Title 24 vs ADA | Key Accessibility Differences California Owners Must Know

The ADA is a federal civil rights law. It requires public spaces—stores, offices, restaurants, sidewalks—to be accessible to people with disabilities. It applies nationwide and has been in force since 1990.

Title 24 is California’s state-level building code. It outlines construction and design standards for accessibility in much greater detail. It’s not optional, and it doesn’t just copy the ADA. In many areas, it’s stricter.

Key difference: ADA sets the national floor. Title 24 raises the bar in California. That includes tighter slope tolerances, wider walkways, specific signage, and stricter surface transition limits. What might pass under the ADA can still trigger a violation under Title 24.

And here’s the part most owners miss: California requires compliance with both. You don’t get to choose one. Title 24 enforces accessible construction through permits, inspections, and plan reviews. The ADA opens the door to civil lawsuits, especially for non-compliant public-facing properties.

This dual requirement shows up during remodels, tenant improvements, change-of-use applications, or routine CASp inspections. Many lawsuits in California stem from minor, technical violations—quarter-inch height differences, slopes just over 2%, missing signs—issues that wouldn’t flag under federal ADA but violate Title 24.

If you own or manage property in California, this matters. Getting this wrong can cost you. This post breaks down the differences that trigger lawsuits, explains why CASp inspections are essential, and outlines what you actually need to do—not just what the law says.

What ADA and Title 24 Each Regulate in California

If you’re managing a commercial property in California, you’re dealing with two different—but overlapping—sets of rules: the federal ADA and the California Building Code (Title 24). They’re not interchangeable, and treating them like they are is one of the most common triggers for lawsuits and failed inspections.

ADA: Federal Civil Rights Access Standard

The Americans with Disabilities Act (ADA) is a federal civil rights law. It prohibits discrimination based on disability and requires that public spaces—like offices, stores, restaurants, hotels, and sidewalks—are accessible.

It applies nationwide, regardless of state or local law.

The ADA is enforced in two ways:

Department of Justice (DOJ) actions, and
Private lawsuits—the most common path in California.

There’s no such thing as a certified “ADA inspector.” That’s why litigation, not inspection, is the main driver of ADA compliance across the U.S.

Design standards are outlined in the 2010 ADA Standards for Accessible Design, which cover things like parking, entrances, signage, path of travel, restrooms, and seating.

Title 24: California’s Building Code for Accessibility

Title 24, Part 2, Chapter 11B of the California Building Code sets out the state’s accessibility standards for commercial buildings and public spaces. It’s a construction and inspection standard—not a civil rights law.

Here’s what that means for you:

Title 24 is triggered at permitting and during building inspections.
It’s enforced by local building departments, city inspectors, and the Division of the State Architect (DSA).
The requirements are generally stricter than the ADA.

For example, Title 24 includes tighter specs for restroom layout, tactile signage, and slope tolerances. Even if you meet ADA standards, you can still fail a Title 24 inspection.

The bottom line: if you’re building, renovating, or applying for permits in California, you need to meet both. Following only ADA won’t cut it.

Why California Requires Compliance With Both

Many property owners assume if they meet federal ADA standards, they’re covered. In California, that’s not the case—and assuming so leads to failed inspections and lawsuits.

Federal Civil Rights vs. State Construction Law

The ADA is a civil rights law. It prohibits discrimination and ensures access for people with disabilities across the U.S. It applies to how your property functions—for example, whether someone can enter your building, use a restroom, or navigate a parking lot.

Title 24 is California’s building code. It dictates how that access must be physically built. It covers the measurable design standards—like dimensions, slope percentages, and clearances—that contractors must follow when constructing or altering a facility.

Following one does not exempt you from the other. They’re two separate layers of legal responsibility:

ADA: enforced through federal lawsuits, often by private individuals
Title 24: enforced locally through plan checks, building permits, and inspections

Failing either one can cause serious problems—ranging from stop-work orders to legal damages and settlement payouts.

