on ADA Compliance: Why Don’t Businesses Comply on their Own?

In the past, I’ve tried to take a factual stance on accessibility. No preaching, just the facts. But facts don’t always say much — facts change. They come and go. For this to be a successful business blog, it needs to reach out and take a stand. This company needs to present its philosophy, so that the general reader, potential client or not, understand why we do what we do — which is in a significant sense — even more important than what we do… as why we do something shapes everything about what we do.

If you are reading this I assume you know something about what YTA does. From the point of view of businesses, we are consultants who help businesses lower their liability by making rational accessibility tips. From the point of view of people who are disabled, we help make the world more accessible, but in a way that is nice. For activists, this may be too nice. In the most extreme position of activists, we are not helpful at all — we should be threatening to sue places that violate accessibility guidelines — and then actually suing the places to force them to comply with the law.

At the most basic level, this is what accessibility compliance entails. Compliance with the law. We have had some clients tell us “we don’t want people like that around here” and “i don’t believe that new ramp would ever get used” (as if disabled people do not exist). Both are appalling to hear and thank goodness, not many people say it. Whatever level of engagement you are willing to do for your clients, accessibility is still required by law.

How this happens can be complicated. Basically the ADA defines a disability a condition which “substantially limits a major life activity.” You can read more about what exactly a disability is here:

http://www.access-board.gov/about/laws/ada-amendments.htm

Now that you’ve read the link, regardless of what major life activity has been substantially limited, individuals with a limiting condition must be able to gain access to goods and services in the same way as the general public. This can extend to having assisted listening devices, to having grab bars in the restroom, or having door ways widened so a wheelchair can fit through them. Likewise, having architectural or structural barriers which trap people, or prevents people from getting what everyone else can get (such as a soda fountain switch that is too high up) would qualify as a violation of the ADA. Think of the difference between ketchup packets and having a push button on a ketchup-condiment dispenser.

The few items I have mentioned are simple. Much of what business owners would make of these depends on their attitude. Many business owners are scared away from compliance because they are afraid of expensive changes like tearing down structural, load bearing walls. Or putting in expensive ramps. Or completely changing the way the parking layout is and not having any site parking for a week. So these become “justifications” that serve to downplay the relevance of ADA compliance work. Having this kind of work isn’t often the case, but it could be. The flip side is that business owners may need to change many inexpensive things. Such as changing the door handles on doors that access public spaces and doors that serve as pathways of egress and ingress. Or lowering a counter that is made of wood. Or lowering or raising a sink in one restroom. These business owners might bitterly complain that the ADA is ‘nit-picky’. Again that depends on your attitude. Both positions are on opposite sides regarding the monetary commitment involved in ADA compliance — yet both sides assume their position as reasonable to justify the dismissal of ADA compliance!

Now, not all business owners we’ve spoken with have this attitude. Nonetheless, this little dialectic suggests that downplaying the importance of ADA compliance is unrelated to either position. Having any excuse to toss aside the ADA is a pathological attitude. After all, is it nit-picky to ensure that your customers have a good experience, or an experience that is safe for them? Is it nit-picky to consider the wide range of ability, age, and condition of every person whose money is green?

This gets us to the baseline of businesses. All businesses need to have positive cash flow in order to be a viable. We understand that. The ADA does make some allowances on what is ‘readily achievable’. The basic idea is that small entities that can’t afford costly renovations. What is the determining factor of what is costly depends on a great many things. Larger corporations, of course, will have a higher threshold of what is allowable. Yet if each business saved a dollar a day, since the ADA became law, that would mean today, each business in operating since the signing of the ADA would have $7,497.00!!

This emphasis on money seems to exemplify a basic attitude about the world we live in. This recent story on NPR, Is Marriage Rational comes to the conclusion that marriage is in fact not rational because it makes little economic sense. Personally I find it a sad affair that money has to be the determining factor as to the viability of anything. After all, why be a doctor or an attorney, if you’re after money? All that schooling… and that huge debt… Yet even this impetus on money isn’t enough to spur business owners and property managers to take steps to become compliant. Fines in California are 4k minimum per violation. That’s enough dough that it’d make you’d think that even medium sized businesses would comply. Add on the cost of a attorney fees and yet even this dollar amount does not seem enough to encourage action!!

