What are the ADA requirements for Office Buildings in Westwood?

Office Buildings in Westwood must comply with both the federal ADA and California Building Code Title 24 accessibility standards. Key focus areas for Office Buildings include Elevator Accessibility Requirements (Multi-Story), Restroom Requirements Per Floor, Parking Garage Accessible Route to Lobby. Our inspection produces a contractor-ready scope of work so your team can bid and build corrections immediately — eliminating guesswork and reducing remediation timelines. Call (818) 575-0264 to schedule your Westwood Office Building assessment.

How much does a Office Building CASp inspection cost in Westwood?

The cost of a CASp inspection for a Westwood Office Building depends on square footage, number of floors, and site complexity. Our inspector Built Ronald Reagan UCLA Medical Center and brings 30+ years of accessibility expertise to every project. When you compare the inspection investment to the average ADA lawsuit settlement of $1,000–$5,150,000, the ROI is immediate. Schedule your assessment by calling (818) 575-0264 for a property-specific quote.

What are common ADA violations in Westwood Office Buildings?

The most frequently cited ADA violations in Westwood Office Buildings include Non-Compliant Accessible Parking Spaces, Inaccessible Exterior Path of Travel, Missing or Non-Compliant Parking Signage. With 92.7% of Westwood Office Buildings built before 1990, pre-ADA construction issues are especially prevalent. Each violation carries statutory damages exposure of $4,000 or more per occurrence under California Civil Code 55.56. A proactive CASp inspection identifies every deficiency and delivers a contractor-ready scope of work — giving you a clear, prioritized remediation plan before a demand letter arrives.

Does my Westwood Office Building need a CASp inspection?

Any Westwood Office Building open to the public is a potential target for ADA lawsuits. Office Buildings in Westwood face a moderate litigation risk level among 210 Office Buildings in Westwood. Serial litigants including So. Cal. Equal Access Group and Brian Whitaker (Potter Handy / Center for Disability Access) are active in this market. A CASp inspection is the only way to obtain Qualified Defendant status under California law, which caps statutory damages and grants a 90-day early evaluation stay if you are sued. Without this protection, your Office Building faces unlimited exposure from serial litigants active throughout Westwood. Call (818) 575-0264 to schedule your assessment and reduce your legal risk.

What is Qualified Defendant status for Westwood Office Building owners?

Qualified Defendant status, established under California Civil Code Section 55.56, is the most powerful legal shield available to Westwood Office Building owners facing ADA litigation. It requires a current CASp inspection report — and only a state-certified CASp such as #991 can issue one. This status reduces minimum damages from $4,000 to $1,000 per violation — potentially saving $1,000–$3863,000 based on typical Westwood settlements. Our inspector Built Ronald Reagan UCLA Medical Center and delivers a contractor-ready scope of work alongside your inspection report. Call (818) 575-0264 to protect your Westwood Office Building before a lawsuit is filed.

moderate Litigation Risk — 92.7% Pre-1990 Building Stock

Office Building ADA Compliance in Westwood

210 office buildings across 4 commercial corridors. With 92.7% of buildings constructed before 1990 and an average build year of 1965, Westwood office buildings face significant ADA compliance challenges.

Schedule Assessment →(818) 575-0264

210

Office Building Properties

92.7%

Built Before 1990

moderate

Litigation Risk

$1K–$5M

Typical Settlement

CASp #991Built Ronald Reagan UCLA Medical CenterMS Structural EngineeringTutor Perini Veteran$1M Insured

← See the full Westwood ADA compliance overview

City Intelligence Brief

Westwood has 210 office buildings, 92.7% built before 1990 (avg. year 1965), concentrated along Wilshire Boulevard Office Corridor. Office Building ADA litigation risk is moderate in Westwood, with settlements reaching $5M — non-compliant accessible parking spaces is the leading trigger. Westwood'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 Westwood's office buildings, with 5 local programs supporting accessibility upgrades.

Building Stock Analysis

Office Building Building Stock in Westwood

Westwood's Wilshire Boulevard Office Corridor corridor has 92.7% pre-1990 office buildings with an average build year of 1965, making non-compliant accessible parking spaces especially common.

An analysis of office building properties in Westwood, including building age, square footage, and key commercial corridors.