Where California Goes Further Than ADA

California didn’t just copy the ADA into its state code—it built on it. Title 24 often sets stricter standards than the federal baseline. And it’s those extra details that trip up most property owners during remodels or new builds.

Here are a few key areas where California raises the bar:

Tighter restroom clearances: Smaller spaces that pass under ADA may still fail due to Title 24’s stricter turning radius and maneuvering zones
Stricter signage: Including character height, contrast, and placement—especially for tactile signs
Mandatory Braille and tactile lettering: California requires it in more locations than the ADA
Tighter slope rules: Even a fraction of an inch in cross-slope or path-of-travel grade can trigger noncompliance
Surface transitions: Changes in flooring or pavement must meet precise thresholds—no vertical lips, even if ADA allows it

Bottom line: In California, meeting ADA standards doesn’t shield you from liability under state law. Title 24 compliance is not optional—it’s required.

Most lawsuits in California aren’t about massive violations. They’re about tiny oversights that would pass under ADA, but fail Title 24. That’s why dual compliance is non-negotiable.

Being ADA-compliant isn’t enough in California. Building departments enforce Title 24. Courts enforce ADA. You need both—or you risk violations, delays, and legal exposure.

Key Compliance Areas Where Requirements Differ Most

While the ADA and California Title 24 both aim to improve accessibility, the requirements often diverge in the details—and those differences are where most violations happen. This section breaks down the key areas where California’s standards go further and where business owners often get tripped up.

Restrooms

Restroom accessibility is one of the most common sources of non-compliance during CASp inspections in California.

Mirror height: Title 24 sets a lower mounting height than the ADA allows.
Grab bar spacing: California limits how far grab bars can project from the wall.
Lavatory clearance: Title 24 has more specific measurements for knee and toe clearance.
Door hardware and closing force: CBC regulates the operability and pressure thresholds differently than federal rules.

CASp inspectors will also verify turning radius, hardware operability, and required signage—areas where even well-meaning remodels fall short of compliance.

Parking Lots

Accessible parking layout is another common pitfall, especially in existing lots retrofitted without permits.

Stall dimensions: CBC has minimum widths that differ from ADA specs.
Cross-slope: California requires flatter slopes in accessible stalls.
Van-access space placement: CBC prioritizes van stalls closer to entries.
Signage: CBC Section 11B-502 defines stricter sign height, symbol use, and bilingual language requirements.

Even small layout misalignments can lead to costly corrections or access complaints.

Ramps & Path of Travel

California also adds layers of technical detail to accessible route requirements.

Slope limits: CBC enforces tighter slope thresholds for both ramps and walkways.
Detectable warnings: Truncated dome placements and dimensions are defined more precisely.
Handrails: Required extensions and gripping surfaces may exceed federal specs.

Entrances & Doors

Doors are measured closely in California—literally.

Closing speed and pressure: CBC limits the time and pressure for door operation.
Landing clearance: Deeper door landings are required for safe approach and maneuvering.

These differences often require door hardware adjustments or reinstallation during remodels or CASp remediation.

Signage & Wayfinding

Signage rules under Title 24 are some of the strictest in the country.

Tactile/Braille: Raised letters and Grade 2 Braille are required—not just visual signage.
Contrast and finish: CBC mandates higher contrast and non-glare finishes.
Mounting: Sign placement rules vary for permanent rooms, exits, and paths of travel.

Failure to follow these signage rules is one of the most common reasons facilities fail CASp inspections, even if they meet the ADA.

Who Enforces ADA and Title 24 — and When

Many California business owners are unsure who actually enforces these laws. Is it a city inspector? A federal agency? An attorney? The answer depends on which regulation you’re talking about.

