Chatsworth Porter Ranch Chamber of Commerce has Speakers on the ADA

We will be presenting at the General Luncheon Membership for the

Chatsworth/Porter Ranch Chamber of Commerce

The Chatsworth Hotel formely known as the Radisson Hotel Chatsworth

9777 Topanga Canyon Blvd, Chatsworth, CA

Guests are $30.00 and members are $25.00.

The event description is as below:

The ADA is a complex facet of law stemming from a mixture of Federal and State components.  These laws are well intentioned and of legitimate concern for the public and for businesses.  Most businesses do not know how to comply or where to start complying, so they are easy targets for a few serial litigants.  The minimum settlement in California is $4,000 plus attorneys fees for both sides.  Many serial litigants use this complexity to sue businesses for a living.  Learn how to defend yourself and what issues are at stake for compliance.

If you would like us to speak at an event to educate your members about the compliance with the ADA, please send us an email at help@accesssolutionllc.com or call us at 866 982-3212 x2

For more information go to: ADA Seminars

Burbank Association of Realtors has Speakers on the ADA

On April 14th, YTA will be presenting a short educational presentation to the Burbank Association of Realtors during their morning marketing meeting.

This presentation will be called “Becoming Accessible is Better than Being Sued!”

We will appear at the Association office at 8:30am during the weekly marketing meeting.

The Association office is located at

2006 West Magnolia Boulevard
Burbank, CA 91506-1730

This meeting is only open to associates of the Realtor association and Realtors.

Bellflower Chamber Chamber of Commerce has Speakers on the ADA

Hello again!

We are presenting an ADA seminar to the Bellflower Chamber of Commerce on May 19, 2011.

The event will be at the Chamber HQ

Noon to 1pm
16730 Bellflower Blvd Suite A,
Bellflower, CA 90706.

Attending the event will be educational.  In it business owners will come to understand

1. Common Issues Businesses get sued over.

2.  The two most problem areas (restrooms and parking lots) and in general, what to look for to decide how a business is or is not compliant in those areas.

3. How liability/responsibility is passed around.  Often businesses think that because they are leasing, or because they don’t own the building they aren’t responsible for anything… or that the city will take care of the issue for them.  All three excuses are not true, and as many businesses have discovered, these are quite expensive misconceptions (as the average settlement is around 4k).

This event is open to the public.

Call 562-867-1744 to reserve your spot today!

Incomplete ADA Inspections: A Bad Idea

The following quote is from an article on ADA compliance. The quote tells a familiar story, where one owner of a hotel was sued more than once for different ADA compliance issues. The first time he was threatened with a lawsuit, he settled and fixed that one issue. Later, he was sued again, and fought back. At the time of the article, the case was not settled. If anything, this story highlights why a business should get a complete Accessibility Survey.

Many small-business owners, however, worry that paying large settlements to Pinnock would force them to close.

“It sounds like we’re crying,” said Carlos Vasquez, whose three San Ysidro motels near the border were sued. “We’re dealing with the same economy as everyone but add on the fact that people aren’t traveling to Mexico. Add the whole passport-requirements issue.”

Attorney Theodore Pinnock has filed nearly 1,500 lawsuits in California [between 1993 and 2008].

Vasquez’s Frontier Motel on Via de San Ysidro was sued by Pinnock four years ago for, among other things, a sign violation that Vasquez said he fixed. It cost him $10,000, including attorney’s fees. He said he won’t settle this time.

You can read more (Continue…).

The point illustrated above is that, of course, anyone worth their salt as an ADA compliance consultant will tell you that a true compliance survey will be complete, not just of one or two issues. Partial inspections are really worthless! At first glance, partial inspections seem like a savvy business move. Why ignore liability that doesn’t involve you — after all, what you don’t know doesn’t exist, right? Or if you’re not responsible then you can’t possibly care.