It seems that even with the letter of the law — found in Civil Code Section 51 stating that violations of the ADA are acts of discrimination, bearing fines of at least 4k per instance — is not enough for business owners to make sense of what they should do.  This suggests that saving money and limiting liability isn’t what business owners think as being important enough to initiate action on their part.

Should businesses wait for a lawsuit to happen? Because then they have to pay 4k plus attorneys fees. Or should they spend some money, hire a consultant who is familiar with the intricacies of these requirements and then pay the few thousand (or in some cases few hundred) it would take to comply and then completely avoid that lawsuit? It’s not like they have to do this all at once either! The cost can be spread out over time. Courts do look favorably to businesses that have an operative ADA transition plan in place.

If anything, it seems that we as a people have forgotten what it means to be in business or even live among our peers. Success doesn’t come about by simply behaving according to a set of rigid rules. If that was the case, you’d think anyone could be wildly successful. Robots and computers cannot succeed at business. Success comes about like love. It’s a side-effect of successful relationships. Successful relationships take time, take energy and take good-will. Any business owner who would begrudge someone’s grandmother entrance to their facility does not have good will. Instead we often encounter the contentious attitude of us vs them. “We need to get them.” or “they will get us.” This is much like the attitude of the stereotypical “bad renter” who trashes the apartment they rent because it’s not theirs. Even if they don’t own the apartment they still live there!! Who wants to live among all their own filth and garbage?

My point: improving accessibility (even if its just to your store) benefits not only the general but the public but also your potential customers.  It will come back to you.  We all live together in the same city, on the same streets. Just like littering is bad for the community (and thus bad for us individually) so is polluting the environment or not voting and taking the time to learn about what’s important to be able to vote. Fiscal conservatives complain that deficient spending means that our children need to pay for our mistakes. I realize it’s getting to be increasingly difficult to feel a sense of community, especially in big cities like Los Angeles or Chicago where people can be very impersonal. We don’t need to adopt the rat in a cage syndrome though, we are human beings. We have a choice. We need people to be responsible, not just for themselves but others. After all, business owners are leaders in their communities. Business owners employ people. Successful business owners ensure their customers have good experiences and that their employees — the life blood of their business — succeed at their individual lives. This is success behind Zappos. This is also what’s missing in larger corporations that burn people out.

Accessibility is one of those indirect benefits. At the very minimum, it requires following the law. That’s important too — not knowing the law is no excuse. Ever tell a cop who pulled you over that you don’t deserve a speeding ticket because you didn’t know the speed limit? But as citizens in the great country of the United States of America, we need to see the reasons behind laws. The principles behind why laws are there. Thats what it means to be a “pillar of the community” someone who not only opens a restaurant to make a living but also to spread the joy of eating at a particular kind of establishment. Businesses serve the public — they serve the needs of the general population. That’s why anyone would go to a business. This is what’s great about capitalism — not greed — but that we can help each other out and get to make a living doing it. Vote with our dollars, as it were. That is also why we exist as a service, to help you achieve accessibility!

After all, in ten or twenty years, improving accessibility everywhere will also benefit your loved ones. And if you and I live long enough, having an accessible world will also directly benefit us.

 

For a guide on how to put a price tag on ADA Compliance

Simi Valley Chamber of Commerce

The Simi Valley Chamber of Commerce has jumped on the bandwagon for educating their members.

We are their first speakers of the year.

On March 1st, 2011 we will be presenting an ADA seminar to educate the members of Simi Valley about how to be compliant. This involves compliance tips, a Q&A and accessibility info (along with the impact of the California Building Code).

This event is free to the members of the Simi Valley Chamber of Commerce.

It will be held at 40 W Cochran Street, Simi Valley, CA 93065 at 730 AM. The speaking time is about 30-45 min.

