New Rules for Renovation, Repair and Painting

In April of this year a new EPA rule will go into effect for all homes, childcare facilities, and schools built before 1978. Anyone working in housing and child-occupied facilities built prior to 1978 on common renovation activities such as sanding, cutting, and demolition that disturbs lead-based paint must be certified and must follow specific work practices to prevent lead contamination. This rule establishes requirements for training renovators, other renovation workers, and dust sampling technicians; for certifying renovators, dust sampling technicians, and renovation firms; for accrediting providers of renovation and dust sampling technician training; for renovation work practices; and for record keeping.

How this rule will be enforced has yet to be determined. But the key question you should be asking is “Does this affect me?” If your home or apartment was built prior to 1978 then this rule absolutely applies to you. It also applies to any facility, public or commercial, that is visited by the same child, under 6 years of age on at least 2 different days within any week and the visits last at least 3 hours each time and the combined annual visits last at least 60 hours. The only exempt housing is that for the elderly or persons with disabilities (unless any child under age 6 resides or is expected to reside in such housing). Residential remodelers should be aware of this rule, as well as multi family maintenance crews, school maintenance crews, plumbers, heating and air conditioning contractors, electrical contractors…and the list goes on and on. Actions that potentially release lead dust and disturbs more than 6 square feet of interior surface space in a room and/or 20 square feet of exterior surface space are: painting and sanding; paint removal by any means; kitchen cabinet removal; replacing boards, soffits, or trim; window replacement; flooring removal and installation; HVAC repair or replacement, including duct work; drilling or sawing into wood or plaster…once again the list goes on and on. And as a homeowner residing at the property in question if no child under the age of 6 resides there, that no pregnant woman resides there, and that the property is not a child-occupied facility, you have the authority to opt out of this regulation. But you must provide documentation to that effect to your contractor.

Therefore effective April 22, 2010, federal law will require that contractors performing renovation, repair and painting projects that disturb lead-based paint in homes, child care facilities, and schools built before 1978 to be certified and follow specific work practices to prevent lead contamination. BK Design Associates is exploring whether this law will affect our operations. We do not believe it will since the homes we perform work in usually were built after 1978. At the least, we would need to test for the presence of lead if your home was built prior to 1978 and then determine the best course of action to follow. Please call us for more information at 281-531-4242.

A Smart Solution for Small Screens

Here's a product that's sure to clear the clutter from your work surface. The Ascent is a slim and compact, mechanical lift for small television and computer screens up to 14.5 pounds, 17.5" tall, and 22" diagonally. The Ascent conceals and secures screens when not in use, keeping surfaces free of clutter. To operate, the user presses the top of the lift support column, activating it to rise in about 2 seconds. This product does not require power; movement is controlled through counterbalancing weights. The support column swivels left and right 112.5º, which expands viewing angles. The Ascent is easy to integrate into kitchens, office furniture, and entertainment center cabinetry. BK Design Associates can help you design the perfect work space. Call us today 281-531-4242.

BATHROOM PLANNING TIPS

Floor Space
Plan for clear floor space of at least 30” in front of all fixtures and between opposing walls.
Minimum distance in front of sinks, tubs, and toilets should be 21”. Minimum distance in front of showers is 24”.
Vanity Height
There is no standard vanity height. Vanity height should be appropriate to the end user. Typically vanities are to be 32” high to 43”.
Showers Valves
Code requires shower and tub/shower control valves must be one of the following:
-pressure balanced
-thermostatic mixing
-combination pressure balance/thermostatic mixing valve types.
Consult with a licensed plumber when planning a bath.
Shower and Tub Controls
Controls should be accessible from inside and outside the shower spray area.
Shower Size
There are no hard and fast rules to the maximum size of a shower. However the recommended minimum size of a shower is 30” by 30” floor area.
Shower Seats
Height of a shower seat should be standard seat height between 17” and 19”. The seat area should be in addition to the minimum shower floor area.
Shower Doors
Glass shower doors should always be made of tempered glass and marked “tempered glass”.
Windows in close proximity of any shower or tub should also be of tempered glass.
Steps
Steps around or in any wet area, including tubs, are not recommended. If steps must be included in the design plan, grab bars are mandatory.
Flooring
Slip resistant flooring should always be used in the bath.
Accessories
Mirrors should be placed above or near the lavatory that takes the user's eye height into consideration.
Toilet paper holders should be located 8" - 12" in front of the edge of the toilet bowl, at a minimum 26" above the floor.
Towel holders, soap dishes, etc., should be conveniently located near all bath fixtures.
Electrical Receptacles and Switches
All receptacles in the bath must be protected by Ground-fault-circuit-interrupters (GFCI).
A receptacle or switch should not be installed within a shower or bathtub space.
Switches, as part of the listed tub or shower assembly, are okay, such as an air switch to operate a whirlpool tub.
Consult a licensed electrician when planning a bath.
Ventilation
Do plan for a mechanical ventilation system of at least 50 cubic feet per minute ducted to the outside if you do not have a window of at least 3 sq. ft. of which 50% is operable.
Lighting
All light fixtures should be marked "suitable for damp/wet locations". Hanging fixtures are not recommended in baths.
Luxury baths today include fancy vanity furniture, elegant stone tile, frameless glass shower and tub doors, steam showers, wet and dry saunas, oversized whirlpool or air tubs, integrated all-mirrored medicine cabinets, coffee bars, seating areas, personal showers including multiple shower heads, body sprays, hand held showers, and storage, storage, storage. Please call BK Design Associates for help planning your own personal sanctuary.

Call 281-531-4242 today.
The information contained herein is provided as a public service with the understanding that BK Design Associates makes no warranties, either expressed or implied, concerning the accuracy, completeness, reliability, or suitability of the information.