This Memo is intended to provide clarification to 2018 and 2019 projects required to comply with Aging-In-Place (AIP) defined by the 2018/2019 QAP. While the scoring and points were not architectural in nature, some of the resultant requirements are. At application, some Service Enriched (Permanent Supportive Housing (PSH) or Substance Abuse Recovery) projects asked for exceptions to these aspects of the scoring, and were not granted an exception at application. Any projects under the 2018/2019 QAP, including Service Enriched, may request exceptions now related to the items identified below.
This Memo will address specific items in a specific application or project, but on an overall level, this will not and is not intended to negate AIP, only to clarify specific items and the intent of AIP.
Code Compliance: First, OHFA projects must be a safe place to live and call home. All projects must comply with ALL state and federal regulations (i.e.: OBC, FHA, 504 accessibility codes, etc.)
- Features of accessibility for Section 504 may not be superseded to comply with AIP.
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Wheelchair-centric features may not be used if they disenfranchise semi-ambulatory accessibility (crutches, canes and walkers) per the Architectural Barriers Act, as clarified by the United States Access Board.
- Features of accessibility addressed by the project selected safe harbor must be followed for the Section 504 units. It is preferable that all units follow the same standards for these features, such as door clearance, door opening force, door hardware, door thresholds, sinks, accessible toilets, accessible showers, grab bars, etc.).
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Electrical Panel: Mounting height shall be per the project selected accessibility code. While the wording of the QAP did not specify which part of the panel was at a maximum of 48” to the highest breaker above the finished floor (AFF), this was meant to mirror accessibility codes ANSI 117.1-2009 Section 308 or ADA-2010 Section 308.3.2. In applications not meeting this, a semi-permanent small placard must be affixed above the electrical panel with a 24-hour service number in half inch high letters. This should accommodate crutches, canes, and walker users who cannot reach the lower breakers that are out of their reach capability.
Durability/EUL: All projects must have products that meet the funding term to the greatest extent reasonably possible per industry standards with OHFA approval/EUL table.
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Flooring: Must extend wall-to-wall and under cabinets. It was intended that an acceptable floor be used for this application, such as hardwood floors, ceramic tile, or stained concrete. Vinyl plank may be used with approval by the OHFA Architect. Floors may not be installed in a way that voids the manufacturer’s warranty. Vinyl Floating floors may not be installed in a way that causes ripples or waves in the floor that may result in a tripping hazard.
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Glass top (or smooth-top) range: This has been found to be labor intensive in all projects and inappropriate for some Service Enriched populations. These may be removed from PSH or Substance Abuse Recovery locations where deemed a hazard and will not be required to be replaced in all other projects upon failure of the initial unit.
Exception requests or questions related to this memo or other Aging-in-Place requirements should be sent to
ConstructionMonitoring@ohiohome.org. Requests can include projects currently under construction or recently finished. Any requests received will be reviewed based on meeting the clarifications above.