Yet we know this is not the case. Anyone who has ever argued with a cop over getting a ticket knows that ignorance is not a defensible position when you break the law. While providing alternate accommodations in lieu of what you can’t yet fix seems like a good catch-all for expensive compliance issues, in the long term, a lessee who continues to lease an out-of-compliance building tells the world that they don’t care.  Such lessees are choosing to locate goods and services in inaccessible locations. This is just as bad as a lessor who claims everything is the lessee’s fault. If a building is seriously non-compliant, the best thing to do is leave that location as soon as possible!

Which brings us to a stronger point. YTA will never do things half way. Our reports are the most complete and thorough of any ADA compliance reports we have ever seen. We also take your (and our) liability seriously. This is while some of our competitors may offer free (but partial) inspections, we aren’t going to do the same.

Free inspections sound like a good idea — they can let you know what some of your liability is — a taste of what’s in violation. Many business models are built around offering free (but partial) services. For example, many tax programs offer the Federal Income Tax portion as free — to use their program to do the state tax though, requires you buy the program. This sounds good, but before you can get meaningful results, you still do need to pay. It’s not like you are paying for only the state tax portion of the program — when you pay, you actually pay for the entire program. So it’s a good way for the free (but partial) model to compete for market share, because it seems like they are giving something of value away. We do commend our colleagues for taking the time and resources to help businesses with something. Our colleagues stand for the same thing we stand for — to bring about ADA compliance — to protect disabled individuals AND the businesses who do something about not being compliant.

But that’s where the differences end.

How good do you think the free version of tax software is? Getting a partial inspection may get their foot in your door, so to speak, for becoming ADA compliant, but what happens when your customer goes through your door? If YTA were to compete with this model, we would have to offer free inspections all the way up to some further arbitrary point. For example, we might do everything for a business (b) type occupancy except for the restrooms. For hotels (r) type occupancy, we might choose to check only the rooms with roll-in showers.

Such an approach would defeat the purpose of ADA compliance. Offering “free” and partial inspections devalues both what the ADA consultant does, and the importance of proper access compliance. If anything, “free” only entices an uneducated public by failing to communicate the real value that comes with applying access codes to an actual site. “Free” can sound like one gets something for nothing, or as in some cases, nothing for nothing. The real purpose of getting an ADA compliance survey is to better serve the public and eliminate liability. Partial inspections can do neither.

Any ADA compliance work needs to look at the complete general path of travel. Making suggestions or citing violations for only a part of the route can create nonsensical “solutions”. Compliant ramps are good and well, but if they lead to non-compliant rooms, then the path of travel is misleading. People can get trapped or confused. Any further access work in the future then would have to undo these “solutions” in order to become truly accessible.

YTA follows the model that general information should be free. We recognize that businesses need time to do what they do. This is why we offer free seminars whenever possible to interested organizations. We do not act as the gatekeepers of knowledge, keeping what we do for a business a secret. We would rather share information. Anyone can go to the ADA.gov or buy a set of the California Building Code (and given an indefinite amount of time become an expert). We have years of experience, but we are willing to offer this openly to save everyone time. We present the information. As our potential customer, you can qualify yourself. Our seminars will address 80% of the most common issues sued for. With this information, responsible individuals can go back to their facility and recognize if they need a customized experience.

This is also why we take the time and expend the effort to answer general questions but don’t offer free consulting services. Every site is different, with different liabilities. In to thoroughly eliminate liability and provide for access we need to fully inspect your property and make thoughtful recommendations. This costs us time and effort. We believe in a straight-forward no-nonsense approach. You recognize if we can help you or not.

We will not cookie-cut a report for you. Come to our speaking events. Through public education, we will show you what we do. If you have further questions, we will continue to service your needs.

MYTHS, MISCONCEPTIONS AND SOLUTIONS REGARDING ADA ACCESSIBILITY LAWSUITS IN CALIFORNIA

Early back in 2009, we did some MCLE presentations with Frank Chen, one of the super lawyers.

Anyway, while he wrote an article a while ago for ADA compliance, here it is, quoted in part, below.

