Accessibility Codes for Group Homes Explained
by Don Epp, SARC Facility Planner, November 11, 2023
Navigating the world of building and accessibility codes can be very confusing, especially when the codes are applied to residential homes where people experiencing disability live. What is required, when does this code apply, and how do we know if we are compliant with newer accessibility codes? These are all important questions to ask when building or renovating a home or making accommodations for people experiencing disability. This article will explore accessibility codes and building codes and how they can affect SARC Member homes.
The National Building Code of Canada (NBC) is updated every 5 years. The NBC contains building codes for all types of buildings and includes accessibility codes for buildings. Most new buildings, excluding individual private residences, are required to follow the latest accessibility codes detailed in the NBC. The Saskatchewan government adopts the NBC into legislation through the Construction Codes Act. Saskatchewan is planning to adopt the new, NBC 2020 on January 1, 2024. Building and Technical Standards has also created a reference guide that highlights all the accessibility codes in NBC 2015 in their Barrier-Free Design Guide. An updated Barrier-Free Design Guide is in the works to detail the changes to accessibility codes in the NBC 2020. These are available for free download.
A new Accessible Saskatchewan Act (ASA) was created and became law in May 2023. While the ASA promotes removal of barriers to increase accessibility, it does not address the built environment. Accessibility in buildings is addressed within the NBC. On a federal level, accessibility standards for buildings and public spaces are being updated and improved by Accessibility Standards Canada (ASC). The role of ASC is to create new standards that eliminate barriers for people experiencing disability. These standards may be included in the NBC in the future.
In Saskatchewan, before a new building is built or a renovation is started, a building permit is needed. The building permit process ensures that the building, fire, plumbing and energy codes, in the NBC, are followed, and the work inspected, including accessibility codes. Larger (6-10 resident) alternate family care homes (AFCH) must follow accessibility codes. Smaller (1-5 resident) AFCHs, if they are designated to be accessible, on the building permit application, also must follow accessibility codes. Renovating existing homes into accessible homes can be difficult. Creating space to accommodate accessibility requirements is challenging, considering the space needed for hallways, doors and turning radius in washrooms. Renovations improving accessibility, when needing a building permit, would have to follow the current NBC accessibility codes.
In other words, if a home is designed to be accessible it needs to follow the accessibility codes as required in the NBC. If home renovations are being done, without the requirement of a building permit, (generally, cosmetic upgrades), then accessibility code requirements are not inspected. While these codes provide specific details about door widths, and turning radius for wheel chairs, for instance, they are the minimum legislated standard for accessibility. The minimum standards are just that, minimum requirements that may not meet the need of everybody. Often the minimum standard is based on the requirements of a person operating a self-propelled wheel chair, who is able to transfer themselves.
Accessibility Standards Canada partnered with the Canadian Standards Association (CSA) to create a model standard for Accessible Dwellings (CSA B652). While the standards listed here are not requirements, they are guidelines that can be followed when constructing an accessible home. The intent of these standards is to help people build homes that can meet a wide range of requirements and are easily adaptable over time. These standards address the requirements of people who need more than the minimum to maneuver within their home.
While these standards are voluntary, they were developed for federally regulated buildings and one day may be incorporated into the Accessible Canada Act, and possibly the National Building Code. One of the differences between the standard for Accessible Dwellings and the National Building Code is the scope of disability. The Accessible Dwellings standard includes making homes accessible to people with a wide range of physical, sensory, or cognitive disabilities or combination thereof, and not limited to addressing mainly mobility barriers. Standards are given for lighting requirements, as well as colour contrast between various adjacent surfaces within a home, among other considerations. Space allowances are also given for manual wheelchairs, power wheelchairs and power scooters. Each mobility device needs a different amount of room within a home to operate. The NBC standard considers space requirements for a person operating their own manual wheelchair.
For example, the new NBC 2020 will require a 1700mm turning radius for wheelchairs (up from 1500mm in the NBC 2015). The Accessible Dwellings standard recommends an 1800mm turning radius in new homes, and a wider 2100mm radius for power wheelchairs. Scooters require more space (3150mm) or room for a “T” turn. Ramps in the NBC 2020 require a 1:12 slope and 1350mm landing at change of directions locations. The Accessible Dwellings standard suggests a lower 1:20 slope and an 1800mm landing. More space is required in a new home built to the recommendations of the Accessible Dwellings standard. The updated NBC 2020 and the model Accessible Dwellings standards apply to new homes or homes that are undergoing a major renovation. Existing homes follow building and accessibility codes for the year they were built.
As for SARC Member group homes, where increased accessibility is needed, the main concern is meeting the need of the people requiring more accessibility features. In new construction homes, accessibility code requirements are easier to incorporate, compared with renovating an existing home. Often more than the minimum code requirement is needed. It is good to know that standards, other than the NBC accessibility standards, exist that acknowledges that some people need more than the minimum. SARC Members can contact SARC’s Facility Planner to discuss renovation plans and how to meet accessibility needs and requirements in their buildings.