If you would like your chamber or organization to have us present, please let them know and let us know!

We will be happy to give out this very important information.

Justice Department Reaches Americans with Disabilities Act Settlement with H&R Block

H&R Block was sued by the Department of Justice for not providing assisted listening devices or interpreters for their tax preparation classes.

As we have been advising businesses, it has been coming. For your information (at least in California) Business Occupancy type B counts as an Assembly Area (type A) if there are 50 or greater people for the occupancy of that room.

This bodes strongly for hotels with conference rooms and restaurants which have performance areas, gyms, theaters and stadiums (among other types). Under the ADA (and the CBC) there must be provisions for providing either assisted listening devices or an interpreter. You can read the text below from the Department of Justice Briefing.

WASHINGTON – The Justice Department today announced a comprehensive settlement agreement under the Americans with Disabilities Act (ADA) with HRB Tax Group Inc., H&R Block Tax Services LLC and HRB Advance LLC (H&R Block) to ensure effective communication with individuals who are deaf or hard of hearing in the provision of income tax preparation services and courses at more than 11,000 owned and franchised offices nationwide.

The settlement agreement, which resolves an ADA complaint filed by an individual who is deaf, requires, among other things, that H&R Block furnish appropriate auxiliary aids and services, including sign language interpreter services, when necessary to afford a person who is deaf or hard of hearing equal access to the goods, services and accommodations made available to others.

( Read more… )

This can strongly affects your site or (if you are hosting an event) your liability in choosing a site to rent. Don’t let yourself get caught unprepared. Braille Brochures and Braille handouts are readily achievable with today’s advanced printing technology. Restaurants also should provide Braille brochures.

For more information on how this will affect your site, feel free to give us a call or send us an email. Inquiries are welcome.

Conflicts Between Federal and State Laws on Disabled Access in 2011

Starting the new year (2011) on the right foot is a great way to help set the tone for the new year.

So we at YTA have decided that the best way to do that is to help all you out there notice a few of the conflicts between State and Federal Law. The state in question, of course, is California.

Between the updated 2010 Federal requirements of disabled access under the ADA for all businesses serving the public and the updated 2010 California Building Code (CBC) there are a variety of common conflicts business owners should be aware of.  Some of the common conflicts include:

  1. While the CBC never allows a maximum slope of over 8.33% (1:12) the ADA has allowances for steeper slopes if the slope rises less than 3 inches the maximum slope is 12.5% (1:8).  If the rise is 6 inches the maximum slope lowers to 10% (1:10).
  2. Ramps runs under the CBC can only rise to a maximum of 30 inches per run but as the length of the ramp run increases, the maximum slope decreases.  E.g., a ramp run that is 465 inches long cannot have a slope greater than 6.67% (1:15).
  3. The ADA always requires a clear floor space of 18 inches square directly under each door sign whereas the CBC only requires clear floor space based on the latch side clearances for each door.
  4. The CBC requires that employee parking include parking spaces reserved for the disabled.  For the CBC, the total ratio of disabled parking spaces must include employee spaces.  The Advisory for the ADA states that employee parking lots are not required to be included in the required ratio of disabled parking.
  5. The ADA allows the door closer to swing into the head clearance down to 78 inches.  The CBC does not allow the door closer to drop less than 80 inches.
  6. While both the ADA and the CBC now have requirements for a maximum mirror height of 35 inches for mirrors not over sinks in restrooms, the ADA advisory states that the top edge of stand alone mirrors should be no less than 74 inches above the finished floor.
  7. The CBC requires that disabled parking spaces reserved for vans should always have the access aisle on the passenger side (when the van is pulling forward).  The ADA allows the access aisle to be on either side of the space except when the parking space is angled.  Angled van parking spaces are required to have the access aisle on the passenger side.
  8. Parking space signs for the CBC must be at least 80 inches above the parking grade when in the path of travel.  ADA parking signs must always be at least 60 inches above the parking grade.
  9. For the ADA, grab bars in restrooms can be anywhere from 33 to 36 inches measured to the top above the finish floor.  In the CBC must be exactly 33 inches on center above the finished floor, unless you are using a tank toilet and the rear bar interferes with the tank’s lid.  If that’s the case then the CBC allows the rear bar to be anywhere from 33 to 36 inches on center.