By Attorney Frank W. Chen INTRODUCTION In recent years, there have been a multitude of ADA accessibility lawsuits filed against businesses for alleged violations of the Americans With Disabilities Act of 1990, and corresponding California law consisting of the Unruh Civil Rights Act (Civil Code ? 51 et seq.), the Disabled Persons Act (Civil Code ? 54 et seq.), and the building standards set forth in Title 24 of the California Code of Regulations. Typically, the alleged violations involve lack of handicapped parking and inaccessible restrooms at businesses such as restaurants, motels, retail stores, and office buildings. Under California law, violators of these standards may be found liable for up to three times the amount of actual damages, but not less than $4,000, plus attorney’s fees and costs, even if the violation is seemingly trivial. Conflicting access standards under California and federal laws, a lack of continuing education for building inspectors and architects, and inconsistent interpretations of state law have made compliance with disability-access standards in California difficult.

I didn’t quote all of it, but you can read the rest (including resource citations) below.

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West San Gabriel Valley Association of Realtors, ADA introduction

I find it interesting to see which groups would accept our giving seminars to educate their members.

I have been in contact with the West San Gabriel Association of Realtors.

Of course Realtors would be interested in this topic as it affects real estate directly. People buying, selling, managing or leasing property would naturally have concerns about the ADA compliance status of a site.

So I have been reaching out to Realtor groups, to educate them on accessibility requirements as it affects their clients, and other places of public accommodation.

Real Estate Agents have the responsibility of full disclosure to their clients. There is so much information they need to know, it’s nearly unreasonable to expect them to know in detail about ADA compliance. As professionals, they SHOULD know enough when to hire certified inspectors, though.

The point of the presentation is to educate them up to this level, and let them know that we are out there to help them.

If you are a Realtor and are interested in learning more, feel free to drop on by.

West San Gabriel Valley Association of Realtors
1039 East Valley Blvd, #205B
San Gabriel, CA 91776

I will have a 15 minute segment on Wednesday, February 16th, 2010 starting at 1:30PM as part of the Commercial Committee’s education for Realtors. This particular segment is about Hotels and Motels, so I will be focusing in on what Realtors of Hotels and Motels need to look out for specific to ADA compliance for Hotels and Motels.

On Thursday, February 17th, 2010, I will be giving a 5 minute talk about the ADA compliance industry, an in depth look at one particular topic — the additional Warning Sign required under the California Vehicle Code and the California Building Code — and the reasoning behind how it affects a business’s liability.

Service Animals Defined only as Dogs, Confusion

Here is a great example of how the government regulations do not take into account the needs of those whom they are trying to protect.

As you may or may not know, Title III of the ADA effects places of public accommodation, basically businesses. For your average small business owner, this is too much information — no one running a small businesses has time to shift through this level of legal-ese. And yet they are effected because these regulations are for protecting the rights of your customers.

Basically the revised Title III states defines service animals as dogs. This ignores the fact that service animals do different things for people with disabilities — not just for the blind. For instance, with epileptics, service animals help their owners in time of seizure. They are trained for specific tasks. Here is a great link about this topic: Service Animals RE: Epilepsy. There has also been plenty of debate as to whether dogs are the best animal to service the blind.

In any case, this revision, for business owners, makes it easier for a business owner to spot whether someone has a ‘service animal’ or not. But it will cause consternation among disabled individuals with service animals who are not dogs — when they are denied entrance and probably bring about a few lawsuits between disabled individuals against businesses who deny them entrance. This is not a good thing. Eventually, this law will be revised again to have a broader scope than defining a service animal as a dog — simply because this definition is not effective. This will probably mean that businesses and organizations who learn about the original revision and change their policy will have to learn about the newer revision and CHANGE THEIR POLICY AGAIN.

It’s very possible that individuals in the government put this definition in place simply to 1) avoid further unfocused discussions as to what a service animal was 2) simply to have a revision in place which can later be re-tooled to be “on target”. In large organizations it’s often better to have an approximate policy in place to close the discussion than to go through the extra process of debate and risk losing having any policy at all. Eventually that kind of policy will be “cleaned up” through a more focused study with the framework of the approximate policy in place. Do any of you know what this kind of process is called? It’s something that I have observed happening but no one seems to be able to have a term for it.

