This posting is intended to provide information and technical guidance to owners, designers, and development firms in covered, multifamily dwellings built in accordance with 11A standards and State of California accessibility laws.
This informal document does not intend to give any guidance with text or drawings on the application of rules on the Building Code to specific conditions or project.
The drawings and figures offered here show a specific code need and explain it.
It is strongly advised that accessibility criteria applicable to specific situations or projects be examined in the current governing code and regulations.
Current conformity throughout the Plan Checking Process must be confirmed.
Do Accessibility Standards for Housing 11A demand completely accessible units?
No, there are no complete accessible units needed for 11A Housing Accessibility Standards.
However, disabled persons who demand accessibility features must readily modify the needs. View "Adaptable" definition.
Are there applicable 11A Housing Accessibility Standards for existing structures housing multifamily homes?
Changes, rehabilitation, or repair of multifamily homes are not considered as standards only apply to the new structures constructed for first occupancy after 13 March 1991.
This is because the standard design and construction criteria apply.
However, it cannot subsequently be adjusted for a covered multiple family residence which has been erected with the purpose of complying with the legislation.
The design and building criteria include the addition of 3 or more apartment units or four or more condos.
Do the 11A Housing Accessibility Standards apply to detached, single-family dwellings or duplexes?
No, the 11A Housing Accessibility standards apply to all newly constructed covered multifamily dwellings, including, but not limited to, the following:
- Apartment buildings with 3 or more dwelling units
- Condominiums with 4 or more dwelling units
What is the definition of a public housing project?
The phrase "public housing" is defined in Chapter 2 of the CBC and LABC.
Housing facilities owned, operated, or built by, for, or on behalf of a government agency, including but not limited to state code sections.
When is a covered multifamily project required to provide public housing?
According to Chapter 2 of the LABC and CBC, public housing is a defined phrase.
If a state or local government enters into an arrangement with a private entity to supply housing, the project must meet public housing standards.
Can you provide me any samples of “Newly-Constructed Covered Multifamily Dwellings”?
Newly constructed covered multifamily residences, as described in 11A Housing Accessibility requirements, include, but are not limited to, the CBC Chapter 11A Section [1102A]:
- Apartment buildings having three or more dwelling units, including timeshare apartments, that are not a place of public accommodation or temporary lodging, as defined in Health and Safety Code Section 19955 (a) and Chapter 2 of the California Building Code.
- Condos with four or more dwelling units, including timeshare condominiums, that are not classified as a place of public accommodation or temporary lodging under Health and Safety Code Section 19955 (a) and Chapter 2 of the California Building Code.
- As specified in Chapter 2 of the California Building Code, a lodging house is a dwelling with more than three but no more than five guest rooms.
- Congregate houses having three or more sleeping units, as described in Chapter 2 of the California Building Code.
- Dwellings containing three or more efficiency units, as specified in Chapter 2 of this code or Section 17958.1 of the California Health and Safety Code.
- Shelters for homeless people that are not normally subject to the Division of the State Architect-Access Compliance's impaired access provisions (DSA-AC).
- Dormitories (as defined in Chapter 2 of this code) with three or more guest rooms (as defined in Chapter 2 of the California Building Code).
- Timeshare houses with three or more units that are not considered public accommodations or temporary lodging as specified under Health and Safety Code Section 19955 (a) and Chapter 2 of the California Building Code.
- Other Group R occupancies in covered multifamily residences controlled by the State Fire Marshal's Office. See also Section 1.11.
- The regulations of the Division of the State Architect (DSA-AC) in Chapter 11B apply to public housing, as stated in Chapter 2 of this law. The regulations apply to newly constructed covered multifamily residences, which can alternatively be characterized as public housing.
Is it my responsibility to meet federal accessibility criteria in addition to state and local authority accessibility standards?
Yes, it is the owner's and/or applicant's obligation to comply with federal accessibility requirements.
Is it true that federal housing accessibility standards apply to newly constructed covered multifamily dwellings? If so, which agency is in charge of reviewing plans for federal accessibility requirements?
Yes, federal agencies lack a process for reviewing proposals.
The individual or individuals who planned and built the covered multifamily residences have the burden of compliance.
What types of homes are included in the 11A Housing Accessibility requirements?
Covered multifamily housing units having three or more apartment units or four or more condominiums in a single structure that were developed and built after March 13, 1991.
Condominiums, townhouses, apartment complexes, vacation or other time share units, assisted living projects, public housing projects, dormitories, homeless shelters, residences with three or more efficiency units, and lodging houses are examples of such structures.
Do the rules for 11A Housing Accessibility apply to Carriage units?
