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UFAS 4.34 & 4.27

Lesson 8: Accessible dwelling units: kitchens, bathrooms, and controls

UFAS 4.34, 4.27 · 14 practice questions

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This lesson goes inside the accessible dwelling unit: kitchens and bathrooms, under UFAS Section 4.34, and the controls and operating mechanisms running through every room, under Section 4.27. Where Lesson 7 covered how many units need to be accessible, this lesson covers what "accessible" looks like with a tape measure: counter heights, clear floor space, knee space, reach ranges, and how much force a resident should need on a faucet handle or a thermostat dial.

Two ways to get there: permanent accessibility or adaptability (4.34.3)

Section 4.34.3 gives a project two routes to the same destination: accessible dwelling units may be designed for either permanent accessibility or adaptability. A permanently accessible unit is built with every required feature, fixed counter heights included, from day one. An adaptable unit is built on an accessible route with the structural blocking, plumbing rough-in, and clearances already in place, but with certain features, most often kitchen and bathroom counter heights, designed to convert later without reconstruction. Section 4.34.4's consumer information requirements make that conversion possible: notification of alternate counter heights, adjustment instructions, and grab bar drawings all travel with the unit.

Bathrooms inside the dwelling unit (4.34.5)

Section 4.34.5 requires at least one full bathroom in an accessible unit to meet a specific set of dimensions. The water closet must be at least 15 inches and no more than 19 inches high. Where a medicine cabinet is provided, its usable shelf must be no higher than 44 inches above the floor. An in-tub seat, or a seat at the head end of the tub, must meet the structural strength rule of Section 4.26.3 and must not slip in use. A shower stall used instead of a tub must be 36 by 36 inches or 30 by 60 inches; the 36 by 36 inch stall needs a seat 17 to 19 inches high, on the wall opposite the controls. The shower also needs a spray hose at least 60 inches long usable as a fixed head or hand-held. Grab bars themselves follow Section 4.26, but 4.34.5 tells GCHS which fixtures in the unit's required bathroom need that reinforcement built into the wall.

Kitchen clearances and clear floor space (4.34.6.1, 4.34.6.4)

Section 4.34.6.1 sets the clearance between all opposing base cabinets, countertops, appliances, or walls at 40 inches minimum, rising to 60 inches minimum in a U-shaped kitchen, so a wheelchair user has room to turn between facing runs of cabinetry. At the work surface, Section 4.34.6.4 requires a clear floor space of 30 inches by 48 inches allowing a forward approach, with up to 19 inches of that space allowed to extend underneath the counter as knee space at least 30 inches wide and 19 inches deep, with counter thickness and its supporting structure no more than 2 inches over the required clear area.

Counter heights, sinks, and storage (4.34.6.4, 4.34.6.5, 4.34.6.10)

At least one 30-inch section of counter must provide a work surface mounted at a maximum height of 34 inches, or built adjustable or replaceable as a unit to alternate heights of 28 inches, 32 inches, and 36 inches. The kitchen sink follows the same logic: mounted at a maximum height of 34 inches (or the same 28/32/36-inch alternate heights), in a counter area at least 30 inches wide total, with a bowl depth no greater than 6.5 inches so a seated user can reach the basin. The same 30-by-48 clear floor space and 30-by-19 knee space apply at the sink as at the work surface. For storage, Section 4.34.6.10 caps the height of at least one shelf above work counters at 48 inches, and requires wall cabinet pulls mounted close to the bottom of the door and base cabinet pulls close to the top, so a seated user does not reach past the hardware.

Ranges, ovens, and refrigerators (4.34.6.6 to 4.34.6.8)

Section 4.34.6.6 requires range and cooktop controls to never require reaching across a burner, with knee space underneath insulated or protected against burns, abrasions, or shock; clear floor space at a range may overlap that knee space by up to 19 inches. Section 4.34.6.7 requires a side-opening oven's door latch next to open counter space, with a full-width pull-out shelf extending at least 10 inches for a hot dish. Section 4.34.6.8 requires an over-and-under refrigerator/freezer to keep at least 50 percent of the freezer space and 100 percent of the refrigerator space and controls below 54 inches; a freezer under 100 percent within reach ranges must be self-defrosting.

Controls and operating mechanisms throughout the unit (4.27)

Section 4.27 governs every control in the unit, not just the kitchen; 4.34.6.3 simply confirms kitchen controls comply with it too. Section 4.27.2 requires clear floor space for a forward or parallel approach at controls and other operable equipment. Section 4.27.3 requires the highest operable part of a control to fall within the reach ranges of 4.2.5 and 4.2.6: forward reach tops out at 48 inches unobstructed, with a 15-inch minimum; side reach tops out at 54 inches with a 9-inch minimum. The reduced values over an obstruction are drawn in Figures 5(b) and 6(c): 44 inches for forward reach over a 20-to-25-inch obstruction, and 46 inches for side reach over an obstruction up to 24 inches deep and 34 high. The same section requires wall receptacles no less than 15 inches above the floor. Section 4.27.4 requires controls operable with one hand, without tight grasping, pinching, or twisting, capped at 5 pounds of force (5 lbf, 22.2 N). A faucet or thermostat needing a firm twist fails 4.27.4 even at a perfect height.

