All Forum Posts by: Eric Anderson

Hey Mike -

I agree with your post and the shortage of accessible section 8 vouchers. As crazy as it seems, I believe the reimbursement for an accessible rental is the same as an abled-body rental. There is no incentives for landlords to make the house accessible...especially when the landlord is renovating the property. The cost between traditional build vs accessible design can be a few percentages more expensive. If you want to discuss, send me a PM and we can meet up to discuss.

Alexandra - my area of expertise is residential wheelchair accessible housing. There are no accessibility codes for residential housing so the objective should be to find a best house needing the least amount of modifications to meet the tenants needs. The first step is to understand your family member's needs, equipment, and goals pertaining to ADLs (activities of daily living). Based on that, you can start looking houses and project how they'd live in the house and what changes would need to be made to meet their needs. Do that on a house by house basis and find a few that seem feasible. The hard part is projecting what needs to be done to each house and the cost projection associated with that. I'll be happy to provide more information if you want to reach out to me. 

I own a commercial property (being rented) free and clear. I'd like to obtain a LOC on the property for another investment. I have never done this before so I'm looking for insight on questions/criteria/ideas when speaking to banks on their programs or anything related to this approach. Any help is appreciated. Thank you.

I would like to obtain a HELOC on my residence. Does anyone have an intake/questionnaire when speaking to banks about their programs? I want a HELOC which I can use to finance the flip on another property. I don't plan to carry an open balance for more than 6 months at a time. Any help is appreciated. Thank you.

If you are an individual who uses a wheelchair and looking for housing, your options are very limited outside of an apartment complex/community. This is why it was confusing when they wanted the rental when its obvious it would not meet their accessibility needs. People are used to making due in an inaccessible world. 

The tenant is responsible for making/paying for the accessibility changes and putting the house back to the previous condition prior to the lease. You are not obligated to make changes.

The mention of universal design is spot on. This approach takes commonly available materials, just installed or constructed differently, to create a solution usable to all or as many people possible. For example, 3'0 doors instead of 2'6 doors (space permitting). A better example is grading a sidewalk up to the porch in lieu of 1-2 steps (see below). The cost to incorporate universal design is 1-2% but opens rentals up to a large market. 

@Troy Biggham

Hey Troy - 2 steps would require a ~14’ ramp for a 1:12 ramp slope if steps are code risers. I’m in Baltimore and work in the accessibility field and knowing DC, you likely won’t be able to install a code ramp. There is a small chance the ramp could be worked out to be long enough but unlikely. If you want to DM a picture, I can help you work through it. It ultimately comes down to making a “reasonable accommodation” but not at your expense although you can pay like you mentioned. There is a shortage of accessible housing so if she is truely is wheelchair bound (compared to being to do stand pivot transfer or walk short distances) the she may not have a place to move. A lot of factors.

Hey Lev - 

Regarding your question, do you have a specific project in mind or are you asking about the model of using a contractor in lieu of a property manager? 

I regularly identify, negotiate and manage contractors for residential projects across the US. I do the entire process remotely. What area are you in? I may have some contractors or insight on that area.

Looking to obtain LOC on an investment property zoned Residential Office in Baltimore County, MD. I'm holding the property in a LLC (single member), I rent the property to business, and the property is free of liens.

Looking for suggestions/insight on funding sources. 

I work in this space. The post on the ADA is correct. If DSS is involved, it’s possible a Medicaid Waiver is involved which pays for the ramp. The most appropriate ramp is a modular ramp which is like an erector set. The ramp can be installed without changes to the property, can stay in place as long as needed, and can be removed and relocated with the tenant. Win-win for everyone. There are many manufacturers, see www.NationalRamp.com for an example.

Hey David -

So what I’m curious about is are there any pros that outweigh the cons on going back with wide interior doors and such?

I understand your concerns about extra space the 36" doors consume. On the flip side, it makes the house feel "open", makes the doors usable for all people (able-bodied vs physically impaired) and activities (stroller, moving furniture). If you're doing the work yourself and don't mind extra work, consider pocket door or barn style when space is available.

What else would need to be done to call it handicap accessible if I did stay with that size and would it be a more sought after rental?

"Accessible" is a relative term. What is considered accessible for someone in a wheelchair is different compared to someone with a prosthetic on their leg. If you attempt to implement the ADA, you will quickly forego that idea once you spend a few minutes reviewing the guidelines. Also, the ADA does not apply to residential housing unless you're using federal funds and even in those instances, you can get variances for certain requirements.

What you really want to focus on is universal design if you plan on remodeling with accessibility in mind. Read this link on Ron Mace. I incorporate universal design characteristics all the time in my rehabs regardless of the intended users. For example, if I'm pouring a sidewalk to a front door with 1-2 steps, I slope the sidewalk to the landing and backfill to the top of the concrete resulting in a natural sloping sidewalk. No steps, no railings, looks natural, 100% accessible without the look, maintenance free, etc. This is universal design.

In terms of marketing the rental, the first stop is income restricted/section 8. Louisiana has a Medicaid Waiver program with individuals who have a physical disability looking for rentals. You probably want to start with the Residential Options Waiver.

If you want to leave the income restricted category and discuss fair market rent tenants, there are no rules or hoops to jump through. Just you, your time, how much "accessibility" you want to incorporate, and your rental plan. At minimum, you want to incorporate visitability. If you wanted to keep those features in the house and rehab the rest of the house traditional, you'd still be at the top of most rental lists with these baseline features. If its not too much trouble, keep a full bath and bed on the main level and you're home free.

I spend my professional life working nationally on residential accessibility so if you want to reach out, please send an IM.