Office Building ADA Compliance in Brentwood
191 office buildings across 6 commercial corridors. With 98.9% of buildings constructed before 1990 and an average build year of 1968, Brentwood office buildings face significant ADA compliance challenges.
Brentwood has 191 office buildings, 98.9% built before 1990 (avg. year 1968), concentrated along San Vicente Boulevard (Barrington Avenue to 26th Street). Office Building ADA litigation risk is moderate in Brentwood, with settlements reaching $5M — non-compliant accessible parking spaces is the leading trigger. Brentwood's 10.8% disability rate and 13.4% senior population create above-average demand for accessible office buildings. Los Angeles Department of Building and Safety (LADBS) oversees ADA compliance for Brentwood's office buildings, with 3 local programs supporting accessibility upgrades.
Office Building Building Stock in Brentwood
Brentwood's San Vicente Boulevard (Barrington Avenue to 26th Street) corridor has 98.9% pre-1990 office buildings with an average build year of 1968, making non-compliant accessible parking spaces especially common.
An analysis of office building properties in Brentwood, including building age, square footage, and key commercial corridors.
191
Office Building Properties
6.94M
Total Sq Ft
98.9%
Built Before 1990
1968
Avg Year Built
Typical Era: 1977-1990
Key Corridors
San Vicente Boulevard (Barrington Avenue to 26th Street)
Primary commercial corridor of Brentwood, stretching approximately 1.5 miles east-west from Barrington Avenue to the Santa Monica city limit at 26th Street. Governed by the San Vicente Scenic Corridor Specific Plan (Ordinance 153,639). Features a coral tree-lined median (designated City historic resource) and pedestrian-oriented mix of 1-6 story retail, restaurant, office, and medical buildings. ADA concerns include pre-ADA storefronts with stepped entrances, non-compliant outdoor dining, and Design Review Board adding 4-8 weeks to exterior modification permits.
Wilshire Boulevard (I-405 Freeway to Bundy Drive)
Brentwood's high-rise office district running approximately 1.2 miles from the I-405 Freeway westward to Bundy Drive. Dominated by Douglas Emmett-owned Class A towers ranging from 14 to 19 stories. Total office inventory exceeds 1.5 million SF. ADA concerns include pre-1990 lobbies with non-compliant thresholds, subterranean parking garages with slopes exceeding 1:12, and long paths of travel from parking to building entry.
San Vicente Boulevard — Office Node (Barrington to Wilshire)
Densest office cluster within the San Vicente corridor, concentrated between 11700 and 11999 San Vicente Boulevard. Six Douglas Emmett-owned buildings totaling over 400,000 SF, ranging from 2 to 9 stories (1981-1986). Ground-floor retail includes Whole Foods and Katsuya. Highest concentration of ADA-regulated commercial space in Brentwood.
Showing corridors most relevant to Office Buildings. 6 total corridors in Brentwood.
Notable Buildings
Brentwood Medical Plaza
11980 San Vicente Blvd
Built 1975
89,304 sq ft
Brentwood Executive Plaza
11726 San Vicente Blvd
Built 1981
89,663 sq ft
Brentwood San Vicente Medical Building
11633 San Vicente Blvd
Built 1957
46,953 sq ft
11601 Wilshire Blvd
11601 Wilshire Blvd
Built 1984
350,000 sq ft
11620 Wilshire Blvd
11620 Wilshire Blvd
Built 1988
220,000 sq ft
11777 San Vicente Blvd (Katsuya Building)
11777 San Vicente Blvd
Built 1983
115,000 sq ft
11740 San Vicente Plaza
11740 San Vicente Blvd
Built 1982
85,000 sq ft
Whole Foods Building
11737 San Vicente Blvd
Built 1984
65,000 sq ft
ADA Litigation Risk for Office Building in Brentwood
With a moderate litigation risk and settlements reaching $5M, office buildings in Brentwood face significant ADA exposure — Office buildings classified purely as "commercial facilities" under ADA Title III face substantially lower litigation ri….
Litigation Risk Level
moderate
Office buildings classified purely as "commercial facilities" under ADA Title III face substantially lower litigation risk than retail, restaurant, or hospitality properties. The ADA explicitly defines commercial facilities as "privately owned, nonresidential facilities such as factories, warehouses, or office buildings". Unlike public accommodations, commercial facilities are **not** subject to the ongoing "readily achievable barrier removal" obligation. Their compliance duties arise primarily in connection with new construction or alterations. That said, the accessible path from parking through the lobby, elevators, restrooms, and common areas on every occupied floor must comply with ADA Standards and CBC 11B whenever new construction occurs or alterations are made. Multi-tenant buildings introduce layered liability: under *Botosan v. Paul McNally Realty* (9th Cir. 2000), both the landlord and tenant carry concurrent ADA obligations, and lease provisions allocating responsibility to tenants do not absolve the landlord. Conversely, under *Kohler v. Bed Bath & Beyond* (9th Cir. 2015), tenants are generally not liable for ADA violations in areas controlled exclusively by the landlord, such as shared parking lots.
