An area that gets a lot of foot traffic in any building, and one which everyone eventually will see and use, the restroom is a critical component of all commercial and industrial buildings. Typically thought of as only a functional space, the restroom has been transformed both by increased regulatory requirements for businesses (e.g., OSHA, ADA compliance, etc.) and by a shift to create more comfortable, inviting spaces for occupants.
These shifts put unique pressures on managers of aging buildings that may have fallen behind the curve on restroom design, aesthetics and function.
Travis Kehl, facilities supervisor at Hendricks Commercial Properties in Beloit, Wis., manages about 22 different properties, most of which were built anywhere from 25-30 years ago. He says that most of the buildings’ restrooms are located within tenants’ suites, which means the tenants are responsible for the upkeep and cleaning of those rooms. “We also have some common bathrooms,” says Kehl, “all of which are updated and modern.”
For example, most of Hendricks’ properties feature restrooms that have wood frame cabinetry, decorative table legs, granite countertops, aged-bronze fixtures, high-end lighting and bold color schemes. Situated in a region that has a rich history, the company has placed historical photos and artwork collages in some of its common hallways and bathrooms.
Knowing that workers are more satisfied when it's clear their employers care about them, Kehl says Hendricks puts extra effort into keeping its restrooms fresh and updated, regardless of the building’s age. “Bathrooms are as important as the common hallways in a multi-tenant building, so we really try to keep up with the times and have them look nice,” says Kehl, “all in the name of attracting tenants that want a comfortable, functional space for their employees.”
OSHA’s Restroom Requirements for Businesses
When adding new facilities or renovating existing restrooms in an older building, there are some important regulatory requirements to keep in mind. In regulating the availability of and workers’ access to restroom facilities, the Occupational Safety and Health Administration (OSHA) has specific rules that must be followed. OSHA’s documentation is extremely detailed and complex, but at a basic level the Society for Human Resource Management (SHRM) highlights these requirements:
- Toilet facilities must be available at every worksite.
- Companies with 15 or fewer employees are required to offer only one unisex bathroom and toilet with a locking door.
- For larger companies, the requirements are:
- Two toilets for 16 to 35 employees
- Three toilets for 36 to 55 employees
- Four toilets for 56 to 80 employees
- Five toilets for 81 to 110 employees
- Six toilets for 111 to 150 employees and
- One additional toilet for every 40 employees over 150.
- Employers must provide gender-segregated facilities for coed workforces over 15 employees, with bathrooms designated as being for male or female use (unless they can be occupied by no more than one person and can be locked from the inside).
- Each toilet must be in a separate compartment, with a door, and must be separated from the next by partitions sufficiently high to ensure privacy.
- Hand-washing facilities must be provided and maintained in a sanitary condition. All restrooms must have running water, soap and either hand towels or air dryers.
ADA Compliance Counts
An important consideration for all businesses and public spaces today, the Americans with Disabilities Act (ADA) has strict rules in place concerning the construction and renovation of restroom facilities. If you’re running an older building where the restroom facilities haven’t been recently updated, then you may need to revisit your restrooms to make sure they are up to code.
- There must be 30” X 48” access to the sink (in other words, the door can’t swing into this rectangle).
- The measurement starts from the point where users have 9” vertical clearance for their feet and 27” vertical clearance for their knees.
- The center line of the toilet must be between 16” to 18” from the side wall.
- To allow a wheelchair to turn, there must be a clear circle of at least 60 inches around the side wall and 56 inches from the rear wall.
- The toilet seat height must be 17-19 inches.
According to Kehl, it’s important to factor both OHSA and ADA requirements into a restroom renovation in an older building, with the latter posing some of the bigger challenges for a upgrading an existing space. “You need at least one ADA stall (depending on how many tenants are on a floor of the building) in every bathroom, and that can take up some extra room,” he explains. This sometimes requires re-thinking how space is used, and whether or not the restroom redesign will require borrowing space from other private areas of the building. In a case like that, the restroom renovation project will require planning and timing around lease agreements as well.
Improving Comfort Levels
All older buildings will eventually have to go through some type of restroom renovation project. Whether the purpose is modernization, comfort, functionality, compliance or a combination of all four, this is a facility area that requires ongoing attention and commitment.
Not only do restroom renovations help keep occupants comfortable, but they can also enhance property value, improve employee morale, and help establish your company as one that cares about its employees, customers, and business partners.
Learn more about how to mitigate the risks of maintaining your aging building. Download the industry report: The State of Aging Buildings: Today’s Building Management Challenges.
The information provided on this page does not, and is not intended to, constitute legal advice; instead, all information, content, and materials available on this site are for general informational purposes only.