Peer/Constructability Reviews and Phased Construction Inspections

(For a quick over-view please see the Capabilities Statement)

Richard Acree at ADA Inspections Nationwide, LLC, (ADAIN) offers pro-active peer reviews, constructability reviews, and phased construction inspections for owners, architects, engineers and general contractors involved with Americans with Disabilities Act (ADA), Architectural Barriers Act (ABA), and Fair Housing Act (FHA) building installations. A peer review or constructability review combined with phased construction inspections can identify ADA, ABA and FHA accessibility compliance issues during the design, construction, and post-construction phases of new buildings and renovations or additions to existing buildings. A peer review can help to avoid costly litigation caused by errors and/or omissions during the design phase or installation phase of construction. Plus, maintaining a high level of accessibility compliance can add revenue to businesses operating for profit by encouraging the disabled community of individuals to visit your facility because of the ease of access. A professional peer review can provide valuable input to your project with relatively minimal overall cost. Both public entities and private companies may benefit. A peer reviewer can initially explain accessibility laws to help owners, designers, and builders understand risk and exposure.

THE REVIEW PROCESS: The review process can involve plans and specifications reviews during the design process, phased construction inspections, and post construction inspections prior to issuing the certificate of occupancy.

Plan and Specs Reviews: Plan and specs reviews at ADAIN typically include accessibility design assessments with respect to the ADA, ABA, and/or FHA installations. A qualified accessibility design consultant will advise on information that should be included in the plans and specs documents to better explain accessibility requirements and design intent to the general contractor. Once the applicable design regulations and codes are established, the peer review consultant can review the plans and specs to confirm a pattern of consistency within the documents and that adequate information is portrayed in the conceptual drawings, schematic drawings, and final design drawings and specifications. Any representative diagrams included in the plans and specs should be consistent with the design regulations and codes for the project. The peer review consultant can also evaluate any product submittals that may be included in the design of the facility. This step helps to ensure compliance of various specified manufactured products installation guidelines. Logistically it is best for the design team to forward a copy of the plans and specs to the peer consultant in pdf format. With that information the peer consultant can have the applicable plans and specs printed out and reviewed from their own office, saving time and money. For details of these reviews please see Phased Constructability Inspections.

Phased Construction Site Inspections: It is advisable to include phased construction inspections of the facility to avoid more costly re-installations after the construction is complete. The design phased builds the facility on paper. The construction phase builds the facility on site. Sometimes the two facilities are not completely alike, and that is what these phased inspections will point out.

The first recommended phased inspection should take place after the hardscape surfaces (sidewalks, parking, etc) are installed. This may be about the 20% completion point. The second phased construction inspection is recommended just before the drywall installations go up. This may be about the 50% completion point. This will help verify rough locations of such elements as outlets, wall switches, controllers such as thermostats and security system installations, and proper door widths and clear spaces. This pre-drywall phased inspection may also include exterior installations such as stairs, walkways and ramps that can be corrected before finished installations such as handrails and landscaping start to go in. The third phased inspection should occur when some of the main features are nearing completion, such as dwelling units and public spaces. This may be at about the 75% completion point. The purpose for this inspection is to see some nearly finished spaces to identify issues that may be repeated in all spaces. The peer consultant can also inspect change orders and substitutions made along the way that may impact the project’s accessibility compliance.

Post Construction Site Inspections: Once the facility construction is mostly complete and before issuing the certificate of occupancy (CO), it is advisable to have the peer inspection consultant go the site for the last construction inspection, referred to as the post construction site inspection. With the plans and specifications in hand, the consultant can complete a detailed inspection of the installation to confirm that all elements required for accessibility are installed within the design requirements and accessibility laws. This will involve taking measurements and counts of all exterior installations and a representative number of interior installations to confirm a pattern of consistently accurate installations. Remember, when dealing with accessibility installation issues, some dimensions are absolute and leave little room for adjustments in the field. Tolerances are of utmost importance. Minor changes made during the construction process can result in non-compliant elements. Such alterations can have a ripple effect on the entire construction process, so they are to be avoided. It is common for sub-contractors to not be aware of the exacting requirements of accessibility installations and mistakes are made. For details of these reviews please see Phased Constructability Inspections.

REVIEW BENEFITS:

• Proactive peer/constructability review inspection(s) to identify errors and omissions before a municipal building inspector inspection can “set the tone” for the installation and show the local officials that your design team and general contractor are on top of the installations including the accessibility details.

• It is more cost effective and less disruptive to make necessary changes as the result of architectural plan/specs and construction reviews. Correcting discrepancies discovered by a municipal building inspector after a project is complete and occupied incurs added costs in dollars and inconvenience.

• At an owner’s request, the peer reviewer can submit a statement of compliance. This document affirms that the property was designed and built to comply with ADA, ABA, or FHA accessibility requirements, as applicable. Advocacy groups and the courts have acknowledged this proactive approach is a major step in the right direction.

• Accessibility lawsuits generally focus on persons who own, design, and build projects. However, peer review can benefit purchasers and sellers who are also at potential risk.

• Lawsuits for accessibility issues are common. Lending institutions do not like lawsuits on properties/owners they lend to. Peer/constructability reviews and phased construction inspections can minimize lawsuits for accessibility issues and help maintain a good relationship with your lender(s).

• Developers, architects, and contractors recognize that hiring a reviewer is a wise investment. Engaging a professional at the earliest stages of development can help minimize legal and financial exposure associated with accessibility complaints after the facility is constructed.

• Maintaining a high level of accessibility compliance can add revenue to businesses operating for profit by encouraging the disabled community of individuals to visit your facility because of the ease of access.