Project package
Office restroom package: the Division 10 buyout for a core restroom or a tenant improvement
A line by line package for an office restroom, written for a tenant improvement schedule and for a building standard that has to repeat on every floor.
An office restroom gets bought twice: once as the base building standard, then again on every tenant improvement that opens a ceiling. This page lists the Division 10 lines a core restroom or a TI needs, what sets each count, and which choices have to match the floors above and below. The abuse a school restroom takes is not the problem here, so finish, mounting depth, and coordination are where the money and the punch list go.
Written for Architects and interior designers on a tenant improvement, GCs buying out a core and shell restroom, and property managers holding one building standard across floors.. 18 of 27 line items can ship from the catalog today; the rest we quote.
Toilet compartments and screens
Finish carries the room. The accessible compartment count comes from the fixture count, so it does not change when the floor plate does.
| Line item | What drives it | Supply |
|---|---|---|
| Stainless steel compartments | The Class A line: satin hides fingerprints, polished is for an accent bank of compartments, and neither finish rusts. | Quoted |
| Phenolic compartments | Where the design wants a solid color, a woodgrain, or a full height door, with hardware mounting strength HDPE cannot match. | Quoted |
| Powder coated steel compartments | The base building default on a dry office floor, and the easiest material to touch up after a tenant moves furniture through. | Quoted |
| Wheelchair accessible compartment, one per toilet room minimum | Section 213.3.1 requires at least one, and Section 604.8.1.1 sets the clear width plus the deeper dimension a floor mounted water closet needs. | Quoted |
| Ambulatory accessible compartment | Added once the room has six or more compartments, or six or more urinals and water closets combined, and it carries a side wall grab bar on both sides. | Quoted |
| Urinal screens | One between urinals, in the same material and finish as the compartments so the room does not read as two orders. | Quoted |
Accessories at the lavatory deck
One finish, one manufacturer where the schedule allows it, and the same model number on every floor. Mixed finishes are the most common punch item in a TI restroom.
| Line item | What drives it | Supply |
|---|---|---|
| Mirror per lavatory | Section 603.3 caps the bottom edge of the reflecting surface at 40 in. above the floor over a lavatory, so the frame height is the part you get to choose. | Order online |
| Touchless soap dispenser, deck or wall mounted | One per lavatory. A sensor unit takes the activating force question off the table, and a manual valve has to stay at or under the 5 pound limit in Section 309.4. | Order online |
| Sensor faucet to match the dispenser | Ordered with the dispenser so spout height, body shape, and finish match on the deck rather than nearly matching. | Order online |
| Recessed towel dispenser and waste receptacle unit | One opening does both jobs, and recessing it is how the cabinet stays inside the 4 in. projection limit in Section 307.2. | Order online |
| Hand dryer | Pick the quietest unit the design will accept, mount it within the forward reach range in Section 308.2.1, and use the same model building wide. | Order online |
| Shelf at the lavatory | Gives a phone and a coffee cup somewhere dry to sit, which is the difference between a shelf and a wet counter. | Order online |
Inside the compartment
| Line item | What drives it | Supply |
|---|---|---|
| Toilet tissue dispenser | One per compartment, and Section 604.7 fixes how far in front of the water closet it sits and keeps the outlet clear of the grab bar. | Order online |
| Grab bars, side wall and rear wall | Two per accessible compartment, with the top of the gripping surface 33 to 36 in. above the finish floor under Section 609.4. | Order online |
| Sanitary napkin disposal | One per compartment in a women's or all gender restroom, and a partition mounted dual access unit serves two compartments from one cutout. | Order online |
| Combination tissue, seat cover, and disposal unit | Where the building standard wants one recessed cabinet instead of three surface items on a finished partition. | Order online |
| Coat hook | One per compartment door, and inside the reach ranges in the accessible compartment. | Order online |
| Napkin and tampon vendor | Free vend is now a normal tenant amenity, and it keeps a coin mechanism off the service route. | Order online |
Making it a building standard
Every line here is a decision made once and repeated floor by floor. Write it down, because the installer on the last floor is not the installer from the first.
| Line item | What drives it | Supply |
|---|---|---|
| One finish across every accessory | Satin stainless on dispensers, grab bars, hooks, and mirror frames, so a unit replaced years later does not read as a patch. | Quoted |
| Recessed or surface decision, wall by wall | Recessed needs wall depth the demolition may not give you, and a surface unit has to stay inside the 4 in. projection limit in Section 307.2. | Order online |
| Mounting height schedule for the whole building | Set the heights once against Sections 308.2.1, 603.3, and 604.7, then hand the same sheet to every floor's installer. | Quoted |
| Baby changing station in the family or single user restroom | One per family or single user restroom, mounted so the release stays inside the reach range and the open table does not block the clear floor space. | Order online |
| Free standing waste receptacle by the door | Catches what the deck unit misses, and it is the easiest line to standardize across floors because it needs no wall work. | Order online |
Life safety and the corridor
| Line item | What drives it | Supply |
|---|---|---|
| Fire extinguishers | Count comes from travel distance and hazard class under NFPA 10, so a long floor plate can need more than one per core. | Quoted |
| Recessed extinguisher cabinets | A cabinet in a finished corridor is recessed, because a surface box has to stay inside the 4 in. projection limit in Section 307.2. | Quoted |
| Grade 1 door closers | One per restroom and corridor door, adjusted so the door still meets the opening force limit in Section 404.2.9 once the vestibule is finished. | Quoted |
| Panic exit devices | Only where occupant load or a stair door requires them, which on an office floor is usually the stairwell and not the suite entry. | Quoted |
Conference rooms and shared spaces
The same TI buyout usually carries the boards, and they are ordered from the same submittal package.
