Accessible Solutions: Residential Design and Construction

Construction loans are usually issued to the contractor in payments called "draws." Draws are scheduled at successive stages during construction. The draw schedule should be described in the construction contract. Construction is performed by a builder or general contractor and specialized subcontractors such as plumbers and electricians. Homeowners should monitor construction closely to see that the work conforms to the design. Bank inspectors verify that each stage has been satisfactorily completed before issuing a draw payment. Homeowners, however, should also inspect the prescribed work for their own protection. During construction, the release of payment is an important mechanism for ensuring that contracted work is performed satisfactorily. Commercial construction projects use "retainage" for this purpose. Retainage is a small percentage of each payment that is withheld until after the entire job has been completed. This arrangement provides the owner with leverage to have the work completed. Retainage must be fair, however, because contractors and subcontractors are usually protected from nonpayment by mechanics liens. Building Permits Homeowners must obtain a building permit before constructing their project. Building permits are issued based on construction documents that have been reviewed and approved by the local building department. Subcontractors on the project, such as electricians, may be required to apply for separate permits for their work. In some geographic areas, environmental laws may require homeowners to obtain additional local or Federal permits. Building department officials also perform periodic inspections during construction to ensure compliance with applicable local codes. Building inspectors do not verify that the project conforms to the contract documents, however, so the homeowner and the designer should also regularly inspect the work. Small details are often critical to achieving accessibility so the contractor should clearly understand the accessible features of the project. Construction Contracts Construction of a home or an addition is typically performed by a builder or general contractor and specialized subcontractors such as masons, framers, electricians, and plumbers. Although the terms are often used interchangeably, a "builder" performs much of the work of construction him- or herself, while a "contractor" is more of a project manager who hires and coordinates subcontractors. Subcontractors typically perform specialized functions such as plumbing, thermal insulating, or stair fabrication. The homeowner's agreement with the builder or general contractor can be either a fixed-cost contract or a time-and-materials contract. Fixed-cost contracts must incorporate detailed drawings and specifications so that there are no misunderstandings concerning the project scope and the specified materials. Allowances may be included for specific elements such as kitchen cabinets or floor finishes. For their budgeting purposes, homeowners should verify that the specified allowances are realistic. Allowances are often understated so that the project initially appears less expensive. A time-and-materials contract pays the general contractor for his services and passes through to the homeowner costs for subcontractors and building materials. A time-and-materials contract does not provide the homeowner with the same assurance as to the project's final cost. For some projects, however, this flexible approach may be more economical; for example, because of unknown or unanticipated existing conditions. In a fixed-cost contract, the general contractor must protect himself by adding extra monies for contingencies. In a time-and-materials contract, the homeowner assumes this risk. The bank that finances the project may require homeowners to secure a specific type of contract. The American Institute of Architects has available standard forms for either type of construction contract. Construction Small details are often critical to achieving accessibility for wheelchair users. The homeowner, designer, and builder should hold pre-construction meetings to ensure that important details will not be overlooked. Builders should be made aware of critical accessibility clearances so they can help ensure the project's success. Building or adding to a house is a series of logical steps that lead to the execution of the original design. Each step has an important effect on the succeeding steps. The foundation walls, for example, determine the overall size and footprint of the final structure. Each completed step limits the opportunity to modify the successive steps. Because of these intricate interrelationships, it is important to monitor critical accessibility elements from the beginning to the end. If you are not sure something is right, ask questions. Mistakes that are caught early in construction can often be corrected easily and inexpensively. Summary Home design and construction can be an enjoyable and exciting experience. While better accessibility may be the initial impetus for your construction, the completed project should enhance your home in every aspect. A successful construction project is the result of a cooperative team effort by everyone involved. With this teamwork, the appropriate professional skills, and some hard work, the homeowners can anticipate an attractive project that will provide service and pleasure for years to come. From Accessible Home Design - Architectural Solutions for the Wheelchair User PVA accepts no responsibility for any errors or omissions in the information published herein and does not endorse any company or any of the products or services advertised on this web site.

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