More Detail: Code Compliance

ADA & Code Compliance Upgrades for Existing Mid-Rise Office Buildings in North Texas

Existing mid-rise office buildings in North Texas frequently require ADA (Americans with Disabilities Act) and general code compliance upgrades during tenant improvements, capital projects, or renovations triggered by occupancy changes. Buildings constructed before the early 1990s—when ADA was first enacted—and even those built through the 2000s often fall short of modern accessibility and fire/life safety standards. Since many DFW-area municipalities rigorously enforce code updates whenever work is performed, understanding ADA requirements and building code expectations is essential for property owners, facility managers, and contractors.

This page explores all categories of ADA and code compliance work, explains the systems and components involved, and highlights the construction challenges specific to existing mid-rise office buildings in the Dallas–Fort Worth region.

1. ADA SITE ACCESSIBILITY UPGRADES

Most compliance assessments begin outside the building, where ADA accessibility must be established from the public right-of-way to the main building entrance.

A. Accessible Parking Improvements

Requirements include:

• Correct number of accessible stalls based on total parking spaces
• Van-accessible stalls with extended width and clearance
• Cross slopes less than 2% in any direction
• Proper signage and striping
• Direct accessible routes from stalls to entrances

In North Texas, expansive soils often create uneven parking surfaces over time. Re-grading and panel replacement are common.

B. Curb Ramps & Sidewalk Adjustments

Curb ramps must include:

• Correct slope (max 1:12)
• Detectable warning surfaces
• Clear landing areas
• Smooth transitions

Older properties often have steep or incorrectly positioned ramps that require demolition and reconstruction.

C. Accessible Routes to Building Entrances

Routes must be:

• Free of vertical changes over ½ inch
• Wide enough (minimum 36 inches clear)
• Properly sloped
• Ramped where needed

Tree roots, soil upheaval, and outdated flatwork commonly create ADA violations in DFW-area sites.

2. BUILDING ENTRY & LOBBY ADA UPGRADES

Building entries must be fully accessible.

A. Door Hardware & Opening Force

Required features include:

• Lever-style hardware
• 5 pounds or less opening force for interior doors
• Proper closing speed
• 32 inches minimum clear width

Upgrades often involve installing new closers, replacing hinges, or modifying door frames.

B. Threshold Adjustments

Thresholds must be low and beveled. Older mid-rise buildings often have tall aluminum thresholds or uneven slab transitions requiring correction.

C. Lobby Circulation Improvements

Typical issues include:

• Narrow pinch points
• Furniture blocking accessible routes
• Reception desk heights not meeting ADA standards

Remodels often include reconfiguring millwork or widening circulation paths.

3. VERTICAL ACCESSIBILITY: ELEVATORS & STAIRS

Vertical circulation is a major area of compliance for mid-rise buildings.

A. Elevator Modernization & ADA Compliance

Elevators must meet specific standards, including:

• ADA-compliant call buttons
• Car operating panels with tactile/Braille
• Correct mounting heights
• Visual and audible indicators
• Proper door timing

Modernizations often require replacing controllers, rewiring car stations, upgrading cabs, and reprogramming doors.

Challenges in Older Buildings:

• Limited shaft sizes
• Outdated hoistway equipment
• Electrical load limitations

Many DFW-area cities require elevator upgrades during major renovations.

B. Stair Upgrades

Stair upgrades may include:

• Proper handrail extensions
• Non-slip nosings
• Tactile signage at stair entrances
• Correct tread and riser dimensions

Where stairs do not meet code, reconfiguration or reconstruction may be required.

4. INTERIOR ADA COMPLIANCE: CORRIDORS, DOORS & CLEARANCES

Interior circulation is a common area of deficiency.

A. Door Clearances

Minimum clearances must be maintained at pull- and push-side approaches. TI work often requires shifting walls to provide the required maneuvering space.

B. Corridor Widths

Corridors within suites must be at least 36 inches wide. In multi-tenant floors, 44 inches or more is common depending on occupant load.

Older floor layouts may require demolition to widen hallways.

C. Turning Radii

Breakrooms, copy rooms, and private offices must allow a 60-inch turning circle or T-shaped turning space.

5. RESTROOM ADA UPGRADES

Restroom compliance is among the most frequently required upgrades in DFW mid-rise buildings.

A. Toilet Compartment Requirements

Upgrades often include:

• Rear and side grab bars
• Correct stall width and depth
• Out-swinging doors
• Clearances around the toilet

Many older buildings have undersized restrooms due to outdated codes.

B. Lavatory Requirements

Lavatories must provide:

• Knee and toe clearances
• Insulated pipes
• Lever or sensor faucets
• Counter height within allowable range

Granite or laminate vanities often require modification to meet ADA heights.

C. Accessories Placement

Paper towel dispensers, soap dispensers, mirrors, and hand dryers must all fall within reach range requirements.

D. Plumbing Adjustments

Relocating toilets or lavatories often requires slab coring, which is complex in post-tensioned or concrete buildings. As a result, many ADA upgrades must work within existing plumbing stack locations.

6. ADA COMPLIANCE FOR TENANT SPACES

Each tenant space must comply independently.

A. Breakrooms & Kitchens

Requirements include:

• Accessible appliances
• Countertop heights
• Clear floor space in front of appliances
• Knee clearance under sinks

B. Conference Rooms

Conference rooms must include:

• Adequate turning space
• Accessible seating locations
• Proper door hardware
• Reach-accessible controls

C. Private Offices

Offices must meet circulation and turning radius standards unless exempt under certain private-use provisions.

7. BUILDING CODE COMPLIANCE UPGRADES

ADA is only part of compliance. Building codes related to fire safety, egress, electrical, and mechanical systems also require updates.

A. Fire-Rated Wall Upgrades

TI work typically triggers a re-evaluation of:

• Corridor fire ratings
• Penetrations through rated walls
• Door ratings and hardware
• Fire/smoke partitions

Many DFW-area mid-rise buildings have legacy penetrations requiring firestopping.

B. Egress Lighting & Exit Signage

Buildings require:

• Illuminated exit signs
• Emergency backup lighting
• Proper egress path marking

LED conversions are common for energy and maintenance improvements.

C. Means of Egress Upgrades

Egress deficiencies include:

• Insufficient door widths
• Excessive travel distances
• Inadequate number of exits

Reconfiguration of suites frequently triggers reassessment.

D. Mechanical & Electrical Code Compliance

Examples:

• Correct ventilation rates for tenant spaces
• Updated smoke detector placement
• Electrical load verification
• Panel labeling and arc-flash signage

8. PERMITTING & INSPECTIONS IN NORTH TEXAS

Different municipalities have different expectations:

Cities like Dallas, Plano, Frisco, and Irving typically require:

• Detailed architectural plans
• Accessibility review
• MEP drawings sealed by engineers
• Fire marshal approval
• Field inspections at multiple stages

State-Level Requirements:

• Texas Department of Licensing & Regulation (TDLR) ADA review for projects over $50,000
• Registered Accessibility Specialists (RAS) inspections

9. PHASING & WORK IN OCCUPIED BUILDINGS

ADA and code upgrades must minimize disruption.

Requirements:

• Temporary restroom facilities during renovation
• After-hours work for noisy activities
• Maintaining safe egress at all times
• Temporary signage and routing for tenants