ADA Enforcement

The Americans with Disabilities Act (ADA) is enforced in two main ways:

The U.S. Department of Justice (DOJ) handles major enforcement actions, but only in certain high-profile or systemic cases.
Private lawsuits are the primary driver of ADA compliance. These can come from individual plaintiffs, disability rights attorneys, or serial filers who specialize in spotting violations—especially in businesses open to the public.
There is no such thing as a certified “ADA inspector.” The ADA is self-enforced unless and until you’re sued. That’s what makes proactive assessment critical.

Title 24 Enforcement

California’s Title 24 standards are part of the building code, and they get enforced very differently.

Local building departments review and approve plans during construction or renovation.
Fire authorities may enforce access features related to emergency egress.
The Division of the State Architect (DSA) oversees compliance in public and state-owned buildings.
Inspectors will check for Title 24 access compliance during permit approval and site inspections. If you’re building, remodeling, or even re-striping a parking lot, it comes under scrutiny.

This is where businesses often get caught—assuming ADA compliance is enough. But if you fail Title 24 during inspection, permits can be denied or occupancy certificates delayed.

Where CASp Fits In

A CASp (Certified Access Specialist) is California’s answer to proactive access compliance.

CASps are trained and certified by the state to evaluate accessibility under both ADA and Title 24.
They conduct private inspections and issue reports identifying non-compliance.
A CASp report doesn’t just help you fix problems—it can also provide legal protection under California’s “qualified defendant” status if you’re later sued.
This service is especially valuable during upgrades, tenant improvements, or pre-purchase due diligence. If you’re working with a commercial property, it’s worth consulting a professional who understands both sets of rules. More details are available on our commercial building consulting page.

When Each Standard Applies

ADA and Title 24 aren’t just for new buildings — they apply to nearly every property at some point, depending on the work being done. The rules shift based on whether you’re building from scratch, renovating, or just trying to stay legal in an older space. Let’s break it down.

New Construction

If you’re starting from the ground up, there’s no gray area — both the Americans with Disabilities Act (ADA) and California Title 24 apply in full. That means your plans must be accessible before the first nail is driven.

During plan check, the local building department will enforce Title 24 accessibility standards. But Title 24 doesn’t override the ADA — you’re also responsible for meeting federal requirements, even if the state signs off. Both sets of rules must be satisfied.

Renovations & Alterations

This is where compliance often catches people off guard. When you renovate or modify an existing building — especially if you’re touching a “primary function area” like a dining room, sales floor, or classroom — you may also need to improve the route leading to that area.

That includes things like doorways, accessible restrooms, and parking. These are called path of travel upgrades, and they’re triggered once renovation costs pass a certain threshold.

California has strict formulas under Title 24 for when and how these upgrades kick in. The ADA also applies, but it’s broader — it focuses on whether your improvements create barriers for people with disabilities. Bottom line: permitted work almost always opens the door to accessibility obligations.

Existing Buildings

This is the biggest misunderstanding. A lot of owners assume that if their building is old, the rules don’t apply. That’s not true — you’re still responsible for removing barriers under the ADA, even if you’re not doing renovations.

The key term here is “readily achievable.” That means if something can be fixed without much difficulty or expense — like lowering a paper towel dispenser, swapping door handles, or repainting faded access signs — you’re expected to do it.

Title 24 only applies when you’re pulling permits, but once you do, some upgrades become mandatory — not optional.

What Happens if You Ignore One of Them

A lot of business owners ask: “Do I really need to follow both ADA and Title 24?” Short answer — yes. And skipping one can cost you more than just a headache. Let’s look at what’s actually at stake.

Legal Exposure

If you ignore ADA, you’re opening yourself up to private lawsuits — often without warning. Unlike Title 24, which is enforced by building departments, the ADA is enforced through civil litigation. That includes serial plaintiffs and law firms actively looking for non-compliant properties.

If you ignore Title 24, it shows up during the permit process. You could face failed inspections, correction orders, or stop-work notices — any of which can delay your project and rack up costs. This matters especially for businesses renovating restrooms, entrances, or any primary function areas.

