Not just Landlords are Liable

A common misconception among business owners is that only the landlord is responsible for providing accessibility.  The fact of the matter is, since the store front is the most visible aspect of a business property, most often only the business owner gets slapped with an accessibility lawsuit.  However, anyone who has ever been responsible for any part of a commercial location shares in its liability.  Anyone who has done construction, occupied, sold, leased or managed a business location is potentially liable.  Even the architect is liable for buildings built after 1991.  Landlords are always responsible because most “triple net leases” do not cover renovations; only repairs.  On the other hand, tenants are always responsible for providing access to their occupied portion.

An example might help:  An improperly placed accessible parking space can generate almost thirty violations.  Failure to have any accessible parking at all can be more than forty violations.  At $4000 for each and every violation, just that one issue can bankrupt a small business.  The complexity of the ADA requires an expert to investigate the site. But because all accessible elements are visible to the unaided eye, neither landlord nor tenant is safe.  Responsibility for the ADA is much like asbestos or a leaky roof… waiting only delays the inevitable.

In a worst case scenario, suit will be brought against a business for not being compliant.  Time and money spent on a lawsuit is not recoverable. Defending against accessibility lawsuits is difficult because almost all of the fixes are considered “readily achievable.”  Given that the ADA has been around for almost two decades, judges tend to throw the book at non-complying businesses.

So what is the best thing to do?  The first step is to hire an expert to evaluate your site.  ADA laws change all the time and knowing the liability of a site (before or after you lease, after you’ve made renovations or even if you’re only considering to do renovations) allows you to take corrective measures before things get out of hand.  What was allowed five years ago may no longer be.  At the very least, an ADA expert can tell you what the quickest steps are to limit your liability so you can stay in good shape.

Yours Truly Accessibility Corporation has years of experience providing accessibility inspections and reports.  Got questions about accessibility?  Send an email to help@accesssolutionllc.com or call us at 1-866-982-3212.

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U.S. Not Ready for Rise in Disabled (WebMD)

Experts warned in a report Tuesday that the U.S. is largely unprepared for a coming explosion in its disabled population.

As many as 50 million Americans currently live with physical or mental impairments that prevent them from taking on regular work or life activities. But that number is expected to skyrocket as an aging population and rising obesity rates take their toll on Americans, concludes a report issued by a panel at the Institute of Medicine (IOM).

“It becomes quite clear that disability will essentially affect the lives of most Americans,” says Alan M. Jette, the panel’s chairman.

The number of elderly Americans is projected to double by 2030, a factor nearly guaranteed to push up the disabled population, the report says. Still, obesity lingers as another factor that experts says has them worried.

Link to full article: U.S. Not Ready for Rise in Disabled

Sources: Institute of Medicine: “The Future of Disability in America,” April 24, 2007. Alan M. Jette, director, Health and Disability Research Institute at Boston University; chairman, IOM panel.  Lisa I. Lezzoni, professor of medicine, Harvard Medical School Institute for Health Policy; member, IOM panel. National Center for Health Statistics.

 

How liable does this make you?  Read our ADA FAQ for more information.  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

July 2008 – San Ysidro, CA (San Diego Union Tribune)

“An attorney who has filed nearly 1,500 federal lawsuits in California since 1993 and dozens more in the county since 2004 to enforce the Americans with Disabilities Act has set his sights on South County.

“Attorney Theodore Pinnock has filed lawsuits against more than 60 businesses in National City, Chula Vista and several south San Diego communities, claiming people with disabilities were denied access. The 1991 federal ADA law ensures them access to public places and businesses.

“In San Ysidro, the business owners are fighting back. They’ve hired an attorney to challenge Pinnock’s claims. He has sued a number of stores in an older commercial district and at the Las Americas outlet center.

“On Thursday, Pinnock said he files multiple lawsuits in one area to get other businesses motivated to follow ADA rules. He said the government doesn’t do anything and businesses won’t do it on their own.”

