Phased Design/Build ADA-FHA Constructability Inspections Services
ADA Inspections Nationwide, LLC, (ADAIN) offers Americans wih Disabilities Act (ADA) and Fair Housing Act (FHA) constructability compliance inspections for different phases of design and construction or renovation of multi-family housing. The two general phases of building constructability are design and construction. Each general phase includes different sub-phased inspections. Each phased inspection is reported to the client in a written document using a narrative and/or spread sheet format. Periodically, in addition to these phased inspections, ADAIN can attend progress meetings to update the client as to the progress of the design and construction of the facility and seek their input regarding any changes or deviation from the approved design. If desired, an Executive Summary of these phases can be provided at the end of the construction process. The phases are shown below.
DESIGN PHASES: There are four components of the Design Phase of building construction. These include Conception Design, Schematic Design, Design Development, and Construction Documents.
1) Conceptual Design Phase: The purpose of this phase is to verify the fundamental inclusions of ADA or FHA elements such as accessible parking spaces, exterior and interior pedestrian routes, mail service, public toilet rooms, residential bathrooms, kitchens, and covered dwelling units in general, etc. ADAIN will work with the client in evaluating the site and the existing or proposed plans and make recommendations based on the conditions, program, schedule, and budget. ADAIN will then evaluate conceptual designs, which will include, as a minimum, foundation plan, floor plan, elevations, sections, any typical details, and specifications to describe the systems and materials planned for the design. Conceptual design drawings may or may not include specifications or dimensions and may not be drawn to scale.
2) Schematic Design Phase: Based on a successful conclusion to the Conceptual Design phase, ADAIN can proceed with the Schematic Design phase inspection for ADA/FHA compliance. The purpose of this phase is to verify ADA/FHA installation design compliance and feasibility in the Schematic Design and other related documents. During this period, ADAIN will continue to review any changes to the designs with the client pertaining to constructability within ADA/FHA guidelines. ADAIN will provide recommendations for design modifications until it is determined the project can be built within the budget provided by the client to ADAIN. ADAIN will evaluate Schematic Design documents that incorporate the elements required for ADA/FHA compliance. The Schematic Design documents can include: Floor plans drawn to scale that include program requirements; finish schedule; identifying and labeling each space; all four elevations, building section(s) with heights indicated; wall section(s); services description, with total capacities identified; rendered exterior perspective. Schematic Design drawings may include specifications and should be drawn to scale. After the approval of the Schematic Design phase, it is expected that the floor plan areas will not change except for very minor refinements as the next phase of work is performed. At the successful conclusion of Schematic Design, meaning that the project meets previously approved design criteria and is generally thought to be within budget and on schedule, the client will approve the Schematic Design documentation and may authorize ADAIN to proceed with Design Development documents.
3) Design Development Phase: Based on a successful conclusion to Schematic Design, ADAIN will proceed with the Design Development phase, incorporating any comments, which were received during the Schematic Design review. As the design progresses in Design Development, ADAIN can continue to refine the design based on costs estimates and input from the client. The purpose of this Design Development phase, completed near the end of this phase and with respect to ADA/FHA compliance, is for ADAIN to evaluate a Design Development package of drawings and specifications at the levels of detail normally associated with Design Development, which will include, but not be limited to: Floor plans with overall dimensions and key spaces individually dimensioned; finish schedule with general details to show changes from schematic design, if any; reflected ceiling plan generally showing all elements contained in the ceiling; all exterior elevations with dimensions and materials identified and references where individual sections will be cut; typical building sections with dimensions and materials identified and references for details that will be developed; wall sections and detail sections necessary to describe the design and identify interface of the various materials. As a part of its responsibilities, ADAIN will be responsible for suggestions to the design, when required, in order to bring the design within budget. At the successful conclusion of Design Development, meaning that the project meets previously approved design criteria and is generally thought to be within budget and on schedule, the client will approve the Design Development phase and may authorize ADAIN to proceed with Construction Documents (CD) phases.
4) Construction Documents Phase: Based on the successful conclusion of the Design Development Phase, ADAIN can proceed with the evaluation of Construction Documents incorporating any comments into the documents, which were issued at the conclusion of the Design Development review. Construction Documents are those documents that will be used by the general contractor and sub-contractors to construct the facility. If the Construction Documents are the same as those documents produced in the Design Documents phase, then the CD phase can be eliminated. As the Construction Documents are evaluated, ADAIN can advise the client immediately if it appears that the design cannot be completed in accordance with the Construction Documents with respect to ADA/FHA compliance. ADAIN can continue to provide input on alternate methods, details, and value engineering reviews of the project, as applicable. For details of these reviews please see Phased Constructability Inspections.
CONSTRUCTION PHASED INSPECTIONS: There are four common phases of construction reviews that are completed on-site. These include Early Construction, Pre-Drywall Construction, Late Construction, and Final/Post Construction. Please see below for details.
1) Early Construction On Site Compliance Inspection. This should be completed after the exterior hardscape installations are installed. The purpose of this inspection is to verify the hardscape installations have proper slope, general location and size. The construction should be approximately 20% complete at this phase. For some projects this inspection is not practical.
2) Pre-drywall Construction On Site Compliance Inspection. This should be completed before the drywall installation begins. The purpose of this inspection is to verify the general locations of interior elements such as grab bar blocking, wall mounted switches and devices, appliances, toilets, sinks, door widths, laundry equipment, etc. The construction should be approximately 50% complete at this phase. Representative inspections of repetitive installations are recommended.
3) Late Construction On Site Compliance Inspection. This should be completed after some representative spaces are nearing completion. Representative spaces can include dwelling spaces or public spaces. In facilities where there are repetitive installations, this is the phase to evaluate some that are nearly complete before the remainder of similar spaces are constructed. For example, after a Type A and/or Type B unit, or public toilet room is mostly completed.
4) Final/Post Construction On Site Compliance Inspection. This should be completed as close to 100% of construction as possible and before the application for Certificate of Occupancy is submitted. The purpose of this inspection is verify that all elements are fully compliant with ADA and FHA guidelines. If necessary, a representative sampling of some elements can be completed. It is recommended that if a representative sampling is inspected, and more than 5% of the elements inspected are not in compliance, then the entire building should be inspected. For details of these reviews please see Phased Constructability Inspections.
EXECUTIVE SUMMARY: This is a document that can be prepared for the client to indicate the results of any or all of the inspections shown above. This document is only a summary.
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Revised 7/2023