ADA lawsuits are rising across California year after year.
And most property owners don’t realize they’re exposed until they receive a demand letter.
The reason isn’t new regulations.
It’s aging infrastructure + deferred maintenance + zero tolerance standards.
Understanding this pattern is the first step to avoiding it.
ADA Lawsuits Are Driven by Measurable Details
Unlike many legal claims, ADA violations are easy to document.
Inspectors and plaintiffs focus on:
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Slopes
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Dimensions
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Surface conditions
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Visibility of markings
These are objective measurements — not opinions.
That means even small deviations can become enforceable violations.
Pavement Movement Is the Silent Risk
Asphalt is not static.
Over time, parking lots experience:
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Settlement
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Minor shifting
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Drainage-related deformation
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Wear from traffic and heat cycles
These changes are often invisible to the untrained eye but enough to push accessible areas out of compliance.
A surface that was compliant at installation may no longer be compliant years later.
Maintenance Gaps Create Legal Exposure
Most ADA claims don’t come from neglected properties.
They come from properties that:
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Haven’t been inspected recently
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Haven’t re-striped on schedule
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Have patched without re-verifying slopes
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Assume compliance hasn’t changed
In other words, maintenance gaps — not neglect — are the root cause.
Parking Lots Are High-Visibility Targets
Parking areas are among the first spaces visitors interact with.
They combine:
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Public access
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Pedestrian movement
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Clear compliance standards
This makes them an easy inspection point and a common entry for legal action.
If an issue exists in the parking lot, it’s often discovered first.
Why Reactive ADA Corrections Cost More
Once a complaint is filed, flexibility disappears.
Reactive correction typically involves:
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Compressed timelines
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Limited contractor availability
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Legal coordination
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Higher overall cost
What could have been a simple adjustment becomes a rushed and expensive response.
Preventive Maintenance Is the Real ADA Defense
The most effective ADA risk strategy is consistency.
A proactive approach includes:
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Routine slope verification in accessible areas
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Regular striping maintenance
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Surface repairs that account for compliance
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Drainage corrections before standing water appears
This keeps properties within tolerance before violations accumulate.
Compliance Supports Asset Value
ADA compliance is not only about avoiding lawsuits.
It also:
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Supports tenant confidence
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Reduces operational risk
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Signals professional property management
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Protects long-term asset value
Well-managed properties rarely face surprise legal exposure.
Stay Ahead of the Trend
ADA lawsuits are increasing because many properties wait too long.
The safest time to address compliance is before anyone complains.