Business Continuity ESG Blog

Best Practices for Accessibility in Commercial Properties

Written by William Tygart | 12/18/24 5:48 PM

Did you know that 20% of Americans have a disability that affects their mobility, senses, or cognitive function1? This significant portion of the population often faces barriers when accessing commercial properties. Creating accessible commercial properties is not just a legal obligation under the Americans with Disabilities Act (ADA) but also a social and ethical imperative. By prioritizing accessibility, businesses demonstrate their commitment to inclusivity and create welcoming environments for everyone. This report delves into the best practices for ensuring accessibility in commercial properties, drawing upon the ADA Standards for Accessible Design and insights from various organizations and resources.

Guidelines and Standards for Accessibility

The ADA Standards for Accessible Design, first adopted in 1991 and later revised in 2010, provide comprehensive guidelines for ensuring accessibility in public accommodations and commercial facilities2. These standards cover various aspects of design and construction, aiming to create spaces that are readily accessible to and usable by individuals with disabilities3. It's important to determine which version of the ADA Standards applies to a building, as this will affect the specific requirements that must be met2.

The ADA Standards address both scoping and technical requirements for accessibility3. However, full compliance with these requirements is not necessary if it can be demonstrated that it is structurally impracticable to meet them3. This exception applies only in cases where the unique characteristics of the existing building or site make it impossible to meet the standards without incurring undue hardship or fundamentally altering the nature of the building or its function.

In addition to the 2010 Standards, Title II of the ADA mandates program access for state and local government facilities2. This requirement ensures that individuals with disabilities are not excluded from any program, service, or activity provided by these entities because of inaccessible buildings or facilities. To comply with this requirement, state and local governments must evaluate their programs, services, and activities as a whole to ensure accessibility for people with disabilities.

Some key areas covered by the ADA Standards include:

  • Accessible Routes: These routes must be at least 36 inches wide4. While they may narrow to 32 inches, this is allowed only for a maximum of 24 inches at a time5. Accessible routes that are not more than 60 inches wide need to have passing lanes installed every 200 feet4. Running slopes should not exceed a ratio of 1:20, meaning an inch of height change for every 20 inches of run5.
  • Curb Ramps: A minimum width of 36 inches is required for curb ramps, excluding flares, with a cross slope no steeper than 1:485. Running slopes should not exceed 1:12. Curb flares are necessary if the landing on top is less than 36 inches long5.
  • Ramps: Ramps must have a stable, slip-resistant surface and a level landing of at least 60 inches in length and at least as wide as the ramp itself5. If the ramp changes direction, a 60-inch by 60-inch level landing is required, along with handrails if the ramp rises more than 6 inches5.
  • Entrances: All primary entrances must be accessible6. This may require modifications such as adding ramps, installing automatic doors, or using levered door handles. Clear signage should indicate the location of the nearest accessible entrance5. Accessible door entrances must have an opening width of at least 32 inches and no more than 48 inches7. Door hardware should be operable with one hand and require minimal wrist action5.
  • Parking: For areas with public parking, at least one accessible space per 25 total spaces is required5. Two percent of all parking spaces must be van-accessible4. This means that for every 20 parking spaces, one must be accessible, and for every six accessible spaces, one must be van-accessible. Accessible parking spaces must be located in the closest proximity to the entrance to minimize the distance that people with disabilities need to travel4. Each accessible space must be at least 8 feet wide with an adjacent aisle of at least 5 feet wide5.

These standards are enforceable and apply to new constructions, alterations, and renovations of commercial properties3. When undertaking alterations, priority should be given to elements that provide the greatest access, such as accessible entrances, routes, restrooms, telephones, and drinking fountains8.

It's important to note that accessibility goes beyond simply meeting the minimum requirements of the ADA Standards. Incorporating universal design principles can create spaces that are usable by people with a wide range of abilities and disabilities9. Universal design focuses on creating environments that are inherently accessible to everyone, regardless of their physical or cognitive abilities. This approach can lead to more inclusive and user-friendly spaces for all.