In any case, since the revised Title III is long, for your ease, quoted below is the relevant text.

Service animal means any dog that is individually trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, sensory, psychiatric, intellectual, or other mental disability. Other species of animals, whether wild or domestic, trained or untrained, are not service animals for the purposes of this definition. The work or tasks performed by a service animal must be directly related to the handler´s disability. Examples of work or tasks include, but are not limited to, assisting individuals who are blind or have low vision with navigation and other tasks, alerting individuals who are deaf or hard of hearing to the presence of people or sounds, providing non-violent protection or rescue work, pulling a wheelchair, assisting an individual during a seizure, alerting individuals to the presence of allergens, retrieving items such as medicine or the telephone, providing physical support and assistance with balance and stability to individuals with mobility disabilities, and helping persons with psychiatric and neurological disabilities by preventing or interrupting impulsive or destructive behaviors. The crime deterrent effects of an animal´s presence and the provision of emotional support, well-being, comfort, or companionship do not constitute work or tasks for the purposes of this definition.

You can glance further down and see that miniature horses were considered as service animals, there is a section about them. Nonetheless, comparing this text with the definition above, you can see how businesses can be confused by this contradiction or not understand in depth enough what a service animal is — prompting all kinds of hostile feelings, disagreements and lawsuits.

I have quoted the applicable text below, for your reading pleasure:

(c) Service animals.
(1) General. Generally, a public accommodation shall modify policies, practices, or procedures to permit the use of a service animal by an individual with a disability.
(c)(2) Exceptions. A public accommodation may ask an individual with a disability to remove a service animal from the premises if:
(i) The animal is out of control and the animal´s handler does not take effective action to control it; or
(ii) The animal is not housebroken.
(3) If an animal is properly excluded. If a public accommodation properly excludes a service animal under § 36.302(c)(2), it shall give the individual with a disability the opportunity to obtain goods, services, and accommodations without having the service animal on the premises.
(4) Animal under handler´s control. A service animal shall be under the control of its handler. A service animal shall have a harness, leash, or other tether, unless either the handler is unable because of a disability to use a harness, leash, or other tether, or the use of a harness, leash, or other tether would interfere with the service animal´s safe, effective performance of work or tasks, in which case the service animal must be otherwise under the handler´s control (e.g., voice control, signals, or other effective means).
(5) Care or supervision. A public accommodation is not responsible for the care or supervision of a service animal.
(6) Inquiries. A public accommodation shall not ask about the nature or extent of a person´s disability, but may make two inquiries to determine whether an animal qualifies as a service animal. A public accommodation may ask if the animal is required because of a disability and what work or task the animal has been trained to perform. A public accommodation shall not require documentation, such as proof that the animal has been certified, trained, or licensed as a service animal. Generally, a public accommodation may not make these inquiries about a service animal when it is readily apparent that an animal is trained to do work or perform tasks for an individual with a disability (e.g., the dog is observed guiding an individual who is blind or has low vision, pulling a person´s wheelchair, or providing assistance with stability or balance to an individual with an observable mobility disability).
(7) Access to areas of a public accommodation. Individuals with disabilities shall be permitted to be accompanied by their service animals in all areas of a place of public accommodation where members of the public, program participants, clients, customers, patrons, or invitees, as relevant, are allowed to go.
(8) Surcharges. A public accommodation shall not ask or require an individual with a disability to pay a surcharge, even if people accompanied by pets are required to pay fees, or to comply with other requirements generally not applicable to people without pets. If a public accommodation normally charges individuals for the damage they cause, an individual with a disability may be charged for damage caused by his or her service animal.
(9) Miniature horses.
(i) A public accommodation shall make reasonable modifications in policies, practices, or procedures to permit the use of a miniature horse by an individual with a disability if the miniature horse has been individually trained to do work or perform tasks for the benefit of the individual with a disability.
(ii) Assessment factors. In determining whether reasonable modifications in policies, practices, or procedures can be made to allow a miniature horse into a specific facility, a public accommodation shall consider –
(A) The type, size, and weight of the miniature horse and whether the facility can accommodate these features;
(B) Whether the handler has sufficient control of the miniature horse;
(C) Whether the miniature horse is housebroken; and
(D) Whether the miniature horse´s presence in a specific facility compromises legitimate safety requirements that are necessary for safe operation.
(iii) Other requirements. Sections 36.302(c)(3) through (c)(8), which apply to service animals, shall also apply to miniature horses.