210

Office Building Properties

21.27M

Total Sq Ft

92.7%

Built Before 1990

1965

Avg Year Built

Typical Era: 1961-1988

Key Corridors

Wilshire Boulevard Office Corridor

Regional center stretching from Veteran Ave (west) to Hilgard Ave (east), approximately 16 net acres. Dominated by high-rise Class A office towers (16–24 stories), with Douglas Emmett, Inc. controlling 74% of the corridor after a $1.34 billion acquisition in 2016. Contains the Westwood Medical Plaza (1962, Paul Revere Williams architect) and the Federal Building (1969). Post-WWII and mid-century towers designed by notable architects including Claud Beelman, Charles Luckman, Welton Becket, and Maxwell Starkman. Ongoing tenant improvements in 1960s–70s towers trigger path-of-travel obligations under CBC 11B. Future Metro D Line Purple Line station at Wilshire/Westwood (opening 2027) will significantly increase pedestrian traffic and ADA scrutiny.

Westwood Village

Community commercial center bounded by Le Conte Ave (north), Lindbrook Drive (south), UCLA West Campus (west), and Tiverton Ave (east) — approximately 33 net acres. Core buildings from 1929–1951 in Mediterranean Revival and Spanish Colonial Revival styles, developed by the Janss Investment Corporation. Nearly 100% pre-ADA low-rise (1–3 story) commercial stock with pervasive accessibility barriers: stepped entrances, narrow doorways (28–30 inches vs 32-inch minimum), courtyard level changes, irregular paving, and no elevator access. Six Historic-Cultural Monuments including Fox Village Theater (1931), Fox Bruin Theater (1937), and Janss Investment Company Building (1930) constrain exterior modifications. Westwood Village Specific Plan (adopted 1989, amended 2014 and 2022) regulates development. ~40% commercial vacancy by 2021 prompted ongoing zoning reform. UCLA sidewalk study documented broken, cracked sidewalks violating ADA requirements in the Village area.

Showing corridors most relevant to Office Buildings. 4 total corridors in Westwood.

Notable Buildings

Kirkeby Center / Occidental Petroleum

10889 Wilshire Blvd

Built 1961

Westwood Medical Plaza (Linde Medical Plaza)

10921 Wilshire Blvd

Built 1962

154,196 sq ft

Westwood Center

1100 Glendon Ave

Built 1965

332,163 sq ft

10900 Wilshire

10900 Wilshire Blvd

Built 1969

Oppenheimer Tower

10880 Wilshire Blvd

Built 1970

581,384 sq ft

10960 Wilshire / Tishman Building

10960 Wilshire Blvd

Built 1971

590,558 sq ft

Westwood Place

10866 Wilshire Blvd

Built 1987

198,750 sq ft

The Tower

10940 Wilshire Blvd

Built 1988

221,396 sq ft

One Westwood

10990 Wilshire Blvd

Federal Building

11000 Wilshire Blvd

Built 1969

Janss / Holmby Building

901 Westwood Blvd

Built 1929

Geffen Playhouse (Masonic Affiliates Club)

10874 Le Conte Ave

Built 1929

University Professional Building

1091 Broxton Ave

Built 1929

Nittinger Building

1091-1099 Gayley Ave

Built 1930

El Paseo

1001 Broxton Ave

Built 1931

El Encanto Tea Room

1101-1121 Glendon Ave

Built 1931

Fox Village Theater

Broxton Ave

Built 1931

Gardens on Glendon / Hamlet

1133-1139 Glendon Ave

Built 1933

Fox Bruin Theater

Broxton Ave

Built 1937

Bullock's (now retail)

10860 Le Conte Ave

Built 1951

Westwood Village Square

1101 Westwood Blvd

Built 1976

58,180 sq ft

Gayley Center

1101-1149 Gayley Ave

Built 1979

Mixed-Use Commercial

1510-1518 Westwood Blvd

Built 1931

Commercial Building

1351 Westwood Blvd

Built 1933

Commercial Building

1340 Westwood Blvd

Built 1934

Westwood Professional Building

1033 Gayley Ave

Built 1938

15,000 sq ft

1018-1024 Westwood Blvd (Class B Office)