International Accessibility Standards

While the ADA Standards primarily apply in the United States, international standards like the Web Content Accessibility Guidelines (WCAG) also play a crucial role in promoting accessibility10. WCAG provides guidelines for making web content more accessible to people with disabilities, including those with visual, auditory, cognitive, and motor impairments. These guidelines are widely recognized and adopted internationally.

The ADA Standards and WCAG share common goals in promoting accessibility. For example, both emphasize the importance of clear and concise language, consistent navigation, and alternative formats for information. By considering both ADA Standards and WCAG, businesses can create more inclusive environments that are accessible to people with disabilities both physically and digitally.

The International Symbol of Accessibility (ISA) is another important aspect of international accessibility standards11. This symbol is used to label or provide direction to accessible spaces and elements, such as parking spaces, entrances, restrooms, and check-out aisles. Using the ISA consistently helps people with disabilities easily identify accessible features in various environments.

Resources and Organizations

Several resources and organizations provide valuable information and guidance on accessibility for people with disabilities:

  • ADA National Network: This network offers information, guidance, and training on the ADA. It supports the ADA's mission of ensuring equal opportunity, full participation, and economic self-sufficiency for individuals with disabilities. The network comprises ten regional ADA Centers and an ADA Knowledge Translation Center (ADAKTC)12. The ADAKTC plays a vital role in producing and disseminating resources on the ADA for various stakeholder groups, including businesses, government agencies, and people with disabilities. These resources cover a wide range of topics related to ADA compliance and accessibility.
  • Disability Rights Organizations: Numerous organizations advocate for disability rights and accessibility, including the American Association of People with Disabilities, the National Council on Disability, and the Disability Rights Education and Defense Fund14. These organizations provide resources, legal support, and advocacy for people with disabilities, working to promote their inclusion and equal opportunities in society.
  • Accessible Design Resources: Resources like the Accessibility Annotation Toolkit, headingsMap, and Landmark Navigation offer tools and guidance for designers to create accessible products and environments15. These resources help designers understand and implement accessibility principles in their work, ensuring that their designs are usable by people with disabilities.

Common Accessibility Issues and Solutions

Despite the availability of guidelines and resources, commercial properties often face accessibility challenges. Some common issues include:

  • Narrow doorways and entrances: These can pose difficulties for people using wheelchairs or other mobility devices1.
  • Inaccessible restrooms: Restrooms may lack grab bars, have fixtures at incorrect heights, or be too small to accommodate wheelchair users16.
  • Uneven flooring and surfaces: Uneven floors, high-pile carpets, or slick surfaces can create obstacles for people with mobility impairments16.
  • Inadequate signage: Lack of Braille or large print signs can hinder navigation for people with visual impairments17.

To address these challenges, businesses can implement the following solutions:

  • Installing ramps and elevators: Ramps and elevators provide access to different levels of the building for people with mobility impairments9.
  • Widening doorways and corridors: This ensures sufficient space for wheelchair users to maneuver comfortably9.
  • Upgrading restrooms: Installing grab bars, accessible stalls, and fixtures at appropriate heights makes restrooms usable for everyone9. It's also crucial to ensure that accessible restrooms have adequate clear floor space for wheelchair maneuverability18. Additionally, restrooms should have paper towel and soap dispensers that are routinely refilled and readily accessible to people with disabilities19.
  • Improving signage: Using Braille, large print, and contrasting colors in signage enhances visibility and navigation for people with visual impairments9. This includes signage for emergency exits, which must be accessible and clearly marked19.
  • Maintaining accessible features: Regular maintenance and prompt repairs of accessible features are crucial to ensure continued usability20. This includes maintaining lifts and elevators, which should be repaired promptly whenever necessary19.
  • Removing obstacles: Keep corridors and pathways clear of obstructions18. This includes removing obstacles from accessible parking spaces and access aisles, such as shopping carts, maintenance equipment, and unauthorized vehicles19. Similarly, ensure that accessible fitting rooms are unlocked, available during business hours, and free of obstacles that might impede access19.
  • Ensuring accessible interior mobility: Maintain wide aisles and accessible pathways throughout the building6. Elevators or lifts are necessary for buildings with multiple stories to ensure that people with mobility impairments can access all areas6.
  • Providing accessible sales counters and check-out aisles: Staff accessible sales counters and check-out aisles during all business hours19. These areas must have clear aisles and lowered counter spaces free of equipment and merchandise to be usable by people with disabilities19.