Commercial building consulting is often where this conflict hits hardest — permitted upgrades that accidentally violate federal access laws.

Real Enforcement Patterns in California

ADA and Title 24 violations aren’t hypothetical. In California, certain patterns show up over and over:

Retailers and restaurants get sued over parking slope issues, bathroom layouts, and narrow aisles.
Hotels get flagged for van-accessible parking and non-compliant entrances — even when they’re older buildings.
Small businesses (especially without permits) often get caught out over missing signage or incomplete access routes.

These aren’t always malicious violations — but they’re still actionable.

Serial Litigant Reality

California is ground zero for high-frequency ADA lawsuits. Some plaintiffs file hundreds of claims a year. Most target small-to-midsize businesses, often in overlooked industries like food service, gas stations, or salons.

CASp inspections offer a practical layer of legal protection. If you’ve had a CASp report done before a claim is filed, you may qualify as a “qualified defendant” under California law. That can reduce statutory damages and give you time to fix issues — instead of going straight to court.

Parking lot consulting or bathroom compliance reviews are often where smart owners start, since those are common claim targets.

How a CASp Uses Both Standards During an Inspection

If you’ve ever wondered what a CASp inspection actually looks for, here’s the breakdown. It’s not just a checklist — it’s a professional evaluation of your property against both federal and California-specific accessibility laws.

Surveying for Both ADA and Title 24

A Certified Access Specialist doesn’t pick one code over the other. During a site visit, the CASp evaluates your property against ADA standards (federal) and California Building Code Title 24, Part 2, Chapter 11B.

Why both? Because ADA sets the federal floor, and Title 24 often goes further — especially on technical specs like door clearance, restroom layouts, and signage height. A proper CASp survey cross-references both to catch gaps before a complaint or failed permit inspection does.

Prioritization and Timelines

The inspection results aren’t just dumped in a report. A good CASp organizes issues by priority and urgency:

Immediate hazards or legal risks (like incorrect parking spaces or blocked access)
Moderate concerns (like outdated signage or incorrect countertop height)
Low-priority items (cosmetic or upcoming upgrades)

They also outline timelines for correction. If you’re planning renovations, this helps sync compliance upgrades with your budget and construction schedule.

Report Format: Citations, Photos, Risk

You’ll get a detailed report that maps out:

Code citations from both ADA and Title 24
Photographs and on-site notes tied to each finding
Descriptions of risk exposure — e.g., high chance of lawsuit, or city inspection trigger

This format is what qualifies the document as a CASp report under California law, offering limited legal protection if you’re sued after inspection.

Want a closer look at what these inspections cover? See our pool & spa consulting page — a good example of how CASp reports are tailored to specific property types.

Practical Checklist: ADA vs Title 24 Items to Review First

If you’re not sure where to begin, here’s a focused checklist based on what typically causes the most compliance issues — and the most legal headaches.

This isn’t about checking every screw and hinge. It’s about knowing which items matter most when balancing ADA compliance, Title 24 rules, and real legal risk.

1. Parking and Accessible Routes

Proper number of spaces based on total parking count
Van-accessible space with correct width, slope, and access aisle
Signage: Mounted height, reflectivity, and required symbols
Path of travel: Smooth, unobstructed route to main entrance

These areas trigger lawsuits most often, especially under federal ADA. See our parking lot consulting page for key specs and inspection details.

2. Entrances and Doors

Minimum 32″ clear width
Threshold height ≤ 1/2 inch
Easy-to-operate hardware (no tight grasping, pinching, or twisting)
Door closers and opening force (esp. for Title 24 inspections)

Title 24 has stricter technical specs here than ADA. Many businesses pass federal standards but fail California code.