Link: San Diego Union Tribune

ADA Lawsuits Attack Small Businesses (San Francisco Chronicle)

“In the past few months, a rash of ADA accessibility lawsuits has descended on neighborhoods across San Francisco from North Beach to Clement Street, from Polk Street to Geary Boulevard, enraging many local merchants and neighborhood advocates.

“Along with XOX Truffles, at least six other businesses on the same block of Columbus Avenue have been served, including Sushi on North Beach, Italian restaurant Da Flora and the sandwich shop Petite Deli. Last week Ricos, a burrito joint on the same the street, received their summons.

“On Polk Street, Teresa Nittolo, owner of the gift store Molte Cose, said that about ten of the neighboring stores along with her own have been sued.

“Many of these suits have been filed by one of a handful of disabled plaintiffs who are represented by Thomas Frankovich, one of the best known and most controversial ADA accessibility lawyers in California.

“Frankovich told me he doesn’t keep count but he guesses that he’s filed between 1,500 and 1,800 ADA accessibility lawsuits since 1994 and he currently has about 50 active ADA suits in San Francisco. Last year, he was the subject of a San Francisco Weekly cover story “Wheelchairs of Fortune,” detailing his multi-million dollar business in ADA suits. In 2006 he was suspended from filing any more cases in U.S. District Court in Los Angeles for six months after a judge ruled him a vexatious litigant.”

Link: San Francisco Chronicle

May 2008 – West Palm Beach, FL

“”He’s what we like to call a professional plaintiff,” says lawyer Joe Fields, who has represented many of the business owners and views Fox’s activities as more of a shakedown than a humanitarian campaign.

“After six years and 139 lawsuits, Fox isn’t surprised – or dismayed – by such assertions.

“”I have no problem being accused of being a professional whatever,” says Fox, whose childhood polio returned to put him in a wheelchair about 10 years ago. “I do this because I don’t want the disabled people who come after me to go through what I’ve had to go through.”

“The former Riviera Beach city councilman is far from alone. But while most of the thousands of other Americans With Disabilities Act lawsuits filed in federal court in the Southern District of Florida are on behalf of people associated with disabled advocacy groups, Fox flies solo.

“”I don’t like bureaucracy,” he says with a shrug.

“When he visits a car dealership, restaurant, gas station or shopping center that doesn’t have enough handicapped parking spaces or grab bars in the bathrooms, where counters are too high, doors are too narrow or other obstacles to the disabled are found, he gives [his lawyer] a call.”

Link: The Palm Beach Post

 

How liable does this make you?

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

October 2006 – Orange County, CA

“With all the deviants running around these days, you can only imagine what could happen in an Orange County public restroom. David Allen Gunther, a fellow who knows depravity well, said he was traumatized by his Nov. 11, 2003, experience at the Anaheim West Car Wash. Gunther, who is wheelchair-bound, found a bathroom mirror mounted a few inches too high for him to “preen” himself. In a legal complaint, he insisted the experience caused him “anguish, anxiety, humiliation, anger, frustration, distress, embarrassment, apprehension and disgust.” He demanded that the owner of the business pay him $4,000. Would you believe that Gunther has the law on his side?

“Slouched in his custom-made wheelchair at his daily hangout—a Garden Grove Starbucks—Gunther doesn’t look capable of throwing Southern California business owners into a panic. But he has. He’d left his usual head attire, an oily baseball cap, at home and instead had showered, combed his hair and worn a clean shirt for the interview. He’s got large brown eyes, a Johnny Cash face much older than his 43 years and delivers mostly clipped answers in a raspy cigarette voice. He’s wearing shorts today; gruesome scars mark his right leg. Appearances are critical, and on this late September afternoon, Gunther is angry that people don’t see him as a hero.”

Link: Orange County Weekly

 

How liable are you?

Read our ADA FAQ for more information.  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