ADA compliance is one of those topics that commercial property owners tend to address reactively — after a complaint, a demand letter, or a lawsuit. That is the most expensive way to handle it. The proactive approach is less costly, less disruptive, and comes with a business benefit that the reactive approach never delivers: a property that is genuinely welcoming to every customer.

For Orange County shopping centers, ADA compliance is both a legal requirement and a competitive advantage. Here is what you need to know.

The Americans with Disabilities Act requires that places of public accommodation — which includes retail shopping centers — be accessible to people with disabilities. For existing facilities, the standard is "readily achievable" barrier removal, meaning you are required to remove barriers when doing so is easily accomplishable without much difficulty or expense.

For new construction and alterations, the standard is higher: full compliance with ADA Standards for Accessible Design is required.

The most important concept for shopping center owners to understand is the path of travel requirement. When you make alterations to a primary function area — a tenant space, a common area, a restroom — you are required to make the path of travel to that area accessible, up to 20% of the cost of the alteration.

This means that a tenant improvement project can trigger ADA work on the path of travel from the parking lot to the tenant space. Property managers who do not understand this requirement are often surprised when a building inspector raises it during plan check.

Based on our work with shopping centers throughout Orange County, here are the accessibility issues we encounter most frequently:

Parking. The most common deficiency is an insufficient number of accessible parking spaces, or accessible spaces that do not meet current dimensional requirements. Current ADA standards require a minimum of one accessible space per 25 total spaces, with van-accessible spaces at a ratio of one per six accessible spaces. Older shopping centers often have accessible spaces that were marked to older standards and no longer comply.

Path of travel from parking to entrance. The accessible route from accessible parking spaces to the building entrance must be continuous, stable, firm, and slip-resistant. Common deficiencies include cracked or uneven pavement, missing curb cuts, and slopes that exceed the maximum 1:20 grade for accessible routes.

Entrance doors. Entrance doors must be operable with a closed fist (no tight grasping or twisting required) and must have a minimum 32-inch clear opening. Older storefront hardware often does not meet these requirements.

Restrooms. Restroom ADA compliance is one of the most detailed areas of the standards. Common deficiencies include insufficient turning radius, grab bars that are missing or incorrectly positioned, lavatories that are too high or lack knee clearance, and mirrors that are mounted too high.

Signage. Accessible restrooms, exits, and accessible routes must be identified with compliant signage, including tactile characters and Braille.

If your shopping center has multiple ADA deficiencies, the path of travel requirements give you a natural prioritization framework: address the barriers on the path of travel from accessible parking to the primary entrance first, then work inward.

A practical approach for most Orange County shopping centers:

Priority 1: Accessible parking — correct quantity, dimensions, and signage.

Priority 2: Path of travel — curb cuts, accessible route from parking to entrance, entrance door hardware.

Priority 3: Common area restrooms — full ADA compliance for fixtures, clearances, grab bars, and signage.

Priority 4: Tenant space paths of travel — addressed as tenant improvement projects trigger the 20% path of travel requirement.

ADA compliance is often framed purely as a legal obligation, but the business case is real. Approximately 26% of American adults have some type of disability, and accessible properties serve not just people with disabilities but also parents with strollers, elderly shoppers, and delivery personnel with carts.

Shopping centers that are genuinely accessible — not just technically compliant — attract a broader customer base, reduce liability exposure, and signal to tenants that the property is professionally managed.

ADA compliance work requires a contractor who understands the standards and has experience working with building departments on accessibility projects. The standards are detailed and specific — a grab bar installed at the wrong height, a ramp with a slope that is one percent too steep, or a parking space that is two inches too narrow can mean the work needs to be redone.

Griffin Construction Service has completed ADA compliance and accessibility upgrade projects for shopping centers and commercial properties throughout Orange County. We work with property owners and managers to assess current conditions, identify deficiencies, prioritize improvements, and execute the work correctly the first time.

If you manage a shopping center in Fountain Valley, Huntington Beach, Costa Mesa, or the surrounding area and want an accessibility assessment, call us at (949) 307-2945.