3. Restroom Accessibility

Toilet clearance (60″ minimum turning radius)
Grab bars: Position, length, and strength
Sink height and knee clearance
Mirror and dispenser height

These items are small but heavily enforced — and frequently cited in both lawsuits and local inspections. Our bathroom consulting service page covers common errors by facility type.

4. Signage and Interior Navigation

Room ID signs: Raised characters + braille
Contrast, finish, and mounting height
Directional signage for accessible restrooms or exits
Visual/tactile contrast for doors in circulation paths

These fall under both codes but have California-specific specs many national chains miss.

5. Countertops and Transaction Areas

Accessible portion ≤ 34” high
Clear floor space in front
Card readers and POS systems within reach range
For restaurants: accessible bar height seating or order window

These are especially important for retail, restaurants, and public-facing counters. If you’re not sure which apply to your space, our restaurant consulting page outlines how Title 24 applies inside dining areas and takeout counters.

What to Fix First: High-Risk vs High-Cost Items

Let’s be real—most businesses can’t tackle every ADA and Title 24 issue at once. The smart approach is knowing which fixes reduce your legal risk fast, and which ones require planning and budget.

High-Risk, Easy-to-Fix First (a.k.a. “Readily Achievable”)

These are the low-hanging fruit. They’re often inexpensive, quick to handle, and make a big difference in reducing exposure to lawsuits or failed inspections:

Missing or incorrect signs (e.g., van-accessible parking, restroom ID signs)
Door hardware that requires tight grasping or twisting
Faded striping and access aisle markings
Door pressure that exceeds ADA/Title 24 force limits
Trip hazards in the path of travel (e.g., uneven walkways or curb lips)

Most of these fall under the ADA’s “readily achievable” standard for existing buildings—which means if they’re easy to do and don’t break the bank, you’re expected to fix them.

Items That Require Planning, Permits, or Budget

These aren’t always optional—but they’re not usually done overnight either. They often trigger Title 24 compliance through the building department and require more than just a handyman.

Restroom reconfigurations (especially to fix toilet clearance or turnaround space)
Ramp rebuilds with correct slope, landings, and handrails
Elevator modernizations (for older lifts or non-compliant call buttons)
Lowering countertops or redesigning service areas for wheelchair access

Important: Never remove, relocate, or rebuild access features unless you’ve confirmed the new version is compliant. Many “good intention” updates—like replacing a ramp or moving a sign—actually create violations if they don’t meet the current ADA and California Title 24 standards.

Need help figuring out where to start? A proper CASp inspection can lay out a timeline and prioritize what’s urgent vs. what can wait.

Timeline & Triggers: When You Must Act

Understanding when you’re legally required to comply with ADA and California’s Title 24 isn’t just a technicality—it’s often the difference between passing inspection or facing costly delays and lawsuits. Here’s how the timing works.

Permit-Triggered Compliance

Any time you pull a permit for construction, remodeling, or tenant improvements, both ADA and Title 24 accessibility upgrades come into play. This isn’t optional—plan reviewers will assess your drawings and expect compliance from the start. Even relatively minor work like restroom alterations or storefront updates can trigger full access checks.

Barrier Removal Timeline (ADA)

Under federal ADA law, existing barriers must be removed when it’s “readily achievable.” That means feasible without much difficulty or expense, especially for businesses with ongoing renovations or strong financial standing. There’s no grace period here—this obligation is continuous, even if no permit is filed.

Lease & Tenant Improvements

If you’re a commercial tenant, accessibility upgrades are often a shared responsibility between landlord and tenant, depending on your lease terms. But from a compliance standpoint, both parties may be held liable. This is especially true if your lease includes common areas like shared restrooms or parking.

Best Practice: Annual Review

Even if you’re not planning any changes right now, conducting an annual CASp-led accessibility review can help flag potential issues before they become liabilities. Prioritizing what’s legally required versus what’s ideal helps you stay compliant without overcommitting your budget. For help navigating timelines, permits, and upgrades on commercial properties, visit our Commercial Building ADA Consulting page.

