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(To request alternative formats, call 703-324-5421, TTY 703-449-1186, or send an e-mail.)
- Building Fixed Ramps
- Alternatives to Fixed Ramps
-
Portable Ramps
- Long-tread Low-riser Steps
- Construction Permits for Ramps
- What to Consider in Choosing a Building Contractor for a Ramp
- Funding Assistance Programs
- Tax Deductions for Home Modifications
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Additional Resources
A ramp allows a person with mobility impairments, particularly those who use wheelchairs, to go up or down safely. The Americans with Disabilities Act Standards for Accessible Design—based on the ADA Accessibility Guidelines (ADAAG)—lay out the requirements for ramps that allow safe access to public programs, places of employment for employees, and places of public accommodation such as restaurants and hotels. The Fair Housing Act contains the requirements for ramps in multi-unit and public housing. And finally state and local building codes contain the accessibility requirements for places of public accommodation and other public buildings. There are no accessibility requirements for private single family homes, but the information contained here can be useful in building usable ramps.
The following is a brief overview on how to build ramps in Fairfax County and liberally uses the material contained in the Minnesota Ramp Project (www.wheelchairramp.org) and an unpublished guide to ramp building developed by the Robert Pierre Johnson Housing Development Corporation (www.rpjhousing.org). This is not a definitive guide, and Fairfax County permit requirements must be consulted before building a ramp. Information on those requirements can be found in the section on construction permits, and the Permits Division of the Department of Public Works and Environmental Services can be reached at 703-222-0801, TTY 703-324-1877 for specific information concerning a building permit for a ramp.
Consumers should know that the Americans with Disabilities Act and the Fair Housing Act transcends any limiting provisions that may be contained in legal housing documents such as homeowner association by-laws, condominium covenants, and apartment rental agreements. In many cases, homeowners and condominium associations and landlords must allow reasonable accommodations for residents with disabilities to enjoy their homes, even if the cost of modifications fall on the residents. Questions about possible unfair treatment in housing can be directed to the Fairfax County Human Rights Commission, www.fairfaxcounty.gov/hrc/index.htm, 703-324-2953, TTY 703-324-2900.
Generally speaking, the ADA Guidelines for Accessible Buildings define the best ramps as those with:
- a gentle slope (no more than a 1-inch rise for every 12 inches or 20 inches in length, but up to a 1-inch rise for every 8 inches is allowed);
- little or no crosswise slope (no more than a ¼-inch rise for every 12 inches in width, i.e., practically level crosswise);
- landings at the top, bottom, and in the middle if there is a change of direction in the ramp, or a total rise greater than 30 inches;
- handrails; and
- a slip-resistant surface.
Each of these features is discussed below.
In addition, the site conditions for the ramp should be considered, keeping in mind safety first. Secondly, the needs of the person who will use the ramp most must be considered. Some questions to ask prior to building the ramp include the following:
- Will the ramp be inside or outside?
- If outside, how much of it will be protected from the elements?
- Will the ramp be added to new construction or an existing structure?
- Which entryway will be best for the ramp, considering an accessible route once inside?
- What are the local zoning requirements?
- What will be the cost of the ramp, and how will it be paid for?
- Does the primary user use a wheelchair, and is it a power or manual chair?
- Will the primary user’s mobility needs change over time or remain the same?
Safety should always be the main consideration in constructing a ramp. Several excellent references provide detailed step-by-step instructions on the construction and/or installation of a ramp, but the most comprehensive is the Minnesota Ramp Project’s The Ramp Manual, a complete step-by-step construction manual available online at www.wheelchairramp.org or for purchase by calling 651-646-8342, TTY 651-603-2001. A companion videotape is also available for purchase.
Slope
Slope is the term used to describe how steep a ramp is. By regulatory
definition, a ramp is an accessible route with a slope equal to or
greater than 1:20, that is the slope rises one inch for every twenty
inches of flat surface distance covered. It is important to point out
that the larger the run figure (the horizontal length) in a slope ratio,
the gentler the angle of the inclined surface (the slope); for example, a
slope of 1:20 is not as steep as a slope of 1:12. The bigger the number
in a slope ratio, the gentler the slope will be.
A ramp’s slope may be expressed in different terms. For example, 1:12 or 1 to 12 which means a 1-inch vertical rise in a 12-inch horizontal run or length. This may be also be expressed as a 5? (degree) slope, or an 8% (percent) slope. It doesn’t change the slope if it’s expressed in equivalent ratios, degree, or percentage. Some guides present measurements in metric units, but for clarity, this guide will present all measurements in inches and feet.
