Home Modification
By: Source: AARP.org Date Posted: 2003-12-01 00:00:00-05:00
According to an AARP housing survey, 83% of older Americans want to stay in their current homes for the rest of their lives. They find their homes comfortable and convenient and feel secure and independent there. Sometimes, however, as people age, their physical abilities fail and may make it difficult, or even impossible, to stay in their homes without some changes or modifications to the home. Modifications may also be required if you become disabled.
Here are answers to questions you may have about how to best go about getting the modifications you need for your home, hiring the best companies to do your work, and possible ways to get help paying for the changes.This guide will answer questions you may have about how to best go about getting the modifications you need for your home, hiring the best companies to do your work, and possible ways to get help paying for the changes.
What are home modifications?
"Home modifications" are any alterations made to your home, apartment, condo, etc. that make it more livable. Home modifications may be relatively minor and inexpensive, such as installing grab bars, handrails, and lever handles. They may also be major and very expensive, such as installing elevators or lifts, enlarging doorways to allow wheelchair passage, modifying kitchens for easier meal preparation, or even installing emergency communication systems. Different types of funding programs may be available depending on the type of home modification you need.
What should I do if I need modifications to my home because of a disability?
If you need modifications to your home as a result of a disability or failing health, and the modifications will help you to stay in your home, you should:
- Get a prescription of medical necessity or a recommendation from a doctor or physical therapist describing what modification you need.
- Contact your local Center for Independent Living (available in most states) or a similar disability services organization to get advice and referrals on evaluating the extent of the modification (e.g., grab bars in bathtub or door widening for wheelchair access). The Center for Independent Living can also give you advice on designing and contracting for a modification. If you are having difficulty locating a Center for Independent Living, ask your local Area Agency on Aging for help.
- Contact any of the funding sources listed below for suggestions of who might be able to do your job.
- Ask other people with disabilities, or families that have a person with a disability, whom they have used to make modifications to their home.
- Contact a builders' association or building owners and managers association to locate qualified home modification contractors or subcontractors familiar with Americans with Disabilities Act Accessibility Guidelines (ADAAG) standards, or state building code rules and regulations, for such modifications.
- Contact the contractors directly.
- Get at least 3 estimates from contractors of what the work will cost.
What should I consider before hiring a contractor?
You need to be very careful and do your homework before hiring a contractor. You want to make sure you hire a contractor for a fair price who will complete the work in a timely manner and do a quality job. There are steps you can take to help ensure that you will be satisfied. Estimates should include a list of exactly what you're getting for the price. Be sure the price includes all labor and materials. Make sure your contractor has liability insurance. Also, ask to see a copy of his workmen's compensation policy. You may be liable if a worker is injured on your property.
Always check with your local consumer protection office to see if any complaints have been filed against the contractor. Ask each contractor for references (people who have used the contractor's services in the past). Be sure to call the references. Once you decide upon a contractor, insist on a written contract. The contract should contain a complete description of the work to be done, the materials to be used, the starting and completion dates, and the payment schedule. It should also have the full name, address and phone number of the contractor and the homeowner. Remember all promises and plans should be in writing.
AARP also encourages consumers to engage the services of contractors, known as Certified Aging-in-Place Specialists (a certification through the National Association of Home Builders), who are specially trained in:
- The unique needs of older people;
- Home modifications that can help people continue living independently in their homes longer;
- Common remodeling projects;
- Solutions to common barriers.
CAPS certification can't guarantee that a consumer won't have problems with a contractor, of course, but the fact that a contractor would seek certification speaks well of his/her desire to give clients personal service.
There is a link to information on CAPS remodelers on the NAHB website.
Are funds available to help with modification costs?
Many states and communities offer home modification programs to help some homeowners pay for necessary changes. Local community development or social service agencies usually administer these programs, using combinations of state and federal funds. Different types of funding programs may be available depending on the type of home modification you need.
Some programs have carpenters, plumbers, electricians, and painters on staff who do the work on your home. Some programs furnish free labor, and the homeowner purchases the necessary materials. Low-interest or no-interest loans, usually not repayable until the homeowner sells or leaves the home, are offered by other programs. Some programs simply provide a list of reliable contractors and assist in the process of receiving bids, selecting the contractor, developing a contract and ensuring that the work is performed in accordance with the contract.
Weatherization programs are also available and usually provide the necessary materials for insulating homes and apartments, and sometimes provide the labor for those who qualify. In some areas, utility companies provide free energy audits and advice on weatherizing homes to reduce energy costs.
Here are possible places you can look if you need help to pay for needed home modifications:
Private Funds
- Save money for the modifications you want to do.
- If the work is prescribed by your doctor you may be able to claim a medical deduction on your Form 1040 income tax return.
- If your disability is work-related, you may claim it as an Impairment Related Work Expense on Form 1040 income tax return. Also, check to see if Workman's Compensation will pay for it.
- Get contributions/donations/in-kind work from others (family members, Kiwanis Club, Rotary Club, other private foundations or community service groups, churches, sorority/fraternity service organizations or craftsmen's unions).
- Check your private health insurance policy and call your insurance company to see if they will pay for the modification. Show them the prescription or a letter from your doctor or physical therapist. If they say no, get a written 'letter of denial' to take to public or other sources.
Public Funds
- Vocational Rehabilitation programs have "independent living" projects to make modifications "needed for being on the job."
- Under the Technology Related Assistance to Individuals with Disabilities Act of 1988 (Tech Act), many states have programs that offer assistance on evaluating equipment and locating funds. Ask your local Center for Independent Living for information on funding and resources that support "independent living in the community". Follow the trail!
- Funds may be available for home modifications under a Medicaid Home and Community-Based Services Waiver in your state. Contact your county welfare office for Medicaid eligibility.
- Call your local Social Security office to see if any of the equipment you need might be covered under Medicare.
- If you or your spouse is a veteran, call your local VA to see if funding is available.
- Contact your local public housing authority (Office of Community Services, Supportive Services, Section 8, etc.). Ask, "Is there low income assistance for housing modifications for people with disabilities?"
- If you are renting, work with your landlord or management company. Get their written approval before you start doing the work. If the landlord or management company refuses to do the work or won't give permission, get the denial in writing. Meet with Fair Housing Act (FHA) agency people if necessary. Note, it is legal to make disability accommodations in rental housing, but landlords can require restoration of the apartment to pre-accommodation status when the disabled tenant leaves. If you are about to rent or about to buy a place, negotiate with the builder/seller to have needed modifications specified in the lease, condo or purchase agreement.
What are other ways to finance home modifications and repairs?
Even if you are not eligible for any of the programs in your area that help with the costs of home modifications, there are other ways to get cash to pay for needed work, including home equity conversion, deferred payment loans, or reverse mortgages. If you need more information on these options, you can write to AARP at AARP Home Equity Information Center, AARP Foundation, 601 E Street, N.W., Washington, D.C. 20049, call 202-434-6044, or go online to www.aarp.org/revmort.
Note: While we strive to keep this legal information up to date, the law is constantly changing, and we do not guarantee the accuracy of any information contained herein.
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