Accessibility Recommendations for Specific Disabilities

In addition to general accessibility guidelines, it's essential to consider the specific needs of people with different types of disabilities:

Visual Disabilities:

  • Provide adequate lighting: Ensure even distribution of light to avoid glare and dark areas18. Avoid using shiny or glossy surfaces to minimize glare for people with visual impairments18.
  • Use contrasting colors: Contrasting colors for walls, floors, and doors help people with visual impairments distinguish between surfaces18.
  • Incorporate tactile elements: Tactile indicators on floors and signage can guide people with visual impairments21.
  • Offer audio descriptions: Provide audio descriptions for visual information, such as signage and displays9.
  • Provide a variety of seating options: Offer a mix of chair types and sizes in reception areas and waiting rooms to accommodate different needs and preferences18.

Auditory Disabilities:

  • Install assistive listening systems: These systems can be used in meeting rooms, auditoriums, and other spaces where audio communication is essential22. Different types of assistive listening systems (ALS) are available, including FM systems, infrared systems, and induction loop systems22. In venues with fixed seating for 50 or more people, a percentage of the seating capacity must have ADA-compliant receivers, and at least 25% or a minimum of two receivers must be hearing-aid compatible22.
  • Provide visual alerts: Use visual alerts for fire alarms and other emergency systems23.
  • Minimize background noise: Reduce background noise to improve the clarity of sound for people with hearing impairments24.
  • Offer captioning and transcripts: Provide captions for videos and transcripts for audio recordings24.
  • Conduct a needs assessment: Understand the specific needs of individuals with hearing loss, including the type and severity of their hearing loss, to choose the most appropriate assistive listening technologies24.
  • Ensure proper placement: Install assistive listening devices in optimal locations to maximize their effectiveness24.

Mobility Disabilities:

  • Ensure wide doorways and corridors: Provide ample space for wheelchairs and other mobility devices to maneuver9.
  • Install ramps and elevators: Ensure access to all levels of the building9.
  • Provide accessible parking: Offer designated parking spaces with accessible routes to the building entrance4.
  • Remove obstacles: Keep corridors and pathways clear of obstructions18.

Cognitive Disabilities:

  • Use clear and concise signage: Simple language and pictograms can aid understanding26.
  • Minimize distractions: Avoid overwhelming visual or auditory stimuli28.
  • Provide consistent and predictable environments: Maintain a consistent layout and clear wayfinding to reduce confusion28.
  • Offer alternative formats for information: Provide information in various formats, such as simplified text or visual aids28.

Assistive Technologies

Assistive technologies can play a significant role in enhancing accessibility in commercial properties. These technologies can help people with various disabilities access information, services, and environments more easily. Some examples of assistive technologies include:

  • Screen readers: These software programs read aloud the text displayed on a computer screen, enabling people with visual impairments to access digital content.
  • Voice recognition software: This technology allows people to control computers and devices using their voice, which can be helpful for people with mobility impairments.
  • Captioning systems: These systems provide real-time or pre-recorded captions for audio content, making it accessible to people with hearing impairments.
  • Assistive listening systems (ALS): As mentioned earlier, ALS can be beneficial for people with hearing impairments in various settings22.
  • Wireless electrical devices: Innovations in wireless technology, such as NASA's development of wireless, connection-free circuit technology, can be applied to create assistive devices that are more user-friendly and adaptable29.

