We are thankful for our men and women of service and remember them continuously.  Veterans also hold a special observance and admiration for their service and valiant efforts.  Veterans in the state of Texas that are wheelchair enabled or with special needs can finance through the VA (Veterans Administration).  When considering looking at homes it is important to make sure the dwelling qualifies for any monies that the administration may provide for remodeling if the veteran is wheelchair enabled.  I will guide you through the VA rules for single family homes, condominium and townhouses that will assist in the future home purchase in Houston.

RAMPS AND WALWAYS

Most homes must have two ramps and/or walkways that are:

Suitable for ingress and egress.

Area at opposite ends of the home.

At least one of the two ramps must:

Be freewheeling needing no mechanical device to move the wheelchair between levels.

Provide a direct means of emergency egress from the adaptive bedroom area.

Be clear of potential fire hazards.

Ramps and walkways must be:

Permanently installed

Covered with adequate overhang for protection against inclement weather.

A minimum of 3 feet 6 inches wide for existing construction.

A minimum of 4 feet for new construction.

Slope of ramp, walkway and driveway

The ramp, walkway and driveway must have a slope of 8% less.  The calculation for an 8% slope is: for every 1-inch of rise (height) there must be 12.05 inches of run (length).

Lifts and elevators

If a mechanical device is needed to move the wheelchair from one level to another, a battery or generator back-up unit must be installed.

Treatment of walkways and ramps

Non-slip finish will include, but is not limited to broomed finishes of concrete surfaces, built in electric coils (¼ inch spacing between decking boards), and metal grating.

Ramp and Curb Guards

The ramp or walkway must have curbs or guards if a handrail is installed.  The curbs must be on both sides of the ramp or walkway, a maximum height of 5 inches, and have weep holes for drainage.

The guards must be a maximum of 5 inches, a minimum of 1 inch drainage space between the ramp/walkway deck and the bottom edge of the guard.

Connecting walkways and ramps to garages and carports

Walkways and ramps must be installed if the garage or carport is detached from the home and be covered to protect the veteran from exposure to inclement weather.

Ramp and walkway handrails

The ramp or walkway must have a handrail if a hazard is observed.  The handrail must:

• Be installed on both sides of the ramp or walkway.
• Be a height of 2 feet 6 inches to 2 feet 8 inches.
• Have a Hand Grip of 1-1/2 inch to 2 inches in diameter.
• Be a minimum of 1-1/2 inch to maximum of 2-inch clearance from any mounting surface.
• Be smooth, continuous, and uninterrupted in the vertical or horizontal plane.
• Be turned down or turned into the parallel wall to avoid dangerous projections.
• Extend a minimum of 1 foot beyond the end of any stairway or ramp ending.

Ramp and walkway platforms

The ramp and walkway platforms must:

• Be provided at all wheelchair entrances.
• Be equal in height to the house floor level at wheelchair entrances.
• Be a minimum of 5 foot by 5 foot in size.
• Be constructed of non-slip materials.
• Be provided every 30 feet of the ramp or walkway.
• Be provided at any 90-degree turn in the ramp or walkway.
• Be reasonably level with a maximum slope of 1/8 inch per foot for drainage.
• Have a clear area of 1 foot 6 inches of width beside the door entrance opposite the hinge.
• It must be unobstructed.

DOORWAYS

All doorways, including patio doors that are wheelchair ingress/egress passageways must be:

·         Be a minimum of 36 inches wide.

·         Must be easy to open.

·         Note: a patio door must be the minimum width of 7 feet wide to accommodate the 36 inch opening.

·         If there is a threshold installed, it must be beveled and have a maximum height of ½ inch.

·         If there is a mailbox and/or a door bell installed they must be mounted at the height not less than 3 feet and not more than 3 feet 9 inches.

·         A variation to the width of the doorway requirement is the minimum width of 32 inches allowable if it is not feasible to widen the doorway to 36 inches in width.

·         Ingress/egress doorways to wheelchair ramps or walkways must always be a minimum of 36 inches wide with no allowable variation.

HALLWAYS

• Hallways must have a minimum width of 48 inches.  If the minimum width is not feasible to obtain then a variation of width of 42 inches may be allowed with a waiver.

• Turns from the hallway into any rooms, including bedrooms and/or bathrooms, must have sufficient space for safe unobstructed maneuvering of the wheelchair.

BATHROOMS

Important! At least one bathroom must be conveniently located near the veteran’s bedroom. 

Bathroom flooring area must:

• Have a minimum 5-foot turn radius to provide for wheelchair maneuverability.
• Have a minimum 4-foot clear area in front of all fixtures.
• Have flooring that is non-slip under both wet and dry conditions (More than 60% non slip surface).

Bathroom toilets must have:

• A 3 foot unobstructed access to the side of the toilet for ease and safe transfer from the wheelchair.
• A 4 foot unobstructed area in front of the toilet for wheelchair access.
• Must have armrests.
• A suitable back support.