These are just some of the conflicts between the CBC and the ADA.  Negotiating these code requirements requires intimate knowledge about both the INTENT of the law and the explicit details surrounding the requirements.  Hiring an experienced Access Consultant is a must!  Should you have any questions, please email Yours Truly Accessibility Corporation at  help@accesssolutionllc.com or call us 866-982-3212 x 1.

Access Foibles 6

http://picasaweb.google.com/MammonLord/YTA#5561429567913776226

Through ignorance or inattention, this contractor is placing his client in a perilous legal position. It is never OK to block an access aisle or use it for another purpose. Even if it’s somebody else’s fault that your site has accessibility problems, you are still the one that’s going to face the lawsuit. Remember — even if you win in court, you still have to pay your attorney potentially thousands of dollars. And that’s not even taking into account the time you have to take off work and the stress of a legal battle. Avoid liability in the first place: get an accessibility survey every five years and regularly check your own site for potentially dangerous situations.

You can always look up our pricing as well as the official sites with ADA info.

Or, for more specific questions call us at 866 982 3212×2 or email us at help@accesssolutionllc.com

Advanced Rulings for Access in 2011

Greetings all

The modification of the Department of Justice’s ADA for 2010 and the introduction of the new California Building Code of 2010 effective as of Jan 1, 2011 has given all of us a pause. But that’s our issue and not yours. Keeping on top of accessibility issues is a full time job, but that’s why we are here.

Of some interest to many of you may be forth coming issues with accessibility. The Department of Justice has been busy with new legislation seeking to more solidly define the scoping requirements for access for the disabled. This has been long in coming. People with special needs have special needs — and it’s hard for many of us, even those of us in the health industry to understand what it’s actually like to have needs different from your average patient. The health industry has been very slow to adapt to 21st century standards when it comes to providing adequate health care for the disabled. Often times, health care facilities may not have a gurney for disabled patients — those that do often don’t have staff who know how to use a gurney or how to treat a patient. This can endanger a patient’s life, making for an uncomfortable situation where a patient may find themselves in the hands of staff who don’t know how to treat them. No one wants to feel like they are a piece of meat, or to lose control over how or where they can be taken.

I write this by way of example. Here is a webpage: Notice of Advanced Hearings on Proposed Rulings.

On this page is covered are laws regarding Web Information and Services (what is to be accessible and how), standards for movie captioning for the deaf and video description for the blind, standards for future 9-1-1 issues and standards for the accessibility of equipment and furniture. This last one is especially important for business owners as items covered include:

    • Medical Equipment and Furniture

Electronic and Information Technology such as ticket kiosks
and point-of-sale devices

Beds in Accessible Guest Rooms and Sleeping Rooms

Exercise Equipment and Furniture

Accessible Golf Cars

Beds in Nursing Homes and Other Care Facilities

What’s significant about putting this online is that often you business owners out there, complain that you don’t get a say in these laws. They get passed and you don’t know about them or who decided these issues. I think many business owners think that a bunch of disabled people sit around with law makers and try and make trouble for business owners. This isn’t true, these discussions need to be balanced. Many disabled individuals are as much ‘in the dark’ as your common business administrator about these things. That’s why these discussions are public. Everyone involved needs to come to the table.

Here is your chance to be ‘in’ on the discussion. Take advantage of the transparency of government! We get blind-sighted by these things when we have tunnel vision in running our business. A business isn’t really about just offering a good or service, it’s about interfacing with society. How do you handle customers, how do you meet the needs of the public, how does the public come in and become a customer…

It’s so important to not forget: what your business means to others is as important as what others mean to your business.

Access isn’t just about physical barriers.

Often people assume that disabled access is a matter of providing or modifying a building. It’s not. Access starts with awareness that all people are connected; that we all need help of some kind for some things.