Key numbers: kitchen and bathroom in the unit

4.34.6.1 clearance: 40 in min., 60 in min. U-shaped. 4.34.6.4 work surface: 30 in section, 34 in max (or 28/32/36 in adjustable), clear floor 30x48 in, knee space 30x19 in, counter 2 in max thick. 4.34.6.5 sink: 34 in max height, 30 in wide, bowl 6.5 in max depth. 4.34.6.7 oven shelf: 10 in min. extension. 4.34.6.10 storage: 48 in max shelf. 4.34.5 bathroom: water closet 15-19 in, medicine cabinet shelf 44 in max, shower seat 17-19 in, stall 36x36 in or 30x60 in, hose 60 in min. 4.27.3 reach: forward 15-48 in (44 in over 20-25 in obstruction), side 9-54 in (46 in over 24 in by 34 in obstruction); receptacles 15 in min. 4.27.4 force: 5 lbf max, one hand, no tight grasping, pinching, or twisting.

Accessible dwelling unit kitchen plan with verified clearances and counter heights A top-down plan of a U-shaped kitchen. Opposing counter runs are separated by 60 inches of clearance, the U-shaped minimum under 4.34.6.1. A sink location and a range location each show a 30 by 48 inch clear floor space with 19 inches of overlap into a 30 inch wide, 19 inch deep knee space below the counter. The counter height is labeled 34 inches maximum, or adjustable to 28, 32, or 36 inches, at a required 30 inch work surface section. The sink bowl depth is labeled 6.5 inches maximum. A storage cabinet above the counter shows a 48 inch maximum shelf height. Sink counter run 34 in max (or 28/32/36 in) Range counter run 60 in clearance, U-shaped (4.34.6.1) Sink clear floor, 30x48 in; bowl depth 6.5 in max Range clear floor, 30x48 in; 19 in knee overlap allowed Knee space: 30 in wide, 19 in deep Work surface 30 in section, 34 in max (or 28/32/36 in adjustable) counter 2 in max thickness oven pull-out shelf 10 in min Storage above counter at least one shelf 48 in max wall pulls low, base pulls high refrigerator controls below 54 in 4.27 controls and operating mechanisms, throughout the unit Forward reach: 15-48 in unobstructed; 44 in max over a 20-25 in deep obstruction Side reach: 9-54 in unobstructed; 46 in max over an obstruction to 24 in deep, 34 in high Wall receptacles: 15 in minimum above the floor Operation: one hand, no tight grasping/pinching/twisting, 5 lbf maximum force 4.34.5 bathroom in the unit Water closet 15-19 in high; shower seat 17-19 in high; hose 60 in minimum Shower stall 36x36 in or 30x60 in; medicine cabinet shelf 44 in max
Clear floor space at the sink and range may overlap knee space by up to 19 inches, but the 30-by-48-inch clear floor space and 60-inch U-shaped clearance are measured independently of that overlap.

Why this matters for GCHS

Kitchen and bathroom remodels are the core of GCHS's accessibility work, and these are the numbers a crew checks with a tape measure on site: is the counter section 34 inches or lower, does the sink bowl clear the 6.5-inch depth cap, is there really 30 by 48 inches of clear floor at the range, and does the faucet use a lever rather than a knob needing a hard twist. On a unit built as adaptable, GCHS also confirms the structural blocking for grab bars and the plumbing rough-in for alternate counter heights were actually left in the walls, not just promised on paper.

Practice questions

1. Under Section 4.34.3, what are the two design approaches for an accessible dwelling unit?

  1. Permanent accessibility or adaptability
  2. UFAS or ADA compliance, chosen at the owner's discretion
  3. New construction or alteration, with no other distinction
  4. Single-family or multifamily, with different rules for each

2. Under Section 4.34.5, what is the required height range for a water closet in the unit's required bathroom?

  1. Exactly 17 in. with no tolerance, measured to the top of the seat
  2. 19 in. to 24 in., measured to the top of the bowl rim
  3. 12 in. to 15 in., measured to the top of the toilet seat
  4. At least 15 in and no more than 19 in

3. Under Section 4.34.5, what are the two acceptable shower stall sizes?

  1. Any size, as long as a seat is provided
  2. 60 in by 60 in only
  3. 36 in by 36 in, or 30 in by 60 in
  4. 24 in by 24 in, or 48 in by 48 in

4. Under Section 4.34.6.1, what clearance is required between opposing base cabinets, countertops, appliances, or walls in a kitchen, and how does a U-shaped kitchen differ?