Before I end this post, there are two general questions businesses always ask us. 1). How do I know whether someone has a service animal has a service animal and 2) Can I charge them more for bringing this animal in?

The answer to both is NO: a business CANNOT ASK what kind of disability an individual has. You can ask what the animal does (emotional comfort does NOT a service animal MAKE!)

And NO, businesses cannot charge the individual with a disability MORE (even if you can charge pets more) because service animals are not pets. If the service animal causes damage, then the owner is responsible for paying for that damage.

You can look at the Title III’s full regulations here: Title III Revised Regulations. Being educated is the first step to any kind of compliance. Unfortunately, there are TONS of regulations. Thats why we are around, to help you become educated about what you need to know.

Los Angeles’ disaster plans discriminate against people with disabilities, judge rules

For those of you who always think ‘someone else should comply but me!’, or ‘i am okay because i can get a wheelchair physically into my store but everyone else is liable!’, take it seriously. The government is notorious for not taking its own rules seriously, but the law is the law. Not even the city gets away with this!

The city of Los Angeles is unprepared to meet the needs of the disabled in the case of a disaster and is discriminating against them by failing to include the disabled in its emergency preparedness plans, a federal judge ruled Friday.

Siding with disability-rights groups who sued the city on behalf of an estimated 800,000 disabled L.A. residents, U.S. District Court Judge Consuelo B. Marshall found that Los Angeles doesn’t have a plan to notify and evacuate the disabled or provide them with transportation and shelter in a disaster.

“Because of the city’s failure to address their unique needs, individuals with disabilities are disproportionately vulnerable to harm in the event of an emergency or disaster,” the judge wrote, noting that the city’s own Department on Disability reported in 2008 that disabled residents are “at-risk for suffering and death in disproportionate numbers.”

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Buena Park Business Expo has speakers on the ADA

On February 10th we will be seminar speakers at the Buena Park Expo .  Information is below.

Buena Park, La Mirada, La Palma and Stanton Chambers of Commerce will hold the 2011 Multi-Chamber Business 2 Business Expo & Mixer on February 10, 2011 from 4:30 to 7 p.m., at Knott’s Berry Farm Resort Hotel, 7675 Crescent Avenue in Buena Park. This event is open to the public and admission and parking is FREE! There will be raffle & door prizes; appetizers; no-host bar; and music provided by Benny the DJ. This expo is a new an exciting event that will showcase local businesses, and is a chance for businesses in neighboring cities to meet and learn about local businesses and the services they provide.

Location:
Knott’s Berry Farm Resort Hotel, 7675 Crescent Avenue, Buena Park, California (CA)

Time:
Feb 10, 2011 03:30 PM to 07:00 PM

We are excited to be presenters, although we were scheduled only recently and their website does not reflect our presence.

If you are in the area, stop by and see what’s happening at Buena Park. We aim to give out as much useful information about how to provide access as possible.

Downy City Committee has Speakers on the ADA

On March 9, YTA and our associate, Accesssolution will be presenting a joint presentation to the City Committee of the Downy Chamber of Commerce. This presentation is to educate the city officials of Downy on what ADA compliance entails.

This presentation is open to <strong>Chamber Members Only</strong>.

It will be from noon to 1pm at the Downey Chamber Office on 11131 Brookshire Ave, Downey. 90241.