we will discuss here is the required sink height, since it is not always clear how high a sink can go . There are a number of different ADA standards that apply to sink height for accessibility. There are also codes and standards such as plumbing codes, building codes, and even green building standards that could dictate sink height. For example, plumbing codes may specify a maximum height for sink installation above the floor, while a green building standard might limit the distance between sink access and the ground.
My team will show you the different standards you need to be aware of when designing or constructing a new sink. We focus specifically on ADA standards, as well as other related standards for sinks and wet rooms. Finally, depending on your project, we will also cover the relevant standards from California Code of Regulations (CCR) that apply when constructing a sink in California.
Key ADA Requirements for Sink Height
The important hurdle in designing an accessible sink in bathrooms and other spaces obstructed by cabinets, is the sink’s water supply. Even if the sink meets the height requirements, a 27" high water supply pipe may be an obstruction.
The standard requires there be a vertical clearance of 27" minimum above the center of the forward approach, with minimum knee clearance of 9" (and 11" depth for lavatories) to the nearest vertical obstruction above the forward approach. Unlike other codes which may require a lower height of 24", the ADA cross reference to 4.24.4 in the plumbing section requires the 27" height minimum for lavatories.
Since most under-sink cabinet systems are designed 28" to 30" high, it’s not practical to only use a 27" height for the top of the counter. Common practice is to make the top of the counter 29" to 31" high providing 1" to 3" of vertical clearance above the water pipe, not including the countertop. And the 29" to 31" height is also contrary to all other codes.
As we said before, there’s not a lot that is easy to do. This requirement for taller vanities is another one of those things. Where you can now get them built-in, you still have to make sure you have enough knee clearance. That means making space in the counter for the plumbing to run through.
Armed with the facts, you can get the product you need. You just have to be aware of what you’re looking for and be flexible.
Clear Floor Space and Access Specifications
ADA compliance for sinks must also work in conjunction with the layout of the kitchen or bathroom, including the required clearances needed in all directions for both the forward approach and parallel approach. The ADA regulations state that a forward approach to sinks requires a clear floor space of 30 inches wide by 48 inches long, with the long dimension in the direction of travel. The parallel approach requires a clear space of 30 inches by 60 inches deep.
In determining the positioning of this clear floor space, the sink itself must fit within it so that when a person using a wheelchair is in the required position, the sink controls and basin are within their reach, and accommodate for any kneaded elbow movement or other motions necessary in high use areas. The space underneath the sink must remain open at least to a height of 29 inches from the floor, to allow for knee and foot clearance. In higher level sinks, a minimum clearance height of 27 inches is preferred.
Except during kitchen service, the spaces under sinks may be used for other purposes as long as the clear floor space, if measured again, still meets the dimensional specifications laid out above. Clear floor spaces are not required to be marked or lined, but recognizing that some people may have difficulty detecting the edges of the spaces without distinct contrast, the ADA standards recommend using high color contrast to further make sure the pathways (forward approach) or clear floor spaces (parallel approach) for sinks are obvious to all.
Knee and Toe Clearance Requirements
Knee and toe clearance is another aspect of sink accessibility. In addition to knee range and depth, sinks also need to meet toe clearance requirements. ADA section 306.2 sets clearances under sinks at C, FI, or 9 screw/nut types and requires the same clearances under sinks of all heights. As indicated in figure 31(a), when clearances are not shown, they must be provided in accordance with the general reach requirements.
The point of this requirement is rather obvious: the space under a sink must be reasonably unobstructed by large pipes so that a person can maneuver a wheelchair underneath the sink if they are seated. The height of the clearance required is not specified in the guidelines other than that it must be "at least 27 inches" from the floor or ground (as long as there’s enough room for the pipes and disposal without blocking access). Actual rough-in heights will depend upon your site conditions, fixture type and ADA allowed fixture clearances. For example, water and drain rough-ins for urinals and sinks vary from ANSI flushing mechanism heights and ADA clearance requirements for lav. sinks, which average about 36″ from finished floor to centerlines and require clearance below the rim of 29″ on wall mounted to countertops.
The clearance requirement also has an impact on the design of accessible sinks because the knee clearance must extend laterally. At least three inches of lateral knee clearance is required at the rear of wall mounted lavatories, while three inches of vertical clear floor space must be provided beneath wall hung toilets. For lavatories, the requirement is that the knee clearance must be at least 27 inches high. It is required that the clearance be unobstructed by the rim or apron of the lavatory basin and by the plumbing. The overall requirement is that the clear floor space allowance be unobstructed for a depth of at least 17 inches at the farthest point away from the lavatory. One other point the ADA makes is that the clear floor space allowance needs to come within 30 inches of the rear side of the lavatory.
The clear floor space requirement needs to exist for at least 44 inches, which is required to allow wheelchair turns at sinks and adjacent clearances. The idea is to avoid the necessity to wheel 180 degrees across the top of a lav. to get to the rest room (and sink) area. Neither ADA nor ANSI provides information on necessary clearances and/or work space allowances needed at lav. sinks in break rooms and entertaining areas, or mixed means of egress vs ADA compliant elements.