No, carriage units are excluded from 11A accessibility standards if they fit the criteria of a carriage unit as defined in Chapter 2 of the LABC.
[HCD 1-AC] CARRIAGE UNIT A home with living space on one or more stories, situated above a Group U, private garage or garages.
The footprint of the garage or garages serves as the footprint for the remaining floor or levels of the units above, and the garage level does not contain any habitable space.
Dwelling units placed over a shared garage are not considered carriage apartments.
I'm proposing five new one-story residential buildings. Is it necessary for all of the units to be accessible?
Because all units are covered multifamily homes and all units are ground floor flats, all five units must be accessible and adaptable.
11A STDs [1102A] apply to apartments with three or more units and condos with four or more units.
Can an elevator in a building only service a subset of the units?
An elevator placed in a building that serves one or more units qualifies the structure as an elevator building.
The 11A housing accessibility criteria [1104A] must be met by all units in an elevator building.
An exception to this general norm arises when an elevator is installed just to offer an accessible way to ground-floor residential units.
In that situation, the elevator is not needed to service residential units on floors other than the bottom level, and the structure is not designated an elevator building.
Only the ground level units served by this elevator are needed to comply with the guidelines.
Can an elevator in a building serve just some select units?
Are newly constructed common use amenities, such as community pools and gymnasiums, have to be accessible under 11A Housing Accessibility criteria if they are only used by residents and their guests?
If the original building has multifamily apartments and was completed for the initial occupancy before to March 13, 1991, there are no covered multifamily homes on site, and so newly created common areas are not needed to be accessible under 11A Housing Accessibility Guidelines [1101A.2].
If, on the other hand, the building is created for the first time after March 13, 1991, and there are covered multifamily dwellings on site, newly constructed common areas must be accessible [1101A].
Is it necessary to adapt public or common use spaces if additional covered multifamily residences are added to housing built prior to March 13, 1991?
No, while new covered multifamily units built after March 13, 1991 must meet the Act's access criteria, public and common use spaces built before that date do not need to be renovated to meet the 11A Housing Accessibility criteria.
This is because existing common use spaces constructed before to 1991 were never meant to be accessible [1102A.2].
There is an existing one-story duplex structure that was constructed prior to 1991, and the planned work is to create three additional apartments on top of the existing duplex structure. Will any of the units be available?
The proposed work is a three-unit residential structure.
As a result, all three units must have an accessible pathway and be adjustable and accessible.
existing one story duplex building
Is it possible for a unit to have a raised or sunken living room while still meeting the 11A Housing Accessibility requirements?
Yes, as long as the elevated or sunken living room is on a well-traveled road.
I'm proposing a three-story, thirteen-unit townhouse-style apartment complex.
There will be a private garage on the ground floor, a kitchen and a bathroom on the second story, and bedrooms on the third story. Is it necessary for me to supply accessible units?
True. This is a multistory residential unit structure with no elevator.
At least 10% of the units, or 10% of the total, must be in compliance.
As a result, two units must be delivered that meet the following requirements:
- The primary entry shall be on an accessible route.
- On the principal floor, there must be at least one powder room or bathroom.
- All rooms or spaces on the primary entrance level must be on an accessible path.
- Common use places must be on a path that is easily accessible.
- Exemption: Carriage units, as described in Chapter 2, which are solely governed by the Department of Housing and Community Development, as specified in Section 1.8.2.1.2.
Are the improvements required to meet 11A dwelling accessibility standards?
When an addition satisfies the criteria of a Covered Multifamily Dwelling, it is subject to 11A housing accessibility rules.
For example, if the site already has a two-unit structure and the planned construction is to construct three single-story apartments, the subject three apartments must be accessible and adaptable.
Are the additions subject to 11A housing accessibility standards?
How many units must be accessible and adaptable in the same example above if the newly added units are two story units (Multistory units)?
Because the building does not have an elevator and the units are townhouse form, just 10% of the three units must be accessible and adaptable.
The proposed construction is to construct eight brand new duplexes (two apartments in each building), as well as common use spaces such as a swimming pool, recreational room, and gym for residents and their guests. Will common use areas be open to the public?
Because single family apartments and duplex units are not covered multifamily units, common use spaces servicing duplex apartments are excluded from the 11A criteria as long as they are utilized exclusively by residents and their visitors.
There is a commercial office building nearby, and the proposed work is to convert the office space into a ten-unit apartment complex. Will all ten units be available?
No, because the building was erected as an office for the initial occupancy and is not a newly constructed covered multifamily residence, converting it to an apartment is not subject to 11A Standards unless the complete interior walls are removed and the outside is kept.
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