A ramp’s slope is generally a project’s most critical consideration because of its impact on layout requirements, the cost, and the ramp’s ultimate usefulness. In general, the maximum ideal slope for an exterior ramp is 1:20 (1-inch rise for every 20 inches in length or run), to insure that ice, snow, wet leaves or other debris do not create a slipping hazard. Exterior ramps should be constructed to prevent the accumulation of water on the ramp surface. On wooden ramps, having spaces between the boards to help drainage can do this. The maximum ideal slope for an interior ramp is 1:12 (1-inch rise for every 12 inches in length or run). This is about the maximum incline that the average manual wheelchair user can manage without help. However, building code allows for up to a 1:8 slope.
The maximum rise for any run is 30 inches; a ramp that has a rise greater than 30 inches requires an intermediate landing. An intermediate landing should be at least 3 feet in length, ideally 5 ft. or more. The maximum cross slope—the extent to which the ramp is inclined from side to side—for a ramp is 1:48 (no more than a ¼-inch rise for every 1 foot in width), and can be used on ramps to facilitate drainage. Ideally, there should be no noticeable cross slope in a ramp.
Ramp Widths
The ramp must be wide enough to accommodate the user. The minimum width
for a ramp is 36 inches inside the handrails. The ideal width for most
situations is 48 inches.
Landings
All ramps should have a level landing at the top and the bottom, and an
intermediate level if the ramp changes direction or has a vertical rise
of 30 inches or more. A landing is also needed where a door opens on to a
ramp. These landings allow the user to maintain balance while opening
doors, resting, or changing direction when a ramp makes a turn.
All landings should be a minimum of 3 feet in length, ideally 5 feet (larger than most front stoops). If the intermediate landing is to accommodate a change of direction of the ramp, the landing should be 3 feet by 3 feet (ideally 5’ x 5’) to provide the space necessary for a wheelchair to turn around or change direction. All landings must be at least as wide as the widest ramp run approaching it. The top landing should be flush with the door threshold.
Handrails
Handrails serve three principal purposes, to
- provide a safety barrier;
- serve as an aid to balance; and
- provide a means of propulsion for a manual wheelchair user.
Handrails should be provided on both sides of any ramp with a slope equal to or greater than 1:12, and on any ramp or landing of sufficient height to pose a potential danger to the user. Handrails should be installed on both sides of a ramp parallel to the ramp surface and at a height to best suit the principal user (as a guide, between 34 inches and 38 inches high).
Handrails should be smooth and continuous. A handrail with a 1½ inch diameter normally provides the most satisfactory grip. The handrail must not rotate within its fittings. Handrails should be mounted to provide a 1½ inch clearance between the handrail and any adjoining wall. Wall surfaces behind handrails should not be rough or of a highly textured surface to avoid scraped knuckles.
Handrails must extend beyond the top and bottom of the ramp a minimum of 12 inches to enable a manual wheelchair user to pull ahead onto a level surface. The ends of the handrail should be rounded or returned smoothly to the wall or the floor of the ramp.
Edge Protection
An additional safety feature on a ramp designed for wheelchair users is
a curb for edge protection. Edge protection, sometimes referred to as a
crutch stop or bump board, is provided to prevent people from traveling
off the ramp. Edge protection on ramps should be a minimum of 4 inches
high, and is mandatory for ramps that do not have handrails or other
barrier protection.
Surface
Ramps should have an anti-slip running surface. Most residential ramps
are constructed of pressure-treated lumber; 1 inch by 6 inches
pressure-treated pine is typical. Commercial facility ramps are generally
constructed of concrete or metal. The most important consideration here
is the surface finish of the ramp; it should prevent slippage but not be
so rough as to make wheelchair travel difficult.
A non-slip surface can be applied to a wooden ramp by means of a carborundum grit runner, strips of rolled roofing or shingling, or laying down coats of polyurethane into which sand is sprinkled). Paint mixed with sand (1 pound of silica sand to 1 gallon paint) can also be used. Some paint manufacturers make a non- skid deck paint that provides a suitable surface coating for a ramp.
Concrete ramps can be made non- slip with the addition of aggregate to the concrete mix, or by a broom finish that provides non-slip characteristic to the ramp.
Planning the Ramp
To determine how much space a ramp requires, start with the amount of
rise the ramp has to cover. For example, the project involves building an
exterior ramp that will go up two feet (24 inches). Assume that the ramp
will have a 1:20 slope. Therefore, the following applies
-
The required length of the horizontal projection
can be determined as follows:
-
1/20 = 24/X
-
X = 480 inches (40 feet)
-
Alternatively, multiplying the amount of rise by 20, the slope ratio, also yields the length of the ramp.