Faucet and Control Accessibility Specifications
Sinks shall be operable with one hand that does not require tight grasping, pinching, or twisting of the wrist to operate the faucet (2010 ADA Standards, Section 308.2.1).
Controls shall be operable with one hand and shall not require more than 5 pounds of force to activate (2010 ADA Standards, Section 309.4). Grab bars, handrails, and other equipment used only for balance assistance need not comply with 309.4 (2010 ADA Standards, Section 309.5).
Accessible faucets, other than self-closing faucets, shall be designed or adjusted to remain open during operation. Self-closing faucets shall remain open for at least 10 seconds (2010 ADA Standards, Section 308.2.2).
Lever-operated mechanisms are acceptable as operable parts if:
- They are mounted between 5 inches and 50 inches above the floor.
- They do not require a force greater than 5 pounds to operate.
- They do not require a grasping, pinching or twisting motion.
- They are mounted on the push side of doors to exterior laundry facilities and restrooms. (See exception for water closets in toilet stalls at Section 309.3 of the 2010 ADA Standards.)
Control devices with separate levers or controls for hot and cold water pipes shall be capable of being turned on by a single motion of the wrist or palm of the hand. The controls shall be so designed that an upward push or pull , or an inward thrust of a valve handle opens the hot water supply and a downward motion seats the valve in the closed position (ABA/ADA Accessibility Guidelines as referenced in 2010 ADA Standards, Appendix A, Section 414.3.2).
Control devices for faucets and fixtures shall be located on the wide rim of sinks, basins or counters, at the rear or side so that a person with a disability can operate it (ABA/ADA Accessibility Guidelines as referenced in 2010 ADA Standards, Appendix A, Section 606.6).
Hand-operated Single lever, push type, or mixing faucets are acceptable as operable parts if they:
- Are operable with one hand
- Do not require a force greater than 5 pounds to operate
- Do not require a grasping, pinching or twisting motion
- Are, if for cold water, mounted on the push side of doors to laundry rooms and restrooms accessible to the public
- Are no higher than the following from the floor:
36 inches (915 mm) for sinks
43 inches (1092 mm) for lavatories
34 inches (865 mm) for water closets
44 inches (1118 mm) for urinals
Sink Installation Best Practices for ADA Compliance
The sink’s height, the distance from which it is installed, the angle at which it is set, and the angle or rotation of the faucet handle all affect accessibility for seniors and disabled persons. Sinks should be placed between 29 and 34 inches off the floor to meet the ADA’s necessary height requirements. Fixtures that are too high, however, are not only inaccessible, but pose a safety hazard to persons with balance issues and those using canes (sink handles may be difficult to reach and cause loss of balance as the person leans over the sink). Conversely, sinks that are too low can cause back pain and, again, pose a safety risk if for some reason the person slips or loses their balance. The distance from the wall to the fixture should be the same distance as the sink’s height — leading to the same ADA-recommended height level for faucets (between 34 and 44 inches off the ground). If the sink is placed more than 10 inches from the wall, it will require additional bracing to support that amount of force without damaging the wall. Faucet handles must be easy to reach. Rotary faucets should be placed between 9 to 21 degrees of the vertical; up to 180 degrees of the horizontal. Rotary faucet handles should also have a horizontal length of at least 2.5 inches and a vertical length of 2.5 degrees. Buyers should also be sure to purchase handles with a 1.6 inch width for maximum comfort and control. As with most other commercial industries, energy codes and standards for plumbing fixtures are becoming stricter. One of the biggest concerns for owners and managers is that non-compliant faucets can increase the cost of water bills. As it is, faucets use a large amount of water, with the average sink using about 1.3 gallons-per-minute (gpm). Commercial owners of small to medium-size buildings can expect to pay higher water bills unless they take steps to replace the faucets, even if they’re only replaced as-needed. Furthermore, water waste from non-compliant ADA- and ANSI- compliant faucets can lead to significant plumbing issues. Water leaks can cause flooding, property damage, and guide owners and managers toward replacing valuable plumbing equipment (e.g., pipes, sinks, and other sanitary fixtures), all of which comes at a high cost. Moreover, the ADA recommends placing lavatories within 18 inches from the wall and within 4 to 24 inches of the rear wall so there is adequate clearance for the sink’s pipes.
Real-World Examples and Case Studies
While the technical specifications are important for understanding ADA compliance for sinks, it is also essential to look at real-world examples and implementation of ADA-compliant sinks. This section explores some successful design and layout strategies for these often-overlooked elements.
Public Restrooms
Public restrooms are a frequent and necessary location for sink installations, as they need to accommodate many different users of various ages and abilities. In a rehab clinic bathroom, one client tacked on an extension to a faucet to make it easier for a patient with limited reach to wash her hands. The extension was helpful, but problematic because the fixture was not ADA-compliant, prohibiting independent use by the patient.
Another example is from a disability center that helped provide specialized care for the elderly and disabled. One of the clients was building a residential unit to have both personal and medical restroom specifications. As part of a full renovation, the builder brought in sinks with two types of faucet options: handheld and wall-mounted faucet that turns on as soon as your hands move close. The client decided to go with the wall-mounted option, which tested well with patients and allowed for virtually hands-free operation.