Misconceptions That Create Legal Risk

Misunderstanding how ADA and California Title 24 actually work is one of the fastest ways business owners fall out of compliance—without even realizing it. Let’s clear up a few of the most common and costly myths.

“If I meet ADA, I’m good in California.”

No, you’re not. California’s Title 24 has stricter technical requirements than the federal ADA in several areas—like parking slope, restroom dimensions, and reach ranges. Passing ADA doesn’t guarantee you meet state code.

“My building is old, so I’m exempt.”

False. There is no blanket exemption for older buildings. Under the ADA, you’re still expected to remove access barriers when it’s readily achievable. Title 24 also applies if you pull permits or make alterations, regardless of the building’s age.

“I’ll just fix things if someone complains.”

That doesn’t work in California. Both federal and state laws impose a proactive duty to comply. Waiting for a complaint doesn’t limit liability—it actually increases it. You’re expected to identify and address violations before someone else does.

“An ADA inspector already approved my building.”

That role doesn’t exist. The ADA doesn’t have an official inspection or certification system. Only Certified Access Specialists (CASp) are recognized by the State of California to evaluate compliance and offer legal protection benefits. If someone gave you a general building sign-off, it likely didn’t cover actual access laws.

What California Owners Need to Know

Navigating ADA and Title 24 isn’t optional—it’s a legal obligation. Both standards apply, often at the same time, and failing to comply with either can put you at risk.

You’re expected to meet both. ADA protects access rights; Title 24 governs the physical specifications for how that access is delivered in California. One doesn’t cancel out the other.
Compliance isn’t just a plan check step—it’s ongoing. Any permitted project, tenant improvement, or alteration can trigger state and federal obligations.
A Certified Access Specialist (CASp) inspection is your best protection. It’s the only tool California officially recognizes to evaluate both ADA and Title 24—and it offers legal benefits if a claim ever arises.
Start with what’s high-risk and easy to fix. Signage, hardware, striping, and trip hazards often cause lawsuits but can be resolved quickly. Don’t let small issues invite major consequences.

ADA vs Title 24 in California

Do I need to follow both ADA and Title 24?
Yes. ADA is a federal civil rights law. Title 24 is a California building code. They overlap but serve different legal functions—and you’re expected to comply with both.

Does ADA apply to older buildings?
Yes. Older buildings aren’t “grandfathered in.” The ADA requires barrier removal when it’s “readily achievable,” regardless of the building’s age or construction date.

Who enforces Title 24?
Local building departments. During plan check and permit review, they ensure your construction or alteration meets current Title 24 access standards.

Can a CASp inspection stop lawsuits?
No—but it helps. A CASp report can’t prevent a lawsuit, but it does provide legal benefits under California law (like a 90-day stay and early evaluation). It also proves you took proactive steps.

What’s the penalty for non-compliance in CA?
It depends. ADA violations can lead to federal lawsuits, while Title 24 failures can result in permit rejections, correction orders, or stop-work notices. If a lawsuit follows, statutory penalties may apply.

Does this apply to apartments and condos?
Sometimes. Common areas in multifamily buildings (e.g., leasing offices, pools, gyms) must meet ADA and Title 24. Individual units may fall under different housing codes unless used commercially.

Next Steps for Compliance in California

If you’re operating a business or managing property in California, compliance isn’t a one-time checkbox—it’s a process. Here’s how to move forward:

Start with a CASp inspection.
A Certified Access Specialist (CASp) can evaluate your site against both ADA and Title 24. Their report outlines where you stand, what’s noncompliant, and what needs fixing. It also gives you legal protection if a lawsuit is filed later.

Create a remediation plan.
Use the CASp report to map out which issues are high-risk, what’s easily fixable, and what may require longer-term upgrades. Plan realistic timelines and budgets. Don’t guess—stick to documented deficiencies.

