ADA and Commercial Property Inspections
The Americans with Disabilities Act (ADA) establishes accessibility requirements for commercial properties that are open to the public or used as places of employment. During a property condition assessment, we include observations related to ADA compliance as part of the standard scope defined by ASTM© E2018. While a PCA does not constitute a full ADA audit, it identifies readily observable accessibility deficiencies that could expose property owners to liability or require capital investment.
What We Observe During Inspections
Parking and Site Access
Accessible parking is often the first area we evaluate. Common deficiencies include:
- Insufficient number of accessible spaces relative to total parking count
- Missing or faded pavement markings and signage
- Slopes exceeding maximum grades in accessible parking stalls and access aisles
- Obstructed access routes from parking to building entrances
- Missing or damaged curb ramps at transitions between parking and sidewalks
The ADA Standards for Accessible Design specify the number of required accessible spaces based on total parking capacity, as well as dimensional and slope requirements.
Building Entrances
We assess whether at least one building entrance is accessible and evaluate:
- Door width (minimum 32 inches clear)
- Door hardware (lever-style, operable with one hand)
- Threshold height (maximum 1/2 inch)
- Automatic door openers where required
- Signage indicating accessible entrances when the main entrance is not accessible
Interior Circulation
Inside the building, we look at corridors, doorways, and vertical circulation:
- Corridor width — minimum 36 inches, with passing spaces where corridors exceed 200 feet
- Elevator access — cab dimensions, controls, signage, and audible indicators
- Restroom accessibility — grab bars, clearances, fixture heights, and accessible stall dimensions
- Signage — tactile and Braille signage at permanent rooms, exits, and elevators
Common Areas
For properties with common areas such as lobbies, break rooms, or conference facilities, we evaluate:
- Counter heights at reception and service areas
- Accessible seating in assembly areas
- Drinking fountain heights and clearances
- Kitchen and break room accessibility
Why ADA Observations Matter
Legal Liability
ADA violations can result in demand letters, lawsuits, and Department of Justice enforcement actions. The cost of defending an ADA lawsuit often exceeds the cost of remediation, making proactive assessment a sound investment.
Transaction Impact
Buyers and lenders consider ADA deficiencies as part of their risk assessment. Significant non-compliance may result in:
- Purchase price adjustments
- Lender-required escrows for remediation
- Post-closing capital expenditure obligations
Tenant Expectations
Commercial tenants increasingly expect accessible facilities. Properties that meet or exceed ADA requirements are more competitive in the leasing market.
Important Limitations
Our PCA observations are limited to readily visible conditions and do not constitute a comprehensive ADA compliance audit. For properties where full compliance verification is needed, we recommend engaging an ADA specialist or certified access specialist. The ICC publishes the ICC/ANSI A117.1 standard, which provides detailed technical requirements for accessible design.
Take Action
Understanding your property's accessibility status is the first step toward managing ADA-related risk. Contact us to include ADA observations in your next property condition assessment.