ADA Parking Compliance Audit in Beaverton, Oregon: What to Expect

Why Beaverton Property Owners Order an ADA Parking Audit

Beaverton sits in the heart of Washington County, and its commercial base — the tech employers near the Nike and Tektronix campuses, the retail along Cedar Hills Boulevard and Canyon Road, and the dense mixed-use blocks around Beaverton Central and The Round — means a lot of parking lots see heavy daily turnover. Heavy turnover is exactly what draws scrutiny. A faded accessible symbol or a missing van sign in front of a busy storefront is visible to thousands of people a week, including the disability-rights advocates and serial plaintiffs who file the bulk of Oregon's parking-access complaints.

An ADA parking compliance audit is a structured walk-through of your lot measured against the 2010 ADA Standards for Accessible Design and Oregon's accessible-parking law (ORS 447.233). It tells you, before a complaint or a repaving permit forces the issue, exactly where your lot falls short and what it will cost to fix. This guide covers what a Beaverton audit looks at, how the process runs, and what happens after the report lands. For the statewide rules behind every line item, start with our ADA parking compliance guide for Oregon.

What a Beaverton ADA Audit Actually Measures

An audit is not a glance from the curb. A thorough review touches every element the federal standards and ORS 447.233 regulate. Here is the checklist a qualified inspector runs in a Beaverton lot.

Space Counts and Van Ratio

The auditor counts your total striped stalls and confirms the accessible count against the federal table — one accessible space for the first 25 stalls, two for 26 to 50, three for 51 to 75, and up the scale. At least one in every six accessible spaces (rounded up) must be van-accessible. A 60-stall lot off Murray Boulevard needs three accessible spaces, one of them van-accessible. Older Beaverton strip centers frequently come up one or two stalls short because they were striped before the 2010 standards tightened the ratios.

Stall and Access-Aisle Dimensions

Each accessible stall must be at least 8 feet wide. A standard accessible stall pairs with a 5-foot access aisle; a van-accessible stall needs an 8-foot aisle (or the 11-foot stall plus 5-foot aisle alternative). The auditor tapes the widths, checks that aisles are marked with diagonal hatching and a NO PARKING legend, and confirms two stalls aren't illegally sharing a single undersized aisle.

Slope

This is the silent failure. Accessible stalls and their aisles cannot exceed 2 percent slope in any direction. Beaverton's lots in the rolling terrain west of Highway 217 often settle over time, and a stall that was compliant when it was poured can drift past 2 percent after a decade of freeze-thaw and base movement. The auditor uses a digital level or smart level at multiple points — a visual guess does not hold up.

Signage

Every accessible stall needs a vertical sign with the International Symbol of Accessibility mounted at least 60 inches from the ground to the bottom of the sign. Van stalls add a "Van Accessible" plate. Oregon also requires a supplemental sign stating the fine for unauthorized parking. The auditor checks height, presence, condition, and whether the sign is visible when a vehicle occupies the stall.

Accessible Route and Surface Condition

The path from the accessible stalls to the building entrance must be continuous, slip-resistant, and free of abrupt level changes greater than a quarter inch. Cracks wider than half an inch, potholes, and standing water in the stalls or along the route are all flagged. Beaverton's wet season makes drainage-related ponding a recurring finding.

How the Audit Process Runs in Beaverton

A typical engagement moves through four stages. Our broader walkthrough of how an ADA compliance audit works covers each in depth; here is the local version.

1. Scheduling and intake. You provide the lot location and, if you have them, the original striping plans. Beaverton audits are usually scheduled for a dry-weather window so slope and drainage can be read accurately.
2. On-site measurement. The inspector spends one to three hours measuring counts, widths, aisle markings, sign heights, and slopes, and photographing every deficiency. A mid-size Cedar Hills retail lot is typically a single-visit job.
3. The findings report. You receive a written report that lists each deficiency, cites the governing standard, assigns a priority, and recommends a fix. The best reports separate "readily achievable" low-cost items — restriping, repainting symbols, replacing a sign — from larger work like regrading a stall that fails the 2 percent slope.
4. Remediation plan. The report becomes a punch list. Most Beaverton lots need restriping and signage corrections, which are fast and inexpensive. Slope and surface failures may require targeted asphalt repair.

For the deficiencies that show up most often, our common ADA parking violations checklist is the fastest way to pre-screen your own lot before the auditor arrives.

What Beaverton Audits Tend to Find

Across Washington County commercial lots, a handful of failures repeat. Faded or worn accessible symbols top the list — the wet, UV-heavy Willamette Valley climate fades blue traffic paint within a couple of years, and a symbol you can barely read is treated as a missing one. Signs mounted below 60 inches, or missing the Oregon fine plate, are next. Then come undersized access aisles, missing van designations, and slope creep in older lots. None of these are exotic; most are correctable in a single restriping and signage visit.

The lesson is that auditing early and acting on the report is far cheaper than waiting. A demand letter or a repaving permit that triggers the alterations rule turns a few hundred dollars of restriping into a much larger project on someone else's timeline.

From Audit to Compliant Lot

Once you have the findings, the fix is usually straightforward striping and signage work, sometimes paired with minor surface repair. Cojo Excavation & Asphalt handles ADA restriping, symbol stenciling, sign installation, and the asphalt repairs that bring slopes and surfaces back into tolerance for Beaverton and Washington County property owners. If your lot also needs general line work, see our parking lot striping in Beaverton page, and review our full professional striping services.

The numbers and dimensions here are general guidance under the 2010 ADA Standards and ORS 447.233. Every lot is different, and only a site-specific survey confirms what yours needs. Request a free quote and we will assess your Beaverton lot and lay out a clear path to compliance.