Typical Settlement Range
$1,000 – $5,150,000
Most Targeted Property Types
Plaintiff Firms Targeting Office Buildings
| Firm | Focus | Volume |
|---|---|---|
| Employee vs. Visitor Plaintiff Patterns | ||
| Landlord-Targeted vs. Tenant-Targeted Lawsuits |
The distinction between employee and visitor claims is critical for office buildings: - Title I (Employment): Employees and applicants at workplaces with 15 or more employees are protected under ADA Title I, which requires reasonable accommodations in the workplace.
Serial plaintiffs—who account for a disproportionate share of California's ADA filings—overwhelmingly target public-facing businesses such as restaurants, gas stations, and retail stores.
ADA Violations & Risk Profile for Office Buildings
Non-Compliant Accessible Parking Spaces
Parking garage or surface lot spaces have excessive slopes/cross-slopes, improper dimensions, or faded striping. This is the #1 violation statewide with 1,755 instances (15.96% of all violations).
The accessible route from parking to the building entrance is the single most-litigated area in California ADA cases, with parking-related violations occupying three of the top ten positions statewide. For office building parking garages, the route must include: Properly dimensioned and signed accessible spaces (including van-accessible) Compliant slopes and cross-slopes Detectable warning surfaces at vehicular-way crossings An accessible path with proper width (36 inches minimum, 48 inches preferred), lighting, and curb ramps connecting to the lobby entrance
Inaccessible Exterior Path of Travel
Routes from parking lot or public right-of-way to the building entrance have non-compliant surfaces, excessive slopes, or lack detectable warnings. Recorded 1,197 instances (10.89%).
Missing or Non-Compliant Parking Signage
Accessible parking spaces lack proper International Symbol of Accessibility signs, van-accessible designations, or tow-away signage at entrances. Recorded 1,074 instances (9.77%).
Non-Compliant Counter/Surface Heights
Reception desks, lobby counters, and sign-in areas exceed maximum height requirements (34 inches max for accessible portions). Recorded 1,035 instances (9.41%).
Non-Compliant Exterior Ramps and Stairs
Building entrance ramps exceed 1:12 slope ratio, lack compliant landings, or are missing handrails and edge protection. Recorded 894 instances (8.13%).
Interior Path-of-Travel Obstructions
Objects project into accessible corridors (wall-mounted displays, fire extinguisher cabinets, planters) reducing clearance below the 80-inch head height or beyond the 4-inch protrusion limit. Recorded 644 instances (5.86%).
Non-Compliant Van-Accessible Spaces and Loading Zones
Office building parking facilities lack van-accessible spaces with 96-inch-wide access aisles, or loading zones are missing or noncompliant. Recorded 498 instances (4.53%).
Non-Compliant Restroom Entry Doors
Restroom doors have non-compliant thresholds, inaccessible hardware (round knobs instead of lever handles), or insufficient maneuvering clearance. Recorded 394 instances (3.58%) and rising—this violation moved from 11th place in 2023 to 9th in 2024.
3,252 cases (37.5% of national total)
Federal ADA Title III filings in California (2025)
8,667 cases
National ADA Title III federal filings (2025)
2,598 lawsuits — highest volume of any single firm in the nation
So Cal Equal Access Group federal filings (2024)
41.1% of all complaints and prelitigation letters (1,775 of 4,319)
Manning Law APC statewide CCDA share (2024)
$10,000–$25,000 (restaurants), $8,000–$20,000 (retail)
Typical single-visit settlement demand range
88% of accessibility complaints filed in state court
State vs. federal filing split (2024)
A CASp inspection completed before any lawsuit confers Qualified Defendant status under Cal. Civ. Code §55.51, providing three critical protections: a mandatory 90-day stay of court proceedings (halting attorney fee accumulation), a mandatory early evaluation conference facilitating rapid settlement, and a 75% reduction in statutory damages from $4,000 to $1,000 per offense for violations corrected within 60 days. Despite these powerful protections, CCDA data shows that 99% of defendants in 2024 did not utilize them — making proactive CASp inspection one of the most cost-effective risk mitigation strategies available to Brentwood property owners. Properties with CASp reports also receive expedited plan review at LADBS for correction of identified violations under California Civil Code §55.53.
Who Needs Accessible Office Buildings in Brentwood
Brentwood's 10.8% disability rate and 13.4% senior population create high demand for accessible office buildings.
