Tri-Cities ADA Standards for New Buildings - FAQ
The Tri-Cities area of Washington requires new construction to meet federal and state accessibility standards. This FAQ explains how the 2010 ADA Standards and related state building rules apply to new buildings in Kennewick, Pasco and Richland, who enforces compliance, what applicants must submit with permits, and how to report access problems. Refer to the federal standards for technical criteria and the Washington State Building Code Council for state adoption details; local building departments implement plan review and inspections.[1][2]
Scope & Which Standards Apply
New commercial buildings and public accommodations in Tri-Cities must comply with the 2010 ADA Standards for Accessible Design and the accessibility provisions adopted into the Washington State Building Code. Where the municipal building code differs, the most restrictive applicable requirement governs. For technical scoping and technical requirements consult the federal standards and the Access Board guidance.[1][3]
Permits, Plan Review & Inspections
Local building departments conduct plan review and field inspections during permitting. Expect accessibility reviews as part of the building permit application and inspections at footing/foundation, framing, and final stages where required by the city.
- Include accessible routes, restroom layouts, door clearances, signage and details in permit drawings.
- Provide specifications for ramps, handrails, detectible warnings, and accessible parking counts.
- Allow additional review time for accessibility details during plan check.
Penalties & Enforcement
Enforcement can occur at multiple levels: local building officials enforce the state-adopted building code during permitting and inspections; federal enforcement and technical enforcement or investigations over discrimination under Title II/III are handled by the U.S. Department of Justice and corrective actions may be required under federal law.[1][2]
- Fines or monetary penalties for ADA violations at the federal level: not specified on the cited page where municipal adoption is described; consult the federal enforcement page for amounts and case law.
- Escalation: initial corrective orders followed by possible civil actions or further enforcement; specific fine schedules are not specified on the cited municipal pages.
- Non-monetary sanctions: injunctive relief, mandatory remedial modifications, stop-work orders, and refusal of final occupancy certificate until compliant.
- Enforcers: local Building Official or Permit Services for Kennewick, Pasco and Richland for permit/inspection enforcement; the U.S. Department of Justice for federal ADA enforcement.[2]
- Complaints and inspections: file code or accessibility complaints with the local building department; federal disability discrimination complaints may be filed with the DOJ Civil Rights Division.
- Appeals/review: appeals of local code enforcement decisions usually go to the local appeals board or hearing examiner; time limits for appeals are set by each city code and are not specified on the cited city permit pages.
Applications & Forms
Permit application requirements differ by city. Where published, each city provides permit checklists and application forms through its building or development services pages. If no dedicated accessibility checklist is posted, accessibility details must still be shown on construction documents submitted with the building permit application.[2]
Action Steps for Owners & Developers
- Include ADA-compliant details in your drawings before permit submission.
- Request a pre-application meeting with the local building department to identify accessibility review needs.
- Allow for additional plan-check time and budget for required modifications found during inspections.
FAQ
- Which ADA standard applies to new buildings in Tri-Cities?
- The 2010 ADA Standards for Accessible Design apply; state-adopted building codes implement accessibility locally and may reference A117.1 or other standards.[1]
- Who enforces accessibility requirements for permits and inspections?
- Local building departments in Kennewick, Pasco and Richland enforce permit-related accessibility through plan review and inspections; federal enforcement for discrimination claims is handled by the DOJ.[2]
- What if a finished building is found noncompliant?
- The building official can require remedial work, with possible stop-work or withholding of final occupancy; federal remedies may include injunctive relief—specific fine amounts are not specified on the cited municipal pages.
- How do I file an accessibility complaint?
- File with the local building or code office for permit/inspection issues; for discrimination, file a complaint with the U.S. Department of Justice or contact the Access Board for technical assistance.[1]
How-To
- Prepare permit drawings that show accessible routes, door clearances, restroom plans, and parking layouts.
- Submit complete plans and permit applications to the city building department and request accessibility check during plan review.
- Address any plan-check comments promptly; schedule required inspections at the stages indicated by the building department.
- If cited for noncompliance after occupancy, follow the enforcement notice, request an appeal if permitted, or schedule corrective work as ordered.
Key Takeaways
- Design for ADA compliance early to avoid costly corrections.
- Use local building departments for permit guidance and the DOJ/Access Board for federal technical questions.
Help and Support / Resources
- City of Kennewick - Building Division
- City of Pasco - Community Development/Building
- City of Richland - Building & Inspections