Nick Conway is just like every other kid on the practice field at Taft High School. He horseplays and talks trash. He carries himself with the same cheeky bravado. His grimy uniform could use a good washing too.

It would seem being born deaf could have been a problem. But the team shrugs it off. He’s one of them, they say. Some are even learning sign language.

“They’re family to me,” Nick, 16, a defensive lineman, said of his teammates. “They have welcomed me as a brother. They learned my language. They have learned to communicate with me.”

At Taft, the Woodland Hills school designated by the Los Angeles Unified School District for deaf or hard of hearing students in the San Fernando Valley, athletics are becoming a way for deaf students to make themselves part of the campus community, said Assistant Principal Robert Clarke.

(

At Taft, the Woodland Hills school designated by the Los Angeles Unified School District for deaf or hard of hearing students in the San Fernando Valley, athletics are becoming a way for deaf students to make themselves part of the campus community, said Assistant Principal Robert Clarke.

 

(Read more)

 

Read our ADA FAQ for more information.  For information assessing your site yourself or hiring an ADA expert, please look at our ADA Consultation page.  Or call us at 866 982 3212 x2 or email us at help@accesssolutionllc.com

YTA offers CASp

We are proud to include CASp Audits as part of our offering of services.

CASp stands for Certified Access Specialist Program. It is run through the DSA, the Division State Architect.

A CASp audit does not guarantee that a site is fully compliant.  It only means that compliance is pending.  Sites that get a CASp certificate need to have an updated transition plan in place.  THIS PLAN MUST BE IMPLEMENTED and followed through.  There is a date on the CASp certificate.  If there are obvious violations and the date on the certificate is old, this can increase your liability.

Of course, having a CASp certificate can lower your liability.  It can ward off serial litigants while informing the public of you good intentions to comply with the law… CASp does not, however, guarantee that a site cannot be sued.

This is the main page for CASp:  DSA page for CASp.

Read more on professional CASp Consultants.

Also, for more information of course, read our ADA FAQ.  For information about assessing your site yourself or hiring an ADA expert, please look at our ADA Consultation page.  Or call us at 866 982 3212 x2 or email us at help@accesssolutionllc.com

SAN GABRIEL CHAMBER IS HOSTING AN ADA SEMINAR

In response to the lawsuits and threats of lawsuits against local small businesses and property owners for ADA non-compliance – or the perception of non-compliance – the San Gabriel Chamber will be hosting a FREE ADA EDUCATIONAL/INFORMATIONAL SEMINAR. This Seminar will increase your understanding of the 2010 laws regarding the Americans with Disabilities Act (ADA) and will have a strong emphasis on practical solutions.

This FREE SEMINAR is open to our entire community – and we encourage you to participate.

WEDNESDAY, NOVEMBER 3, 2010

5:30-7:30 PM

The CHEC Building of the San Gabriel Valley Medical Center
261 Junipero Serra Drive, San Gabriel

SEATING IS LIMITED AND RESERVATIONS ARE REQUIRED!

Please call Sandy Rosco at 626 576 2525 or reserve by email: rosco_sandy@yahoo.com

Appetizers will be served.

In response to limited seating and the awareness that not everyone can make it to the event, we will be attempting to livestream (or atleast record and rebroadcast) the event online.

The URL is ustream.tv/channel/yta-seminar

We will also take Q&A later, from the live chat along with audience questions.

Access Foibles 5

http://picasaweb.google.com/MammonLord/YTA#5523952549574729938

This fast food chain has decided to not offer public restrooms — you have to be a customer. But that’s still open to the public because anyone can be a customer! If the heavy door wasn’t bad enough, the twist and pull mechanism to unlock and open the door makes it really hard to get out of the restroom because you have to twist, pull AND roll your chair back. I know this chain wants to avoid lawsuits but if they make it so hard for people to get in and out of the restoom, someone can get trapped (esp in an emergency evacuation). Now that’s lawsuit material.

You can always look up our pricing as well as the official sites with ADA info.

Or, for more specific questions call us at 866 982 3212×2 or email us at help@accesssolutionllc.com