| Line item | What drives it | Supply |
|---|---|---|
| Glass dry erase boards | The finish most Class A conference rooms specify, on standoffs, with a magnetic backer only if the room will actually hold paper. | Order online |
| Porcelain steel whiteboards | For training rooms and any board used daily, where ghosting is the failure mode that gets a board replaced. | Order online |
| Tackboards for break rooms and corridors | Where required notices have to be posted, counted per posting location rather than per room. | Order online |
Janitor closet and consumables
| Line item | What drives it | Supply |
|---|---|---|
| Mop and broom holder with utility shelf | One per closet, and it is the line a tenant improvement schedule forgets most often. | Order online |
| Paper to match the dispensers | Lock the paper to the dispenser models before the tenant's janitorial vendor arrives with a different roll. | Quoted |
| Disinfectants and floor care | Sized to the nightly route for the occupied floors, not to the building's gross area. | Quoted |
What the code requires
How many accessible compartments a restroom owes
Section 213.3.1
Where toilet compartments are provided, at least one toilet compartment shall comply with 604.8.1 . In addition to the compartment required to comply with 604.8.1 , at least one compartment shall comply with 604.8.2 where six or more toilet compartments are provided, or where the combination of urinals and water closets totals six or more fixtures.Source
Protrusion limit in a corridor or circulation path
Section 307.2
Objects with leading edges more than 27 inches (685 mm) and not more than 80 inches (2030 mm) above the finish floor or ground shall protrude 4 inches (100 mm) maximum horizontally into the circulation path.Source
Force to operate a manual dispenser or faucet
Section 309.4
Operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate operable parts shall be 5 pounds (22.2 N) maximum.Source
Unobstructed forward reach
Section 308.2.1
Where a forward reach is unobstructed, the high forward reach shall be 48 inches (1220 mm) maximum and the low forward reach shall be 15 inches (380 mm) minimum above the finish floor or ground.Source
Mirror height above and away from a lavatory
Section 603.3
Mirrors located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 40 inches (1015 mm) maximum above the finish floor or ground. Mirrors not located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 35 inches (890 mm) maximum above the finish floor or ground.Source
Grab bar height
Section 609.4
Grab bars shall be installed in a horizontal position, 33 inches (840 mm) minimum and 36 inches (915 mm) maximum above the finish floor measured to the top of the gripping surface, except that at water closets for children’s use complying with 604.9 , grab bars shall be installed in a horizontal position 18 inches (455 mm) minimum and 27 inches (685 mm) maximum above the finish floor measured to the top of the gripping surface. The height of the lower grab bar on the back wall of a bathtub shall comply with 607.4.1.1 or 607.4.2.1 .Source
Office Restroom Package: common questions
The base building package sets the standard: compartment material and finish, accessory manufacturer and finish, mounting heights, and recessed or surface for each wall. A tenant improvement package repeats that standard inside whatever the demolition leaves behind, which usually means substituting a semi recessed or surface unit where the wall is too shallow to recess, in the same finish and the same family.
Before you spec
Touchless vs Manual Soap Dispensers: What to Spec for a Commercial Restroom
How sensor and manual soap dispensers differ on power, refill format, maintenance load, and ADA operability, with the units and prices we list.
ViewSurface Mounted vs Recessed vs Semi-Recessed Washroom Accessories: What Each One Needs From the Wall
What each mounting style needs from the wall, what ADA 307.2 lets you project into a circulation path, and how to pick between the three.
ViewBobrick vs ASI vs Bradley: How the Three Washroom Accessory Lines Compare
An even-handed comparison of the three main commercial washroom accessory lines, with a straight recommendation for each kind of job.
ViewHow to Choose Toilet Partition Material: HDPE vs Phenolic vs Powder Coated vs Stainless Steel
A side-by-side comparison of the four standard commercial toilet partition materials, with cost, lifespan, and best-use guidance.
ViewWhiteboard Surfaces Compared: Porcelain Enamel vs Tempered Glass vs Painted Steel
A spec-level comparison of porcelain enamel, tempered glass, and painted steel writing surfaces, with our listed prices, lead times, and each manufacturer's warranty.
ViewMounting heights on this job
ADA Mirror Height for Restrooms
For mirrors over lavatories or countertops, Section 603.3 of the ADA Standards sets the reflecting surface's bottom edge at 40 in. maximum. Mirrors anywhere else have a 35 in. maximum, and both limits are measured from the finish floor.
ViewADA Soap Dispenser Height and Reach Rules
No ADA section names a soap dispenser height, but 309.3 requires operable parts to be placed within the 308 reach ranges. That means 15 to 48 in. above the floor unobstructed, and 44 in. maximum where the reach over a counter exceeds 20 in. (308.2.2).
ViewADA Grab Bar Height and Placement
Section 609.4 of the ADA Standards sets grab bars 33 to 36 in. above the finish floor, measured to the top of the gripping surface. Bars must be horizontal, and bars at water closets for children's use sit lower, at 18 to 27 in.
ViewADA Paper Towel Dispenser Height and Projection
Section 309.3 puts a paper towel dispenser's lever, button, or outlet within the 308 reach ranges: 15 to 48 in. above the floor when unobstructed. Over a circulation path, 307.2 limits projection to 4 in. when the leading edge is more than 27 in. above the floor.
ViewADA Hand Dryer Height, Sensor Reach, and Projection
Hand dryers have no named ADA height, so the start control follows the operable part rules: 15 to 48 in. above the floor (309.3, 308.2.1). A dryer body whose lower edge sits above 27 in. may stick out 4 in. at most into a circulation path (307.2).
ViewSend the schedule, get one quote
Plans, a takeoff, or a list of part numbers. We come back in one business day with pricing and cut sheets for the whole package.