ADA requirements must be observed when Houston business owners stripe their parking lots. Striping is essential for controlling traffic flows and keeping parking lots orderly and organized, but it also plays a primary role in ADA compliance. That is because parking lot striping must do the following:
- Provide the correct number of ADA accessible parking spaces (based on total parking capacity)
- Point out van-accessible parking spaces
- Clearly mark out pedestrian access aisles
- Provide accessible routes that connect parking spaces to building entrances
ADA regulations also require visible signage to point out accessible spaces. A reputable paving crew will be knowledgeable about ADA regulations and requirements of parking lot striping and will ensure the job is done properly.
What ADA Requirements Must Houston Business Owners Consider when Striping a Parking Lot?
There are several major ADA concepts for Houston business owners to keep in mind when striping their parking lots. They include:
Texas Accessibility Standards (TAS) also apply
Texas enforces accessibility regulations through its state-level Texas Accessibility Standards, or TAS. TAS includes several standards on accessible parking space dimensions and accessible routes. It also includes standards on accessibility signage. Houston property owners must observe both TAS and ADA standards to remain in compliance.
The required number of ADA-compliant parking spaces
The ADA and TAS standards dictate how many ADA-compliant parking spaces every commercial property in Houston must maintain. It starts with one accessible space for every 25 total parking lot spaces up to 100 spaces. Then one accessible space for every 50 total spaces up to 200. Then one more accessible space for every 100 total spaces up to 500. Beyond 500 total spaces, the number of accessible spaces must equal 2 percent of the total number of spaces in the parking lot. Additionally, one out of every six accessible spaces must be a van-accessible space. On commercial properties that include multiple parking lots, each parking lot is considered separately for ADA and TAS purposes.
The size of accessible parking lot spaces
Standard accessible spaces must be at least 96 inches wide with an adjacent access aisle at least 60 inches wide. Van accessible spaces must be at least 132 inches wide with an adjacent 60-inch access aisle.
Signage for accessible parking lot spaces
ADA striping must include high contrast colors and the International Symbol of Accessibility (the wheelchair icon). In addition to striping, each accessible space must include a clearly visible sign posted at each accessible parking space. This sign must be mounted at least 60 inches off of the ground and remain visible even when a vehicle is parked in the space. Further, each van accessible space must include additional signage that marks it as such.
Triggers of an ADA review for a commercial parking lot
Commercial property owners should keep in mind that altering the parking lot’s layout may trigger an ADA review. This includes changing the number of parking lot spaces, changing traffic patterns on the lot or altering the location of loading zones or fire access routes.
If Houston business owners observe these ADA standards, they will avoid the costly penalties associated with ADA violations.
What Are the Penalties for ADA Noncompliance?
ADA noncompliance is expensive for Houston businesses if they are found to be in violation of ADA or TAS standards. Those penalties include the following:
TAS administrative penalties
Texas enforces accessibility requirements through the Texas Architectural Barriers Act and TAS, and violations trigger administrative penalties. This includes $500-$3,000 for the first violation, $1,500-$4,000 for the second violation and $2,500-$5,000 for each subsequent violation.
Private, ADA-related lawsuits
If someone encounters an accessibility-related issue on a commercial property, they have grounds to file a lawsuit against the property owner under ADA regulations. Insufficient accessible parking spaces, missing van-accessible spaces, improper access aisle dimensions, missing/incorrect ADA signage or inaccessible routes can all trigger a lawsuit.
Attorney fees
Legal fees frequently exceed the cost of ADA/TAS compliance. When a private plaintiff seeks injunctive relief against a property owner, that owner usually pays for their own legal expenses, the plaintiff’s attorney fees (if the plaintiff wins) and the cost of corrective construction or restriping.
Corrective construction costs
Corrective construction costs can be another major financial hit to an organization. If ADA/TAS violations are discovered, the property owner must take measures to correct them or they risk additional penalties. This may include reconfiguring parking lots, removing and restriping parking spaces, installing additional signage, regrading pavement to achieve compliant slopes and creating accessible routes to building entrances. In some cases, this may include extensive and expensive construction processes.
A Reputable Parking Lot Contractor will Ensure Your Parking Lot Striping is ADA Compliant
If it has been a while since your parking lot striping has been addressed or refreshed, the summer is a good time to schedule an inspection. Faded or worn striping is an ADA and TAS violation if it deteriorates too much.
An experienced commercial parking lot contractor can help Houston property owners avoid that expensive outcome. It starts with a detailed inspection of your parking lot and its condition. If restriping is required for ADA purposes, your contractor can recommend cost effective solutions and ensure your striping is ADA and TAS compliant.
Parking Lot Striping and ADA Compliance: FAQs
How many ADA accessible parking spaces does my Houston parking lot need?
It starts with one accessible space for every 25 total parking lot spaces up to 100 spaces. Then one accessible space for every 50 total spaces up to 200. Then one more accessible space for every 100 total spaces up to 500. Beyond 500 total spaces, the number of accessible spaces must equal 2 percent of the total number of spaces in the parking lot. One out of every six accessible spaces must be a van-accessible space.
How wide does an ADA accessible parking space have to be?
Standard accessible spaces must be at least 96 inches wide with an adjacent access aisle at least 60 inches wide. Van accessible spaces must be at least 132 inches wide with an adjacent 60-inch access aisle.
Do Texas Accessibility Standards apply on top of the ADA?
Yes. Texas enforces accessibility regulations through its state-level Texas Accessibility Standards, or TAS. TAS includes several standards on accessible parking space dimensions and accessible routes, and it also includes standards on accessibility signage. Houston property owners must observe both TAS and ADA standards to remain in compliance.
What are the penalties for ADA and TAS noncompliance in Texas?
Texas enforces accessibility requirements through the Texas Architectural Barriers Act and TAS, and violations trigger administrative penalties. This includes $500-$3,000 for the first violation, $1,500-$4,000 for the second violation and $2,500-$5,000 for each subsequent violation. Property owners can also face private ADA-related lawsuits, attorney fees and corrective construction costs.
What changes to my parking lot can trigger an ADA review?
Altering the parking lot’s layout may trigger an ADA review. This includes changing the number of parking lot spaces, changing traffic patterns on the lot or altering the location of loading zones or fire access routes.
Can faded parking lot striping put my property out of compliance?
Yes. Faded or worn striping is an ADA and TAS violation if it deteriorates too much. If it has been a while since your parking lot striping has been addressed or refreshed, it is a good time to schedule an inspection.
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