  1. 40 in minimum, rising to 60 in minimum in a U-shaped kitchen
  2. 30 in. minimum in every kitchen, including U-shaped layouts
  3. 60 in. minimum in every kitchen layout, with no exception for galley kitchens
  4. 36 in. minimum everywhere, rising to 48 in. only in U-shaped kitchens

5. Under Section 4.34.6.4, what height must at least one 30-inch section of kitchen counter provide, and what alternative does UFAS allow?

  1. A minimum of 40 in, with no maximum
  2. 24 in fixed height only
  3. Exactly 36 in, fixed, with no alternative
  4. A maximum of 34 in, or adjustable/replaceable to alternate heights of 28 in, 32 in, and 36 in

6. Under Section 4.34.6.5, what is the maximum bowl depth for a kitchen sink in an accessible unit?

  1. 4 in
  2. 8 in
  3. 6.5 in
  4. There is no maximum bowl depth

7. Under Section 4.34.6.10, what is the maximum height for at least one shelf of cabinets or shelving mounted above kitchen work counters?

  1. 48 in
  2. 60 in
  3. 72 in
  4. 36 in

8. Under Section 4.34.6.7, what is required of a side-opening oven's pull-out shelf?

  1. Exactly 6 in. of extension, and only half the width of the oven, mounted below the door
  2. A pull-out shelf only above the oven, not below it
  3. No pull-out shelf is required for side-opening ovens
  4. Full width of the oven, extending at least 10 in when fully pulled out

9. Under Section 4.34.6.8, what percentage of freezer space and refrigerator space must fall below 54 inches in an over-and-under refrigerator/freezer?

  1. 100 percent of the freezer space and 50 percent of the refrigerator space, all below 60 in.
  2. 25 percent of the freezer space, 25 percent of the refrigerator space
  3. At least 50 percent of the freezer space and all refrigerator space and controls
  4. None; only the door handle height is regulated

10. Under Section 4.27.3, what is the unobstructed maximum high forward reach, and how does it change over an obstruction 20 to 25 inches deep?

  1. 54 in. unobstructed, dropping to 46 in. over any obstruction up to 24 in. deep
  2. 36 in unobstructed, with no change over an obstruction
  3. 60 in. unobstructed, dropping to 48 in. over any obstruction, whatever its depth
  4. 48 in unobstructed, dropping to 44 in over a 20-25 in deep obstruction

11. Under Section 4.27.3, at what minimum height must electrical and communications receptacles on walls be mounted?

  1. 15 in
  2. 9 in
  3. 18 in
  4. 24 in

12. Under Section 4.27.4, what force and grip requirements apply to a control or operating mechanism?

  1. Any force is acceptable as long as the control works
  2. Operable with one hand, no tight grasping, pinching, or twisting of the wrist, and no more than 5 lbf to activate
  3. Two-handed operation is preferred for safety
  4. 10 lbf maximum, grip type unrestricted

13. A GCHS crew installs a new kitchen with a 34-inch-high, 30-inch counter section, correct clearances, and a 30-by-48-inch clear floor space at the sink, but the faucet is a round knob that needs a firm twist to turn on. Does this kitchen comply?

  1. Yes; faucet handle type is not covered by UFAS
  2. No; Section 4.27.4 requires controls to be operable without tight grasping, pinching, or twisting, so the round twist knob fails even though the rest of the kitchen is correct
  3. Yes, because the counter height and clearances are the only requirements that matter
  4. No, but only because the counter should have been 36 in instead of 34 in

14. A HUD-funded unit is being built as adaptable rather than permanently accessible, with the counter designed to convert later to a lower height. What must be documented under Section 4.34.4 before the unit is considered complete?

  1. A signed waiver releasing GCHS from further accessibility obligations once the unit is occupied
  2. Notification of the alternate counter and sink heights and instructions for adjusting them
  3. Nothing; adaptable units have no documentation requirement as long as the blocking is in the walls
  4. Only a verbal explanation to the first occupant, with no written record kept in the unit file or given to the owner

Glossary

Adaptable design
An accessible dwelling unit built with required clearances and blocking in place but some features, most often counter heights, designed to be converted later, under Section 4.34.3.
Knee space
The clear area beneath a counter, at least 30 in wide and 19 in deep, that lets a seated user's legs fit under the work surface or sink.
Clear floor space
The 30-inch by 48-inch minimum area required in front of an appliance, counter, or control for a forward or parallel wheelchair approach.
Forward reach
The reach range measured facing a control or shelf; 15 in to 48 in unobstructed under Sections 4.2.5 and 4.27.3, reduced over a deep obstruction.
Side reach
The reach range measured reaching sideways at a control; 9 in to 54 in unobstructed under Sections 4.2.6 and 4.27.3, reduced over a deep obstruction.
Activation force
The maximum 5 lbf (22.2 N) a control may require to operate, under Section 4.27.4.
Consumer information
The notifications, instructions, and drawings required under Section 4.34.4 documenting how an adaptable unit's features convert to fully accessible.
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