Business Settings
In a study performed by a researcher in New Zealand, one company wanted to renovate their building and add new sensors in the company restrooms. No one wanted to install them over the sink due to the potential damage to the sinks. While those fittings had to be left unattended, the people who wanted them functional did their own work to create an ADA-compliant trough sink design with plenty of space for use with or without a sensor.
In another building bathroom, occupancy was up as much as 50% in the restrooms, so maintenance decided to split the restroom into two entrances and utilized some of the existing plumbing already in place. They used more than one style of infirmary sink, and it actually thrilled them to be able to convert the sinks first. The sinks themselves do not need to be perfect, just functional and easy to operate. Plus they come with built-in sensors that regulate temperature and water levels automatically. Those fixtures, although not required by the ADA, made the sinks much more user-friendly for those who have difficulties with manual faucets.
Product Example
The new ADA-compliant S-2500.110.0952 faucet is a fixture that uses infrared sensors to allow for hands-free operation at any angle (although it is recommended to be at a 15-degree tilt). This fixture has been put to the test by real companies like Prothera, a dermatology practice that was required to update its sinks. They were pleased with the ease of install and the overall function.
These examples do not exist in a vacuum; many are implemented in areas you would not think of. The ADA looks just as favorably on restrooms at medical clinics, research facilities and even offices as they do on public restrooms. Effective sinks save time and effort for owners and clients alike.
Challenges and Future Trends in ADA Compliance
Despite the ADA’s requirements for sink design and installation, there continue to be challenges for designers and builders. "The biggest challenge for builders is to make sure the sinks they install in new buildings not only meet today’s requirements, but are likely to meet ADA compliance when the new code changes (expected in January 2011)," states Marshall Bryant, Principal Engineer at Architectural Testing, Inc. in York, Pennsylvania. An ADA-compliant sink today is roughly 7 inches deep, whereas the proposed upcoming changes would require a 10-inch depth. So in order to be ADA-compliant today and in anticipation of the new regulations, a sink would have to be a minimum of 10-inches deep. The question is whether or not sink manufacturers will produce a sink that is ADA-compliant under a 7-inch standard, only to have to change the manufacturing process in 5 months? "The change is somewhat slow coming for sink manufacturers, so anything that promotes the change is good," says Bryant. "But that does not mean it will happen quickly."
Another challenge is the installation of the sink and faucet in combination. While the height of the faucet aerator is required to be between 38 inches for a wall-mounted sink and 48-inches for a counter-mounted sink, if the faucet is set to a cc mounting, it may not meet the 18-inch requirement from the sink itself. "It is not always possible to mount a faucet and afford full ADA-compliance," says Bryant. "The difficulty comes in finding the right placement of both the sink and faucet itself."
And as with designing and installing any barrier-free space, there is the ADA compliance issue on a sliding scale. "The challenge is to fit everything in the space," says Beth Curtain, Principal at Curtain & Schmidt Architects. There is no doubt that having increased space is easier, but one can only work with what is there. "A sink with an 18-inch to 3-foot pipe as well as a waste pipe that is ADA-compliant is going to take up a lot of room," she says. "If you need to have that room, you do everything you can to get it inside there. But off-site construction is the best case scenario." Additionally, Curtain points out that while you can have the ADA-compliant sink and faucet in the office building , you still need to have it in the break room and the janitorial closet as well. But both of those rooms are generally very tight spaces. As long as a sink with a faucet should not be any more than 10-12" deep, it is sometimes difficult to fit a sink in a small-sized room such as a janitor closet where you must comply with the code.
Despite the challenges, compliance with ADA-specified sink dimensions and features has opened the door for wider avenues of sink design by manufacturers. "Manufacturers are more innovative now," says Jonathan Katz, Principal at Massachusetts-based Ingram, Katz & Assoc., LLC. Manufacturers nowadays, in response to the challenges in ADA-compliance, have creatively made sinks that provide more flexibility for designers and builders to work with their limited space and mounting height restrictions. Katz also points out that manufacturers are bringing this innovation more to the forefront, which, in turn, allows designers and builders more time to consider the options. For instance, if the current sink size does not fit the space or the mounting height is not appropriate, a manufacturer may be able to provide a larger sink or one that is at a different product level to allow a greater flexibility depending on who is working with the product. But again, because of the potential changes in ADA standards, this flexibility may go away if and when the sink is manufactured with a deeper basin.
Looking ahead, industry professionals believe there are a number of changes and advancements that will impact sink design and installation. "Most likely the manufacturers will provide more ADA-compliant sinks that allow for greater flexibility in location to meet future changes," says Curtain. "It is probable that as more and more women enter the construction industry, the smaller heights will probably be addressed. With the exception of certain jurisdictions where height may be a necessity simply because of the building being an older structure, in general though it should not be a problem." Over time, easier accessibility will allow for a more universal sink height that better accommodates the individual user when it comes to height, design, location, and capacity, all of which will allow for a more affordable cost.