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Is My Parking Lot ADA Compliant?

Is My Parking Lot ADA Compliant?

As a commercial property inspector, one of the most common questions I get from property owners and managers is whether their parking lot meets the requirements of the Americans with Disabilities Act (ADA). Ensuring compliance isn’t just about avoiding fines; it’s about creating a welcoming and accessible environment for all customers, tenants, and employees.

Understanding ADA Parking Lot Requirements

The ADA, signed into law in 1990, establishes specific guidelines for parking facilities to ensure accessibility for individuals with disabilities. The U.S. Department of Justice enforces these regulations under the ADA Standards for Accessible Design, which apply to all businesses and public facilities.

Here are some of the key elements that determine if a parking lot is ADA compliant:

1. Number of Accessible Parking Spaces

The number of required accessible spaces depends on the total parking capacity of the lot. For example:

  • A parking lot with 1-25 spaces must have at least one accessible space.

  • A lot with 26-50 spaces requires two accessible spaces.

  • For every 100 spaces, an additional accessible space is needed.

  • Over 500 spaces, the requirements become more specific, including a percentage of van-accessible spots.

The Certified Commercial Property Inspectors Association (CCPIA) Commercial Standards of Practice (ComSOP) outlines specific checkpoints for verifying accessibility in parking areas:

  • 1.1 There are enough accessible parking spaces (8 feet wide plus a 5-foot access aisle).

  • 1.2 There is at least one van-accessible parking space (parking space and access aisle combined for a minimum width of 16 feet).

  • 1.3 The accessible parking spaces are marked with the International Symbol of Accessibility.

  • 1.4 The accessible parking spaces are the closest spaces to the accessible entrance of the building.

  • 1.5 The accessible parking spaces have access aisles that are part of the accessible route to the building's accessible entrance.

2. Designated Van-Accessible Spaces

A portion of the required accessible spaces must be van-accessible. These spaces must be at least 11 feet wide with a 5-foot-wide access aisle or 8 feet wide with an 8-foot-wide access aisle. These extra-wide spaces accommodate wheelchair lifts and other mobility devices.

3. Proper Signage and Markings

Each accessible parking space must be clearly marked with the International Symbol of Accessibility. Van-accessible spaces must have additional signage stating “Van Accessible.” Signs must be at least 60 inches above the ground to ensure visibility.

4. Slope and Surface Compliance

The surface of an accessible parking space must be smooth and slip-resistant. Additionally, the slope cannot exceed a 1:48 ratio (approximately 2%) in any direction. Uneven pavement, potholes, or excessive slopes can make accessibility difficult and lead to non-compliance.

5. Accessible Pathways and Ramps

Once a person parks, they must have an accessible route to the building entrance. This means:

  • There are no obstructions, such as curbs, without a properly sloped ramp.

  • There must be at least a 36-inch-wide pathway from the parking lot to the entrance.

  • There must be clearly marked crosswalks where necessary.

Accessibility Compliance for Parking Lots

Common Compliance Issues

Many property owners assume their parking lot is compliant because it has a few accessible spaces, but common issues include:

  • Faded or missing signage

  • Improperly marked spaces or inadequate width

  • Excessive slopes in accessible spaces or access aisles

  • Obstructed pathways or missing curb ramps

Steps to Achieve Compliance

If you’re unsure whether your parking lot meets ADA requirements, consider these steps:

  1. Conduct an ADA Compliance Inspection – A professional commercial property inspector can assess your lot and identify deficiencies.

  2. Verify State and Local Codes – Some states and municipalities have additional accessibility regulations beyond federal ADA requirements.

  3. Make Necessary Modifications – Repainting lines, installing new signage, or regrading surfaces may be required.

  4. Schedule Regular Inspections – Parking lots degrade over time, and what was once compliant may need updates due to wear and tear.

Why Compliance Matters

For building owners and facility managers, an accessibility inspection provides valuable insight into whether a property meets ADA standards. Compliance isn't just about avoiding lawsuits—it also expands the usability of a building, ensuring that all visitors, customers, and employees can move freely and safely. Here are some key reasons why accessibility inspections should be a priority:

  • Legal Compliance – Businesses categorized as public accommodations, such as hotels, restaurants, retail stores, healthcare facilities, religious buildings, and schools and daycares, must comply with ADA accessibility requirements. If an inspection reveals barriers to accessibility, property owners may need to address these issues to avoid legal challenges.

  • Increased Marketability – Accessible buildings cater to a wider range of customers and tenants. A property that meets ADA standards is more attractive to potential buyers, renters, and business owners who want to ensure their space is usable for employees and customers with disabilities.

  • Improved Safety – Features such as accessible routes, proper signage, compliant door widths, and safe ramps reduce the risk of accidents. A well-executed accessibility inspection can help identify hazards that could pose challenges to individuals with mobility impairments.

  • Cost-Effective Planning – Addressing accessibility concerns proactively, rather than as a response to a lawsuit or customer complaint, is far more cost-effective. When planning renovations or upgrades, building owners should consider accessibility inspections prior to the project to ensure improvements will be compliant with ADA Accessibility Guidelines (ADAAG).

Schedule an Accessibility Inspection Today

If you’re unsure whether your parking lot meets the necessary standards, consulting with a professional commercial property inspector is a smart first step. Addressing accessibility now can prevent costly legal challenges and improve your property’s overall appeal.

Ensuring your parking lot and building are ADA-compliant is crucial for legal compliance, safety, and marketability. At Focus Building Inspections, we specialize in comprehensive accessibility inspections to help property owners and managers confidently navigate ADA requirements.

Schedule your inspection today and take the first step toward making your property fully accessible.

 

Bibliography

  1. Americans with Disabilities Act (ADA) - U.S. Department of Justice
    https://www.ada.gov/

  2. ADA Title III Regulations - U.S. Department of Justice
    https://www.ada.gov/law-and-regs/title-iii-regulations/

  3. U.S. Access Board - Guidelines and Standards
    https://www.access-board.gov/

  4. Certified Commercial Property Inspectors Association (CCPIA) - ComSOP
    https://ccpia.org/comsop-accessibility-inspection-parking/

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