Bathroom toilets must have grab bars that are installed at the side and rear and must:

• Be a minimum of 1-1/2 inch diameter.
• Support a minimum dead weight of 250 lbs.
• At a minimum of 2 feet 9 inches high or at a height that is convenient to the veterans needs.
• Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.
• Extend the total length of the toilet plus extend 12 inches past the front of the toilet on the side wall.

Bathroom vanities and sinks

Note: In most cases the sink is included as part of the vanity countertop.  Pedestal or wall hanging sinks are allowed provided there is a minimum of a 4-foot unobstructed access to the fixture.

Vanities and sinks must:

• Be a minimum height of 2 feet 3 inches and a maximum height of 2 feet 10 inches.
• Be a minimum depth of 2 feet and a maximum depth of 2 feet 3 inches.
• Have a 3 foot wide knee space under the vanity and sink for wheelchair access.
• Have a 4 foot unobstructed area in front of the vanity and/or sink to allow the veteran easy wheelchair access for personal hygiene needs.
• Have rounded corners on vanities.
• Have plumbing wrapped or covered to prevent the veteran from abrasions or burns upon contact.
• Have a GFI (ground fault interrupt) electrical outlet located for easy access to the veteran while seated in the wheelchair.

Bathroom medicine cabinets

Medicine cabinets must:

• Be installed at a height and location to allow easy access to the veteran while seated in the wheelchair.
• Have adequate drawers and storage space for the veteran’s personal hygiene equipment and supplies.

Bathroom mirrors

Bathroom mirrors must:

• Be lowered or tilted to accommodate a veteran while in the seated position.
• Be a maximum 3 foot height to the bottom edge of the mirror.

Bathroom Passage Doorways

Passage doorways to the bathroom must:

• Have a minimum opening of 36 inches.
• Be a pocket door or if a swinging door is installed it must swing out of the bathroom.
• Not obstruct wheelchair maneuvering when open.

Bathroom Roll-In Showers

If a roll-in shower for new and existing construction is built on site it must have:

• A floor drain with a 2 inch diameter.
• The floor drain installed at the rear of the shower stall.

Pre-manufactured roll-in shower stalls for new and existing construction must have:

• A floor drain with a minimum of 1-1/2 inch diameter.
• A 2 inch floor drain must be installed if it is possible to install and/or an option of the manufacturer.

Roll-in showers for new and existing construction must:

• Have non-slip flooring.
• Cannot have a curb installed to separate the shower from the rest of the bathroom floor.

Remember however…a built-in bench is a veteran’s option, it is not an MPR requirement.

Bathroom Shower Head

The shower head must be:

• Hand held
• On a sliding bar

Water Control Lever

The water controls must:

• Be accessible from the wheelchair for the water temperature control.
• Be single lever.
• Have thermostatic or pressure-balance control to avoid sudden changes in water temperature.

Shower Grab Bars

Shower grab bars must:

• Be installed on three walls of the shower.
• Be a minimum of 1-1/2 inch diameter.
• Be installed approximately 2 feet 9 inches high or at a height that is convenient to the veterans needs.
• Support a minimum dead weight of 250 lbs.
• Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.

Note: In some application the veteran may request that a bar is vertically installed.  This is an option of the veteran and is allowable if used in conjunction with the horizontal bar application.

Bath Tubs

There must be a 4 foot clear unobstructed area to the side of the tub.  The bath tub transfer platform must be:

• The width of the tub and a minimum of 18 inches in length.
• Installed at the rear of the tub.
• Of a height that allows ease of transfer from the wheelchair.

Bath Tub Faucets

Bathtub faucets must be:

• Accessible for water temperature control both, when in the wheelchair or immersed in the water.
• Thermostatic or pressure-balance controlled to avoid sudden changes in water temperature.

Bath Tub Grab Bars

Grab bars must be:

• Be installed on the rear and side walls of the tub.
• Be a minimum of 1-1/2 inch diameter.
• Be installed at a height that is convenient to the veterans needs.
• Support a minimum dead weight of 250 lbs.
• Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.

Note: In some application the veteran may request that a bar is vertically installed.  This is an option of the veteran and is allowable if used in conjunction with the horizontal bar application.

KITCHENS

Ovens

Ovens must:

• Be installed at a level convenient for the individual veteran while seated in the wheelchair.
• Include a built-in range with open space underneath for wheelchair access and controls towards the front.

Free Standing Range

A free standing range must:

• Be located at the end of the row of cabinets.
• Have controls towards the front.

Note:  Each veteran has individual needs and the SAH Agent must research and be considerate of those needs.  Some variations of MPRs are allowable with the proper waiver request.

Kitchen Sinks

Kitchen sinks must:

• Have a minimum of a 3 foot wide opening under the sink for wheelchair access.
• Be a shallow depth so not to restrict the veteran’s access with a wheelchair.
• Separate disposal sink offset so the disposal will not restrict the veteran’s access with a wheelchair.
• Wrap or cover plumbing to protect the veteran from burns and abrasions.

Facets must:

• Be single-lever control.
• Have a hose and sprayer.