1018-1024 Westwood Blvd

Built 1941

18,522 sq ft

1446 Westwood Blvd

Built 1948

3,986 sq ft

1310 Westwood Blvd

Built 1955

8,000 sq ft

1650 Westwood Blvd

Built 1978

9,748 sq ft

Fox Apartments

10251 Santa Monica Blvd

Built 1933

Litigation Intelligence

ADA Litigation Risk for Office Building in Westwood

With a moderate litigation risk and settlements reaching $5M, office buildings in Westwood 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

RestaurantRetail StoreGas StationMedical OfficeHotel

Plaintiff Firms Targeting Office Buildings

Firm	Focus	Volume
Employee vs. Visitor Plaintiff Patterns
Landlord-Targeted vs. Tenant-Targeted Lawsuits

Targeting Pattern

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

ADA §502; CBC 11B-502

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).

Regulatory Context

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

$500–$2,000Most common single violation in California ADA lawsuits

Inaccessible Exterior Path of Travel

ADA §402–403; CBC 11B-402, 11B-403

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%).

$2,000–$15,000Second most common violation statewide

Missing or Non-Compliant Parking Signage

ADA §502.6; CBC 11B-502.6, 11B-502.8

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%).

$100–$300Third most common violation statewide

Non-Compliant Counter/Surface Heights

ADA §902, §904; CBC 11B-902, 11B-904

Reception desks, lobby counters, and sign-in areas exceed maximum height requirements (34 inches max for accessible portions). Recorded 1,035 instances (9.41%).

$1,500–$5,000Fourth most common violation statewide

Non-Compliant Exterior Ramps and Stairs

ADA §405–406; CBC 11B-405, 11B-406

Building entrance ramps exceed 1:12 slope ratio, lack compliant landings, or are missing handrails and edge protection. Recorded 894 instances (8.13%).

$3,000–$15,000Fifth most common violation statewide

Interior Path-of-Travel Obstructions

ADA §307; CBC 11B-307

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%).

$500–$3,000Sixth most common violation statewide

Non-Compliant Van-Accessible Spaces and Loading Zones

ADA §502.2; CBC 11B-502.2, 11B-503

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%).

$1,000–$5,000Seventh most common violation statewide

Non-Compliant Restroom Entry Doors

ADA §404; CBC 11B-404, 11B-603

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.

$1,000–$5,000Ninth most common overall; highest restroom-specific violation and trending upward

Regulatory

Elevator Accessibility Requirements (Multi-Story)

The ADA's "3-and-3,000" rule provides that elevators are not required in private buildings that are either fewer than three stories or have fewer than 3,000 square feet per story. However, this exemption does not apply to shopping centers, healthcare providers' offices, transit stations, or government facilities. A standard multi-story office building exceeding these thresholds must provide at least one accessible elevator.

CBC 11B

Regulatory

Restroom Requirements Per Floor

Under CBC 11B-213, where toilet and bathing facilities are provided, each toilet room must be accessible and connected to an accessible route from an accessible entry. At minimum, 10% (but no fewer than one) of urinals and lavatories must be accessible. In alterations where full compliance is technically infeasible, a single accessible unisex restroom on the same floor is an acceptable alternative.

CBC 11B-213

Regulatory

Lobby and Common Area Requirements

Building lobbies that are open to the public may qualify as "places of public accommodation," triggering the full range of Title III obligations including ongoing barrier removal. Key elements include: Accessible entrance doors (32-inch minimum clear width, lever hardware) Reception counter with a lowered accessible section (34 inches max) Accessible directory and wayfinding signage with Braille and raised characters Clear floor space and turning radius for wheelchair users

Regulatory

Tenant Improvement Trigger: The 20% Rule

When alterations are made to a "primary function area" (any space where the building's core activity occurs), the path of travel from that area to site arrival points—including parking, entrance, restrooms, and drinking fountains—must be made accessible. This obligation is capped at 20% of the total alteration cost. However, under California law, if the total project cost exceeds the valuation threshold (currently $186,172), the 20% cap does not apply, and full path-of-travel compliance is required regardless of cost.

Regulatory

Multi-Tenant Liability Allocation

Both landlord and tenant are liable to plaintiffs under *Botosan*. Lease provisions can allocate financial responsibility between the parties but cannot eliminate liability to third parties. Under *Kohler*, a tenant is generally not liable for violations in areas outside its control (e.g., a single tenant suite cannot be held responsible for shared parking lot violations).