-
- The ramp will have a 5-foot landing at the bottom and a 5-foot landing at the top.
- Since the rise is less than 30 inches, an intermediate landing is not required.
- Thus, the entire ramp length in this example is 50 feet (the horizontal projection of 40 feet, plus the 2 ramp landings of 5 feet each).
In laying out the ramp, consideration should be given to any possible zoning requirements and whether a setback variance would be needed. Information on the zoning processes can be found at www.fairfaxcounty.gov/dpz/zoning/development or by calling the Planner of the Day at 703-324-1290, TTY 711.
Portable Ramps
Portable ramps can work as well as fixed ramps when there is a small
change in level. The size and length of portable ramps depend on the
total height and the number of steps. Portable ramps are available
locally from several vendors of medical equipment and supplies; look in
the phone book for possible vendors. They can be rented for a short-term
need, or purchased. Since they do not have landings, consumers should be
careful that there is adequate landing space at the top and bottom of
where the ramps will be used.
Long-tread Low-riser
Steps
When construction of a ramp is impractical, and/or the person who will
use it uses mobility aids such as a walker or a cane, long-tread
low-riser steps may be a good alternative for some. Long-tread low-riser
steps have sufficient space for mobility aids and the gentle rise in the
step make them easy to navigate. In addition, some users of manual
wheelchairs can use long-tread low-riser steps safely with assistance.
They are not a good alternative for people who use power chairs or other
power mobility aids such as scooters. For more information on long-tread
low-riser steps, visit the Minnesota Ramp Project Web site at
www.wheelchairramp.org, or contact them at 651-646-8342, TTY
651-603-2001.
Construction Permits for Ramps
Fairfax County classifies ramps as an accessory structure. An accessory structure may not be rigidly attached to the bandboard, framing members or foundation of the house. An accessory structure may be attached to the house using a flexible connection, slip-joint, hinge, or other means that allows for the movement of the accessory structure relative to the house.
Whether a ramp as an accessory structure (even a portable ramp) requires a building permit depends upon two primary factors:
- the square footage and
- whether the ramp is at the building’s primary entrance and exit (“means of egress” is the official term for purposes of the fire code and usually means the front door or a door at least 36” wide).
A permit is not required if the ramp is
- smaller than 150 square feet of area and
- not connected to the “means of egress” (primary entrance of the house).
A permit is required if the ramp is
- larger than 150 square feet and/or
- connected to the means of egress (primary entrance to the house).
Footings below the frost line are required only for a ramp larger than 400 square feet.
For example, for an external ramp that will rise 24 inches, at a slope of 1:20, and 48 inches wide, the total length of the ramp will be 50 feet, including a lower and upper landing. The total square footage will be 200 square feet. Since the ramp is larger than 150 square feet, a permit is required even if it’s not for the egress door.
The responsible agency for permits is the Permits Branch of the Fairfax County Department of Public Works and Environmental Services. Specific information concerning a ramp-building permit is available at www.fairfaxcounty.gov/living/construction/default.htm or by calling 703-222-0801, TTY 703-324-1877. The Department of Planning and Zoning, 703-324-1359, TTY 711 will know if there are specific setback requirements that your project must meet.
Generally, contractors request permits in their names for projects. Doing so makes the contractors and not the homeowners responsible for meeting the code requirements. The homeowner should insist that the contractor pull the required permits in the contractor’s name via an “Affidavit of Permit Authorization.” A reliable contractor will have no objection to doing this. If the permit is issued under the homeowner’s name, then the homeowner is responsible for the inspections and the correction of any deficiencies.
In rare occasions, the Office of Site Development Services of the Department of Public Works and Environmental Services and the Fairfax County Health Department could both be involved if the ramp project impacts wells used for drinking water, septic tank systems, or wetland drain fields. Responsible contractors would find out if such issues may exist for particular projects.
What to Consider in Choosing a Building Contractor for a Ramp
Depending on the requirements for the person using the ramp, a contractor may not be needed. A handy do-it-yourself person can obtain a permit for an entry landing and ramp that follows the “Fairfax County Typical Deck Details,” which can be found at www.fairfaxcounty.gov/dpwes/publications/decks/. Most landings and steps can be built to these specifications.