Kitchen Appliances

Special appliances to aid the veteran must be included in the kitchen. (i.e. dishwashers, food warmers, microwaves, etc.)

Refrigerators must be:

• Double door, side-by-side refrigerator/freezer combination.
• Located to allow for unobstructed access when the door of the refrigerator is open.

ELECTRICAL REQUIREMENTS

Electrical Outlets

Electrical outlets must:

• Be a minimum height of 18 inches.
• Have an unobstructed access from the wheelchair.

Wall Switches

Wall switches must:

• Be a maximum height of 48 inches.
• Have an unobstructed access from the wheelchair.

In an existing home, outlets, switches, and thermostats can remain at the existing location, as long as the veteran can access them from the wheelchair.  If the switches, outlets, and thermostats are moved for remodeling or a new addition, the relocated fixtures must be installed at the 18 inch and 48 inch height.

Electrical Utility Boxes

• In new homes the electrical utility boxes must be located so the veteran has unobstructed access from the wheel chair.  The maximum height of the top breaker is 48 inches.
• In an existing home moving the electrical utility box is an option for the veteran and can remain at the existing location.

Electrical outlets near water outlets such as bathroom vanity, bathroom tub, shower, kitchen sink, and/or laundry tub, must be GFI (Ground Fault Interrupter) type.

Garage Door Openers

Garage door openers must be automatic with direct control that is:

• Remote control, and/or
• Button control.

WINDOWS

Windows must:

• Be operational while seated in the wheelchair.
• Have a locking system that is operational while seated in the wheelchair.
• Have a maximum sill height of 2 feet 9 inches.
• Be located to allow the veteran maximum visibility to the exterior of the home.
• Have maintenance-free frames (aluminum, vinyl, steel).

FLOORING

Flooring must:

• Not impede wheelchair maneuverability.
• Have a minimum of 5 foot by 5 foot non-slip flooring inside the home at the wheelchair ingress/egress doorways.
•  

Carpeting must be:

• Closely knit.
• Low pile.
• Padded with a durable fiber type carpet pad.

Note: Because of the repetition traffic pattern of the wheelchair, most rubber carpet pads break down under the constant stress, therefore fiber pad, either synthetic or natural is required.

SECURITY AND EMERGENCY REQUIREMENTS

Smoke Detectors

Smoke detectors must:

• Be installed according to local and Federal regulations.
• Installed in the main portion of any living area in all levels of the home.
• At entrance to each bedroom.
• Meet ULS (Underwriters’ Laboratories Standard) No. 217 (hard-wired with a battery backup).

Lighting

All wheelchair exits from the home must be well lighted for security and safety.

Existing Homes

The following are acceptable for existing homes:

• Security alarms.
• Interior/exterior phone outlets.
• Intercom system.
• Carbon dioxide (CO2) unit.
• Delayed door closures.

OTHER HOUSING REQUIREMENTS

Exterior of Proposed Construction

Must be maintenance-free including:

• Siding
• Windows
• Doors

Exterior of Existing Home

• If a new addition is added you may install maintenance free materials to the existing structure to match to new addition.
• If a new addition is added it is not required to install maintenance free material if the veteran elects to match the materials of the existing home.

Heating Installations

Heating installations must:

• Meet or exceed the local and federal energy standards.
• Be adequate for healthful and comfortable living conditions.

Note: It may be necessary for some veteran’s to add zoned heating or additional heating to some rooms of the home.

Thermostats

Thermostats must:

• Be installed at a maximum height of 48 inches.
• Have an unobstructed access from the wheelchair.

Air Conditioning Systems

Air-conditioning is not a required adaptation, however, a veteran’s disability may dictate the need for air-conditioning.  It is the veteran’s option to decide to install central or individual room air-conditioning units.

CONDOMINIUM AND TOWNHOUSE REQUIREMENTS

• At least one suitable means of access must be provided to furnish the veteran with level ingress and egress from the condominium or townhome.
• If the structure does not provide one level means of access to the unit, ramps, ramp platforms, lifts, and elevators may be utilized to eliminate any elevation difference between interior and exterior floor levels.
• If the unit is located above the first floor, a single SAH qualified exit may be acceptable.
• The condominium or townhouse must be accessible to fire fighting and evacuation equipment from the exterior of the unit.  No unit can be located higher than the highest ground emergency evacuation ladder system.  The SAH agent must check with the fire department to confirm the height of the evacuation equipment.
• The location of the veteran’s unit must be registered with the local fire authority and emergency rescue units.
• If the veteran is bedridden, the interior emergency access of the condominium or townhouse must contain an externally mounted electrical device that when activated from the inside will aid fire or emergency rescue personnel to locate the veteran’s unit.
• The bedroom window of the unit must be sufficient size to allow access by emergency personnel and have exterior markings to show the location of the bedroom.
• Veterans are encouraged to purchase a unit with a balcony that is accessible to emergency personnel.

Note: All other specially adapted features will be required under this variation, with the exception of the requirement for two emergency exits.

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Keller Williams Houston Metropolitan
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