What an ADA Parking Audit Looks Like in Tillamook
If you own or manage a commercial lot in Tillamook — a Highway 101 business, a creamery-area lot, a downtown retail strip, or a church or HOA lot — an ADA parking compliance audit is the smart first step before any striping or paving work. The audit measures your lot against the 2010 ADA Standards and Oregon's accessibility rules so you fix real gaps instead of guessing, which matters even more in a county where heavy rain hides developing drainage and surface problems.
This article walks through what a Tillamook audit involves. For the statewide framework, link up to our ADA parking compliance in Oregon pillar; for the generic step-by-step, see our ADA compliance audit process guide.
Why Tillamook Properties Get Audited
Audits here are usually triggered by a planned repave or restripe, a customer or tenant complaint, a property sale or refinance, or an attorney demand letter. The creamery and beach-route traffic means high-visibility lots that draw out-of-town visitors, so accessible parking gets noticed. A proactive audit gets ahead of complaints.
Federal ADA penalties can reach $75,000 for a first violation and $150,000 for subsequent ones, and private settlements commonly run into the thousands plus attorney fees. An audit and a striping correction is the inexpensive path.
What the Auditor Checks On Site
Accessible Space Count
The auditor counts total spaces and compares the accessible count to the required ratio — one accessible space per 25 total spaces (or fraction), scaling up on larger lots. Undercounting is common on older lots striped before current ratios.
Van-Accessible Spaces
At least one in six accessible spaces (rounded up) must be van-accessible. Many lots have the right accessible total but no proper van stall or a too-narrow van aisle.
Stall and Aisle Dimensions
Standard accessible stalls must be at least 8 feet wide with a 5-foot access aisle; van stalls use 8 feet plus an 8-foot aisle (or 11 plus 5). The auditor tapes the widths and confirms aisles carry diagonal hatching and are not parked over.
Slope and Drainage — The Tillamook Problem
This is where Tillamook lots fail more than most. Accessible stalls and aisles must not exceed 2 percent in any direction, and on the county's flat, low-lying, heavily saturated ground, ponding water in accessible stalls is one of the most common findings. A digital level confirms the slope, but the bigger story is often drainage — and a failure usually means regrading or drainage work, not just restriping.
Signage
Each accessible stall needs a sign with the wheelchair symbol at least 60 inches above grade, a "Van Accessible" plate on van stalls, and Oregon's fine-notice plate. In Tillamook's wet salt air, the auditor also checks for corroded posts and fasteners that have failed early.
Surface Condition
Cracks wider than half an inch, potholes, abrupt level changes over a quarter inch, and ponding water in accessible stalls, aisles, or the route to the entrance are findings. Heavy rainfall drives water into cracks and accelerates base failure, so coastal asphalt degrades faster than inland. The full list is in our common ADA parking violations checklist.
The Audit Report
A useful audit leaves you with a written report listing each finding, the standard it relates to, a severity rating, and a recommended fix — repaint, restripe to a corrected layout, regrade a sloped or ponding stall, replace corroded signs, or repair a surface defect. Good reports separate quick striping fixes from larger grading, drainage, or paving so you can budget in stages.
Audit to Fix in Tillamook
The usual flow is: audit, then a striping correction for counts, widths, symbols, and aisles, with signage folded in. Slope, drainage, and surface failures are scheduled separately because they need grading or asphalt repair. Restriping is the right moment to apply the layout corrections so you pay for measurement and mobilization once — see our parking lot striping in Tillamook guide for local pricing context.
Cost of an Audit
A professional ADA parking assessment has historically been baselined around $500–$2,000 depending on lot size and scope, though actual pricing varies by property. Against the cost of a violation or lawsuit, it is inexpensive insurance — and it ensures any striping or paving money you spend actually closes the gaps that matter on a rain-soaked coastal lot.