By incorporating these and other assistive technologies, businesses can create more inclusive environments that cater to the needs of people with diverse abilities.

Adaptive Equipment

Adaptive equipment encompasses a wide range of tools, devices, and modifications that can help people with disabilities perform tasks and access environments more easily. This equipment can be broadly categorized into mobility aids and devices for daily living.

  • Mobility aids: These include wheelchairs, walkers, canes, and other devices that assist with movement and mobility.
  • Devices for daily living: This category includes a wide variety of assistive devices, such as bath railings, reaching devices, hearing aids, and feeding aids30.

In addition to these individual devices, adaptive equipment can also include physical modifications to homes and businesses31. These modifications can range from accessible bathrooms and bedrooms to automatic door openers and ceiling track lifts. By incorporating adaptive equipment and modifications, businesses can create more accessible and inclusive environments for people with disabilities.

Benefits of Accessible Commercial Properties

Creating accessible commercial properties offers numerous benefits for businesses and the community:

For Businesses:

  • Expanded customer base: Accessibility attracts a wider range of customers, including people with disabilities and their families and friends32. This expanded customer base includes not only people with permanent disabilities but also the growing population of baby boomers who may benefit from accessibility features33.
  • Enhanced brand image: Businesses that prioritize accessibility demonstrate their commitment to inclusivity and social responsibility, improving their brand reputation20.
  • Improved employee morale: Accessible workplaces benefit employees with disabilities and create a more inclusive and welcoming environment for all32. This can lead to increased employee satisfaction, productivity, and loyalty.
  • Potential financial incentives: Businesses may be eligible for tax credits and deductions for implementing accessibility features32. Going beyond the minimum requirements of ADA compliance can even result in tax credits up to $5,000 plus deductions20.

For the Community:

  • Increased social inclusion: Accessible commercial properties promote the full participation of people with disabilities in community life21. This fosters a sense of belonging and reduces social isolation for people with disabilities.
  • Improved quality of life: Accessibility enhances the overall quality of life for people with disabilities by enabling them to access goods, services, and experiences34.
  • Economic benefits: Accessible communities attract businesses and investment, leading to job creation and economic growth35. Accessible storefronts often lead to accessible sidewalks, pedestrian paths, and streetscapes, which in turn encourage commercial activity and attract shoppers35. This creates a positive feedback loop, where accessibility leads to increased economic activity and community development.
  • Attracting skilled residents and businesses: Accessible communities are more appealing to skilled residents and businesses, further contributing to economic growth and prosperity35.
  • Boosting the local economy: Accessible public spaces and businesses encourage more people to participate in local activities, leading to increased spending in the community36.
  • Creating jobs: The process of redesigning spaces for accessibility can create new jobs in the design, construction, and maintenance sectors36.

Responsibilities of Landlords and Tenants

While both tenants and landlords have responsibilities for ADA compliance in commercial properties, tenants generally have more control over the accessibility of their specific spaces37. However, landlords are responsible for ensuring that common areas, such as entrances, hallways, and restrooms, are accessible.

It's essential for landlords and tenants to communicate and collaborate on accessibility issues. This can involve discussing necessary modifications, sharing information about accessibility resources, and working together to address any challenges that may arise.

Conclusion

Ensuring accessibility in commercial properties requires a comprehensive approach that considers the diverse needs of people with disabilities. By following the ADA Standards, utilizing available resources, and implementing best practices, businesses can create inclusive environments that welcome everyone. Prioritizing accessibility not only benefits people with disabilities but also enhances the overall community and fosters a more equitable society.

Architects, contractors, and property managers have a crucial role to play in promoting accessibility. By incorporating accessibility considerations into their designs, construction practices, and property management strategies, they can create spaces that are truly inclusive and welcoming to all. Let's work together to create a built environment where everyone can participate and thrive.

Works cited

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