Office Building ADA Compliance in Torrance
3,241 office buildings across 8 commercial corridors. With 89.9% of buildings constructed before 1990 and an average build year of 1974, Torrance office buildings face significant ADA compliance challenges.
Torrance has 3,241 office buildings, 89.9% built before 1990 (avg. year 1974), concentrated along Hawthorne Boulevard Corridor. Office Building ADA litigation risk is moderate in Torrance, with settlements reaching $5M — non-compliant accessible parking spaces is the leading trigger. Torrance's 9.8% disability rate and 17.5% senior population create above-average demand for accessible office buildings. City of Torrance Community Development Department (Building & Safety Division) oversees ADA compliance for Torrance's office buildings, with 5 local programs supporting accessibility upgrades.
Office Building Building Stock in Torrance
Torrance's Hawthorne Boulevard Corridor corridor has 89.9% pre-1990 office buildings with an average build year of 1974, making non-compliant accessible parking spaces especially common.
An analysis of office building properties in Torrance, including building age, square footage, and key commercial corridors.
3,241
Office Building Properties
60.98M
Total Sq Ft
89.9%
Built Before 1990
1974
Avg Year Built
Typical Era: 1975-1990
Key Corridors
Hawthorne Boulevard Corridor
Primary north-south commercial spine extending 6 miles through Torrance, encompassing 857 acres under the Hawthorne Boulevard Corridor Specific Plan (adopted 1996, amended 2019). Contains the Central Business District with Class A office towers, Del Amo Fashion Center, and dense retail/restaurant nodes. Average daily traffic exceeds 40,000 vehicles.
Torrance Boulevard Corridor
Major east-west commercial arterial running approximately 4.5 miles, carrying over 45,000 vehicles per day. Dense commercial strip with medical offices clustered near Providence Little Company of Mary Medical Center.
190th Street Corridor
East-west commercial and office corridor containing 4,126,074 SF of office inventory with a notably low 1.09% direct vacancy rate. Mix of office, industrial, flex, and retail.
Western Avenue Industrial/Commercial Corridor
North-south corridor through eastern Torrance with industrial/flex uses near 190th Street transitioning to commercial southward. Contains significant industrial building stock.
Showing corridors most relevant to Office Buildings. 8 total corridors in Torrance.
Notable Buildings
The Torrance (Class A Office Tower)
21250 Hawthorne Blvd
Built 1988
306,765 sq ft
Del Amo Crossing (Office Campus)
21515-21615 Hawthorne Blvd
Built 1967
227,666 sq ft
Village Del Amo (Grocery-Anchored Retail Center)
21201-21327 Hawthorne Blvd
Built 1975
166,365 sq ft
Torrance Medical Plaza
19000 Hawthorne Blvd
Built 1981
24,000 sq ft
Pyramid Office and Medical Park
22939 Hawthorne Blvd
Built 1970
29,029 sq ft
Pacific Electric Railway Depot (The Depot Restaurant)
1250 Cabrillo Ave
Built 1912
4,500 sq ft
El Prado/Sartori Corner Commercial Building
1304 El Prado Ave
Built 1938
10,200 sq ft
Torrance Executive Plaza East
3400-3528 Torrance Blvd
Built 1975
186,053 sq ft
Providence Little Company of Mary Medical Center
4101 Torrance Blvd
Built 1960
550,000 sq ft
The Medical Centre
4201 Torrance Blvd
Built 1978
95,202 sq ft
Torrance Civic Plaza and Medical Center
3500 Torrance Blvd
Built 1975
190,276 sq ft
Torrance Shopping Plaza (Target/Ralphs Center)
2750 Sepulveda Blvd
Built 1970
165,903 sq ft
Sepulveda/Arlington Office Building
2200 Sepulveda Blvd
Built 1991
16,290 sq ft
Torrance Gateway Phase III (Industrial)
1900-1940 W 190th St
Built 2005
270,447 sq ft
190th Street/Western Avenue Commercial Center
NW corner 190th St & Western Ave
Built 2023
22,939 sq ft
Del Amo Fashion Center
3525 W Carson St
Built 1966
2,517,765 sq ft
Torrance Executive Plaza West
3828-3858 Carson St
Built 1975
158,559 sq ft
Western Business Center
20655-20725 S Western Ave
Built 1979
130,810 sq ft
Rexford Industrial Building
21515 Western Ave
Built 2024
83,740 sq ft
ADA Litigation Risk for Office Building in Torrance
With a moderate litigation risk and settlements reaching $5M, office buildings in Torrance 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)
Seven of the top 11 ZIP codes for CCDA complaints are in LA County (2024)
LA County concentration
3,513 state and federal filings with 10,994 alleged violations
CCDA construction-related accessibility complaints (2024)
2,598 federal ADA filings (79.9% of California's federal total)
Top law firm federal filings — So Cal Equal Access Group (2024)
$6,000–$22,000 (typical: $16,000)
Typical single-visit settlement range (South Bay)
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. In Garcia v. Zarco Hotels (2023-2025), a property with documented CASp compliance defeated serial plaintiff claims and recovered $142,584 in defense attorney fees. Despite these powerful protections, the CCDA reported 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 Torrance property owners.
Who Needs Accessible Office Buildings in Torrance
Torrance's 9.8% disability rate and 17.5% senior population create high demand for accessible office buildings.
9.8%
Residents with Disabilities
17.5%
Residents 65+
4,878
Veterans
Accessible workplaces are required to accommodate employees and visitors with disabilities.
Building Department & Permit Requirements
City of Torrance Community Development Department (Building & Safety Division) in Torrance oversees ADA compliance for 3,241 office buildings — 2022 California Building Standards Code — no local amendments to CBC Chapter 11B accessibility provisions; state CBC 11B requirements adopted as-is.
City of Torrance Community Development Department (Building & Safety Division)
Independent municipal jurisdiction — fully incorporated city with its own building department. NOT under LADBS jurisdiction. Torrance adopts the California Building Code without local amendments to Chapter 11B accessibility provisions.
| Current building code | 2022 California Building Standards Code — no local amendments to CBC Chapter 11B accessibility provisions; state CBC 11B requirements adopted as-is |
| Path-of-travel trigger | Alterations above $195,358 CBC valuation threshold trigger full path-of-travel upgrade; below threshold, 20% of adjusted construction cost allocated to barrier removal |
Local Programs & Resources
5 local programs
Torrance Property Rehabilitation Rebate Program (Commercial Rehabilitation Rebate)
Launched September 2022 by the City of Torrance to offer financial incentives for renovation, restoration, and preservation of exterior facades. Covers code compliance issues including CBC 11B accessibility requirements triggered by exterior renovations. Annual application cycle — program expected to reopen for applications in March/April 2025.
CDBG Sidewalk Improvements for Disabled Accessibility (I-135)
City of Torrance Public Works capital improvement project funded by CDBG, Measure M, and TDA funds. The FY25-26 phase allocates $1.2 million for repair of damaged sidewalks and upgrade of ADA curb ramps in the Crenshaw/Sepulveda/Arlington/230th area, with construction from February to June 2026.
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 Torrance
Understanding remediation investment and litigation risk
Remediation Investment
Cost of Inaction
4–6 hours on-site
Based on Torrance 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.
Torrance Office Building Compliance Landscape
Local enforcement data combined with office building ADA requirements
Torrance 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 3,241 office building properties in Torrance, 89.9% 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 Torrance Office Building
Schedule a CASp inspection and activate Qualified Defendant status under California Civil Code §55.56.