Parking Lot
What Happens During an ADA Parking Compliance Audit?
Cojo
March 6, 2026
10 min read
ADA parking compliance is not optional for commercial properties. The Americans with Disabilities Act applies to virtually every business open to the public, and parking is one of the most visible and frequently audited areas. An audit can be triggered by a customer complaint, a city inspection, or a lawsuit filed by an individual or advocacy group.
Understanding what happens during an ADA audit helps you identify and fix violations before they result in enforcement action. Most violations are straightforward to correct when caught early. Left unaddressed, they become expensive legal problems.
ADA parking audits happen for several reasons:
The most common trigger is a complaint filed with the U.S. Department of Justice or a state agency. Any person who encounters a barrier can file a complaint. Common complaints include:
Oregon cities conduct property inspections that may include ADA compliance checks. Building permit inspections, business license renewals, and code enforcement actions often include parking lot assessments. Portland, Salem, and Eugene all have active enforcement programs.
Under the ADA, individuals can file lawsuits without first filing a complaint or providing notice. Some law firms and advocacy organizations actively test commercial properties for compliance and file suits against violators. These lawsuits seek injunctive relief and attorney fees, which can total $20,000-$100,000 even for straightforward cases.
Proactive property owners conduct self-audits to identify and correct violations before they result in complaints or lawsuits. This is the most cost-effective approach to ADA compliance.
An auditor begins by reviewing your site plan, original construction drawings, and any previous accessibility assessments. They check whether the lot was designed to meet ADA standards and whether any modifications have been made since construction.
The auditor counts total parking spaces and compares the number of accessible spaces to the ADA minimum requirements:
| Total Spaces in Lot | Required Accessible Spaces | Required Van-Accessible |
|---|---|---|
| 1-25 | 1 | 1 |
| 26-50 | 2 | 1 |
| 51-75 | 3 | 1 |
| 76-100 | 4 | 1 |
| 101-150 | 5 | 1 |
| 151-200 | 6 | 1 |
| 201-300 | 7 | 2 |
| 301-400 | 8 | 2 |
| 401-500 | 9 | 2 |
| 501-1,000 | 2% of total | 1 per 6 accessible |
Every accessible space is measured for compliance:
Standard Accessible Space:
Van-Accessible Space:
Access Aisles:
Slopes are measured with a digital level at multiple points across each accessible space and access aisle:
Slope violations are one of the most common findings in Oregon parking lots because settling, poor original grading, and tree root intrusion change surface grades over time.
Each accessible space must have proper signage:
Signs must be visible from the driving aisle and not obscured by vehicles parked in the space. Oregon law requires accessible parking signs to include the fine amount, which is currently $450 for a first offense.
The route from accessible parking to the building entrance is evaluated:
The pavement surface in accessible areas is checked for:
Based on common audit findings across Oregon commercial properties, these violations appear most frequently:
Oregon's wet climate and expansive clay soils cause pavement to shift over time. Spaces that met slope requirements when built may exceed the 2% maximum after years of settling. This is especially common in the Willamette Valley where soil conditions contribute to ground movement.
Properties that have expanded parking without adding accessible spaces, or lots that were built under older standards, frequently have too few accessible spaces.
Signs mounted too low, missing van-accessible designations, faded pavement symbols, and missing Oregon fine information are all common findings.
Shopping carts, landscaping encroachment, snow storage, and parked vehicles in access aisles are operational violations that appear during audits.
Cracked, potholed, or uneven pavement in accessible spaces and along accessible routes creates barriers. Even small surface defects can prevent wheelchair access.
Walk your lot with a tape measure and digital level:
If you find violations, prioritize by risk:
Fix immediately:
Fix within 30 days:
Plan and budget:
Keep records of all assessments, corrections, and maintenance activities related to ADA compliance. If a complaint or lawsuit is filed, demonstrating good-faith efforts to maintain compliance can significantly affect the outcome.
Cojo Excavation and Asphalt helps commercial property owners achieve and maintain ADA parking compliance across Oregon's I-5 corridor. From surface repairs and regrading to complete accessible space installations, we handle the construction work needed to meet current standards.
Call 541-409-9848 or schedule a consultation to discuss your property's accessibility needs.
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