A good rule of thumb for getting the right contractor is getting three written quotes or estimates for the work to be done. A good source of information for ramp contractors is the Endependence Center of Northern Virginia (www.ecnv.org; 703-525-3268; TTY 703-525-3553).
Consumers should determine if the contractors they wish to hire are properly licensed to do business in Virginia. To determine if contractors are licensed in Virginia, an online search by the Virginia Department of Professional and Occupational Regulation is available at www.dpor.state.va.us/regulantlookup. The department can also be reached at 804-367-8500, TTY 804-367-9753 or e-mail at dpor@dpor.virginia.gov.
Consumers can also determine if there have been complaints against specific contractors with the Fairfax County Consumer Protection Division (703-222-8435,TTY 711) or the Better Business Bureau of the Metropolitan Washington area (202-393-8000, TTY 711 or on the Web at www.bbb.org). In addition to providing information about a specific contractor or business organization, both will also investigate consumer complaints.
Disability Services Planning and Development has a list of contractors that have indicated they have experience building ramps. To receive the list, ask for the Ramp document by calling 703-324-5421, TTY 703-324-1186, or send an e-mail.
There are several local funding agencies that a person can contact to help pay for home modifications for accessibility, including ramps, through grants and low-cost loans. These agencies usually have eligibility requirements and an intake process, which often include a determination of the applicant’s income and status as a person with a disability or a senior. Other funding possibilities include private insurance, and civic and fraternal organizations such as the Lion’s and Kiwanis Clubs.
Fairfax County Department of Housing and Community
Development
Home Improvement Loan Program
703-246-5155, TTY 703-385-3578
www.fairfaxcounty.gov/rha/hilp.htm
Provides financial aid, including deferred or low interest loans.
Home Repair for the Elderly Program
703-246-5154, TTY 703-385-3578
www.fairfaxcounty.gov/rha/seniorhousing/hrep.htm
Provides funding for minor repairs and modifications, including ramps in
some cases for both the elderly and people with disabilities.
Robert Pierre Johnson Housing Development
Corporation
Rebuilding Together, Hearts and Hammers
703-528-5606, TTY 711
www.rpjhousing.org/program.html
Both Rebuilding Together and Hearts and Hammers do home repairs,
including building ramps, for eligible low-income clients who are elderly
and or disabled.
Virginia Assistive Technology Loan Fund Authority
1-866-835-5976, TTY 1-804-662-9000, atlfa@atlfa.org
www.atlfa.org
Variety of loan programs for consumers for assistive technology,
including home and vehicle modifications. Also has a Consumer Service
fund for consumers unable to get financing through other means.
In addition, some banks and credit unions offer special rates and terms for loans to make homes accessible. Consumers should contact their banks and credit unions and ask if such services are available.
Tax Deductions for Home Modifications
Virginia offers the Home Accessibility for the Disabled Tax Credit. It allows taxpayers to deduct up to 25% of the cost of home modifications for accessibility, up to a maximum of $500.00. Unused credit can be carried over for up to five years. You must apply for and receive certification for the credit before claiming it on your tax return. File Form HAC (Home Accessibility Credit) with the Department of Taxation, Tax Credit Unit, P. O. Box 715, Richmond, VA 23218-0715. Applications must be received by March 15 of the year following the year in which the work was completed. The form is available online at www.tax.virginia.gov/site.cfm?alias=taxcredit, listed under “Home Accessibility Features for the Disabled Credit,” or by calling the Department of Taxation at 804-786-2992, TTY 711. To order forms call 804-440-2541, TTY 711.
The cost of a permanent modification may be also be tax deductible on Federal income tax returns. The Internal Revenue Service provides detailed information on this deduction in Publication 502-Medical and Dental Expenses. The publication is available online at www.irs.gov/pub/irs-pdf/p502.pdf. or by calling 1-800 829-3676, TTY 1-800-829-4059.
Access Services of the Fairfax County Public Library, located at the Fairfax County Government Center in Fairfax, has a collection of publications related to disabilities. To arrange to view the documents, call 703-324-8380, TTY 703-324-8365, or send an e-mail.
Abledata has a fact sheet entitled “Ramps,” (Fact Sheet 27). To get the publication, visit the Abledata Web site at www.abledata.com, or call 1-800-227-0216 or 301-608-8998, TTY 301-608-8912.
The Center for Universal Design at North Carolina State University has a publication, “Wood Ramp Design: How to Add a Ramp that Looks Good and Works Too,” available on their Web site at www2.ncsu.edu/ncsu/design/cud or by calling 800-647-6777, Voice and TTY 919-515-3082.