Prioritize what’s legally urgent.
Focus first on readily achievable fixes like signage, door hardware, and tripping hazards. These are low-cost, high-liability items. They’re also the most common targets in serial litigant cases.

Verify compliance during any renovation.
Any time you remodel—even minor work—Title 24 requirements kick in. If you’re touching restrooms, entrances, or parking, accessibility upgrades may be mandatory. Skipping them can halt permits or trigger correction orders.

Document everything.
Keep CASp reports, contractor invoices, permit records, and before-and-after photos. This isn’t just best practice—it’s your evidence if a claim arises or a tenant challenges access during a lease.

This is how California expects you to operate: proactively, transparently, and with documentation to back it up.

California ADA & Title 24 Compliance Isn’t Optional—It’s Strategic

If you own or manage a business property in California, understanding the difference between ADA and Title 24 isn’t just about checking a box—it’s about protecting your business, your customers, and your bottom line.

Federal ADA laws ensure access for people with disabilities, while California’s Title 24 enforces stricter building codes. Both apply, often at the same time, and failing to meet either can trigger lawsuits, stop-work orders, or expensive retrofits. And no—being ADA-compliant doesn’t mean you’re automatically covered under Title 24.

The smartest move you can make is to get a CASp inspection. It gives you a clear legal snapshot of where you stand, outlines what needs fixing, and provides documentation that can reduce your liability if someone does file a claim.

Start with readily achievable upgrades like signage, door hardware, or striping. Plan for longer-term fixes like restrooms or ramps. And anytime you renovate or lease a space, review your obligations—because that’s when both standards get triggered.

Bottom line: ADA and Title 24 compliance isn’t just a legal requirement—it’s good business practice. It shows you care, protects your investment, and keeps you ahead of problems before they snowball into legal or financial messes.

Want to simplify the process? Book a CASp inspection and get clarity before enforcement agencies or lawsuits show up first.

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Title 24 vs ADA | Key Accessibility Differences California Owners Must Know

What ADA and Title 24 Each Regulate in California

ADA: Federal Civil Rights Access Standard

Title 24: California’s Building Code for Accessibility

Why California Requires Compliance With Both

Federal Civil Rights vs. State Construction Law

Where California Goes Further Than ADA

Key Compliance Areas Where Requirements Differ Most

Restrooms

Parking Lots

Ramps & Path of Travel

Entrances & Doors

Signage & Wayfinding

Who Enforces ADA and Title 24 — and When

ADA Enforcement

Title 24 Enforcement

Where CASp Fits In

When Each Standard Applies

New Construction

Renovations & Alterations

Existing Buildings

What Happens if You Ignore One of Them

Legal Exposure

Real Enforcement Patterns in California

Serial Litigant Reality

How a CASp Uses Both Standards During an Inspection

Surveying for Both ADA and Title 24

Prioritization and Timelines

Report Format: Citations, Photos, Risk

Practical Checklist: ADA vs Title 24 Items to Review First

1. Parking and Accessible Routes

2. Entrances and Doors

3. Restroom Accessibility

4. Signage and Interior Navigation

5. Countertops and Transaction Areas

What to Fix First: High-Risk vs High-Cost Items

High-Risk, Easy-to-Fix First (a.k.a. “Readily Achievable”)

Items That Require Planning, Permits, or Budget

Timeline & Triggers: When You Must Act

Permit-Triggered Compliance

Barrier Removal Timeline (ADA)

Lease & Tenant Improvements

Best Practice: Annual Review

Misconceptions That Create Legal Risk

“If I meet ADA, I’m good in California.”

“My building is old, so I’m exempt.”

“I’ll just fix things if someone complains.”

“An ADA inspector already approved my building.”

What California Owners Need to Know

ADA vs Title 24 in California

Next Steps for Compliance in California

California ADA & Title 24 Compliance Isn’t Optional—It’s Strategic

Written by Emily Johnson

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