Code and Legal Topics
February 2002

ADA Elevator Retrofit

With regard to the question of whether or not an existing two story building would have to be retro-fitted with an elevator, to meet state handicapped access standards, in the event of interior remodeling I have found the following reference:

1998 California Building Code sec.1103B - Building Accessibility.

1103B.1 General
......multistory buildings must provide access by ramp or elevator.

EXCEPTIONS:

1. Floors or portions of floors not customarily occupied......stair striping shall be required on stairs.
2. The following types of privately funded, multistory buildings do not require a ramp or elevator above and below the first floor:
• 2.1 Multistoried office buildings (other than the professional office of a health care provider) and passenger vehicle service stations less than three stories high or less than 3,000 square feet per story.
• 2.2 Any other privately funded multistoried building that is not a shopping center, shopping mall or the professional office of a healthcare provider, and that is less than three stories high or less than 3,000 square feet per story if a reasonable portion of all services sand accommodations normally sought and used by the public in such a building are accessible to and useable by persons with disabilities.
  

In reading the exceptions above and the preceding text one can infer:

• That a 3 story (or more) building may have to have an elevator installed if one could not claim the hardship exemption due to a radical disproportion between the work of the project and the cost of installing such an elevator.

• Customarily inaccessible space, like service areas usually accessed by ladder or catwalk, do not have to be accessible.
• The exception (2.2) exempts existing private 2 story office buildings - where services and accommodations can be shown to be provided on the first floor.
• Health care providers must be accessible by elevator.

Keep in mind that each jurisdiction reserves the right to interpret the UBC and that these interpretations vary from city to city. The author is not a licensed Architect and these issues must be resolved on a case by case basis with the City having jurisdiction.