10.8%
Residents with Disabilities
13.4%
Residents 65+
73,065
Veterans
Accessible workplaces are required to accommodate employees and visitors with disabilities.
Building Department & Permit Requirements
Los Angeles Department of Building and Safety (LADBS) in Brentwood oversees ADA compliance for 191 office buildings — 2025 California Building Code (CBC with LA amendments), including Chapter 11B Accessibility.
Los Angeles Department of Building and Safety (LADBS)
City of Los Angeles jurisdiction — Brentwood is a neighborhood within the City of LA, not a separate municipality. LADBS handles all building permits; LA City Planning handles zoning; LA Public Works handles right-of-way.
| Current building code | 2025 California Building Code (CBC with LA amendments), including Chapter 11B Accessibility |
| Path-of-travel trigger | CBC Section 11B-202.4 — alterations, structural repairs, or additions to existing buildings require accessible path of travel to the area of work |
Local Programs & Resources
3 local programs
Safe Sidewalks LA — Access Request Program (Willits Settlement)
A 30-year, $1.4 billion citywide program launched December 2016 under the Willits v. City of Los Angeles settlement. Persons with mobility disabilities can request sidewalk repairs, curb ramp installations, and removal of other barriers in the pedestrian right-of-way through LA 311 or online at sidewalks.lacity.gov. Property owners can submit access requests for sidewalks adjacent to their buildings, benefiting both their customers and reducing ADA litigation exposure.
Brentwood Village Property and Business Improvement District (PBID)
Established by City Council Ordinance No. 182231 in 2012 (originally formed 2002, renewed 2007 and 2012 for 10 years). Managed by the Brentwood Village Business Association at 140 S. Barrington Ave. Annual budget approximately $302,000, primarily funding streetscape cleaning, litter pickup, landscape upkeep, and holiday lighting. Does not directly fund ADA improvements. The City-funded Brentwood Walkability Enhancements Project ($2.56 million) on San Vicente Boulevard is installing new curb bump-outs, upgraded curb ramps, and crosswalk improvements along Brentwood's primary commercial corridor.
License #991
State-Certified Accessibility Specialist
Built Ronald Reagan UCLA Medical Center
MS Structural Engineering · Tutor Perini
Qualified Defendant Status
Reduces statutory damages 75% with 90-day litigation stay
What a CASp Inspector Evaluates: Office Building
Key CBC 11B and ADA Standards requirements checked during a CASp inspection
ADA Compliance Costs: Office Building in Brentwood
Understanding remediation investment and litigation risk
Remediation Investment
Cost of Inaction
4–6 hours on-site
Based on Brentwood data
Factors That Affect Your Remediation Cost
- •Building height and elevator count
- •Parking structure configuration
- •Common area restroom count
- •Lobby and reception area age
- •Multi-tenant lease structure
Estimates based on industry data and typical remediation projects in California. Actual costs vary based on property condition, scope of barriers identified, and local contractor rates. A CASp inspection report will identify specific barriers and prioritize remediation.
Brentwood Office Building Compliance Landscape
Local enforcement data combined with office building ADA requirements
Brentwood office building properties face a moderate litigation risk environment. Typical settlements for office building violations in this market range from $1K to $5M. Of the 191 office building properties in Brentwood, 98.9% were built before 1990 and are subject to heightened compliance scrutiny. Office buildings classified purely as "commercial facilities" under ADA Title III face substantially lower litigation risk than retail, restaurant, or hospitality properties. The ADA explicitly defines commercial facilities as "privately owned, nonresidential facilities such as factories, warehouses, or office buildings". Unlike public accommodations, commercial facilities are **not** subject to the ongoing "readily achievable barrier removal" obligation. Their compliance duties arise primarily in connection with new construction or alterations. That said, the accessible path from parking through the lobby, elevators, restrooms, and common areas on every occupied floor must comply with ADA Standards and CBC 11B whenever new construction occurs or alterations are made. Multi-tenant buildings introduce layered liability: under *Botosan v. Paul McNally Realty* (9th Cir. 2000), both the landlord and tenant carry concurrent ADA obligations, and lease provisions allocating responsibility to tenants do not absolve the landlord. Conversely, under *Kohler v. Bed Bath & Beyond* (9th Cir. 2015), tenants are generally not liable for ADA violations in areas controlled exclusively by the landlord, such as shared parking lots.
Jose Rubio
Certified Access Specialist
CASp #991Jose Rubio brings over 15 years of structural engineering and construction experience to every CASp inspection. He built Ronald Reagan UCLA Medical Center with Tutor Perini and holds an MS in Structural Engineering.
View full credentials →Frequently Asked Questions
Protect Your Brentwood Office Building
Schedule a CASp inspection and activate Qualified Defendant status under California Civil Code §55.56.