Regulatory

Emergency Evacuation Accessibility

California Building Code requires areas of refuge in multi-story buildings—designated areas where persons unable to use stairways can wait for assistance during emergencies. In existing building alterations, areas of refuge are not required. When an accessible floor is four or more stories above or below the exit discharge level, at least one accessible means of egress must be an elevator complying with emergency operation requirements.

Regulatory

Conference Room and Break Room Accessibility

Conference rooms, break rooms, and kitchenettes within office space are not classified as "employee work areas" under the ADA; they are common-use spaces requiring full accessibility. This includes accessible routes to these spaces, compliant door hardware, adequate maneuvering clearance, accessible tables and counters, and accessible kitchen/break room appliances at appropriate reach heights. *

8,667 cases

Federal ADA Title III filings nationwide (2025)

3,252 cases

California federal ADA filings (2025, #1 nationally)

65.28%

LA County share of CA website ADA lawsuits (Q1 2025)

88% of all filings

CCDA complaints filed in state court (2024)

2,598 lawsuits

So Cal Equal Access Group federal filings (2024)

$5,000+ plus attorney's fees

Minimum combined statutory exposure per visit (Unruh + CDPA)

A pre-litigation CASp inspection provides Qualified Defendant status under Cal. Civ. Code §55.51, reducing minimum statutory damages by 75% (from $4,000 to $1,000 per occurrence), triggering an automatic 90-day court stay upon filing, and requiring a mandatory early evaluation conference within 50 days — yet in 2024, approximately 99% of defendants failed to utilize these protections.

Investment vs. Exposure

Cost vs. Risk for Office Buildings in Westwood

With office building ADA settlements in Westwood ranging from $1K to $5M and 8 documented violation categories, a proactive CASp inspection is the most cost-effective protection.

A CASp inspection costs a fraction of a single ADA lawsuit settlement.

Inspection Cost

$2,000–$4,000

4-6 hours on-site

Typical Settlement

$1K–$5M

Based on Westwood data

Protection Value

1:4

Return on compliance investment

Accessibility Demand

Who Needs Accessible Office Buildings in Westwood

Westwood'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.

Permit Requirements

Building Department & Permit Requirements

Los Angeles Department of Building and Safety (LADBS) in Westwood oversees ADA compliance for 210 office buildings — Los Angeles Building Code (LABC), incorporating CBC Chapter 11B with local amendments.

Los Angeles Department of Building and Safety (LADBS)

City of Los Angeles jurisdiction — Westwood is an unincorporated neighborhood within LA, served by the West Los Angeles (WLA) LADBS branch office. LADBS has full authority over all building permits, plan checks, and inspections.

Current code	Los Angeles Building Code (LABC), incorporating CBC Chapter 11B with local amendments
Path-of-travel trigger	CBC Section 11B-202.4 — any alteration, addition, or structural repair triggers path-of-travel upgrades

See full details →

Local Resources

Local Programs & Resources

5 local programs

City of Los Angeles Small Business Accessibility Pilot Grant

Launched in 2023, this pilot program provides upfront funding to small businesses for accessibility and construction improvements. Created in response to business owner input and co-hosted by the City and CCDA in a December 2023 webinar.

LA County RENOVATE Façade Improvement Program

County-administered grants for exterior improvements including ADA-compliant features, funded through CEDTF and CDBG resources. Grants up to $370,728 per project have been awarded. Westwood eligibility may be limited since it is within the City of LA — businesses should verify with DEO (capdev@opportunity.lacounty.gov).

View all programs for Westwood →

CASp

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

Schedule Assessment →(818) 575-0264

Jose Rubio

Certified Access Specialist

CASp #991

Built Ronald Reagan UCLA Medical CenterMS Structural EngineeringTutor Perini veteran$1M+ insured

Jose 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 →

The information on this site is for general informational purposes only and does not constitute legal advice. Consult a licensed attorney for advice specific to your situation.

Frequently Asked Questions

Protect Your Westwood Office Building

Schedule a CASp inspection and activate Qualified Defendant status under California Civil Code §55.56.

(818) 575-0264|arubio@arsaccess.com