In Civil Rights Education and Enforcement Center v. Hospitality Properties Trust, 2017 WL 3401319 (9th Circuit, August 9, 2017) the Ninth Circuit decided once again to make abusive serial ADA litigation as easy as possible, ignoring both the constitutional limits on standing and the way cheap standing† has created a crisis in ADA litigation that Congress is only now beginning to fix.* The plaintiffs in Hospitality Properties Trust never visited the hotels they sued, relying instead on telephone calls in which they were supposedly told the defendant hotels lacked accessible free shuttle services. Beyond alleging the existence of these calls they included boilerplate allegations that they would have stayed at the hotel if there had been shuttle service and that they would visit in the future but were deterred by the ADA violation. This, they claimed, created an injury sufficient for Article III standing. More
ADA – drive-by litigation
Common sense and the ADA – A breath of fresh air from California
Strong v. Johnson et al, 2017 WL 3537746 (S.D. Cal. Aug. 27, 2017) probably won’t go down in history as a landmark ADA decision, but shows a sometimes uncommon level of common sense about the difference between technical ADA requirements and the reality of accessibility.
By the time of this decision, the defendants had remediated all of the barriers to access that gave rise to the original lawsuit. The plaintiffs, undeterred, sent their expert back out to look for more. What he found was an excessive cross-slope “at the head” of the accessible parking space and an excessive running slope at the handicapped parking sign. Both appear to constitute violations of the 2010 ADA Standards, which require that “parking spaces” have slopes of no more than about 2% and make no distinction between the different parts of the parking space.
The Court rejected these technical violations because: “Passengers do not load, unload, or transfer into or out of vehicles at the head of a parking space, and vehicular lifts do not deploy there.” What matters for accessibility is how the slope of the space affects a disabled person, not whether there is some spot that has a slightly excessive slope. The Court had a similar observation about slopes in the middle of a parking space: “While excessive slope in the center of a parking space might technically be a violation of some kind, the fact that it is in the middle of the parking space means it would be underneath any vehicle parked there.” The court does mention the slope at the sign, but the same reasoning applies. A person in a wheelchair isn’t going to run into or even scrape a sign, so the slope at the sign is irrelevant to accessibility.
This common sense matters to defendants because one of the many games experts play in this ADA cases involves what this expert seems to have done; that is, taking measurements at many locations, trying to find just one or two that will justify a complaint. Parking spaces are large enough that it is hard to make the entire space and adjacent aisle perfectly flat, so this game often yields results. Requiring the plaintiff to show not just a technical violation, but a violation that mattered for accessibility, will often be a victory for a defendant who would otherwise end up re-paving a perfectly good parking space.
The Court also rejected the idea that the slopes might affect the plaintiff as she traversed the parking lot because as a matter of fact she never crossed the lot; she just parked and got out of her van. The slopes might be a problem for someone, but they were not for her. The Court had a similar observation about the striping on the access aisle. After noting that there did not seem to be even a technical violation the Court went on to note that: “And even if this might be a barrier for someone, Plaintiffs have never said why it would be a barrier for them.” Access aisles are required to be marked so as to discourage parking, but this only matters if the plaintiff cannot load or unload because of a parked vehicle, which evidently never happened.
For those who wonder why the Plaintiffs tried so hard to keep their lawsuit alive when the owner had fixed all the problems they identified, the answer is simple. Money. When remediation makes a lawsuit moot the plaintiff’s lawyers go home empty handed, and for most lawyers there is no more horrible result than that. Our next blog – “Mootness done right” – will discuss a case demonstrating what defendants must do if they want to take advantage of the mootness defense. In the meantime, remember that in one court, at least, common sense about the real impact of technical violations matters.
Getting real – a step in the right direction for ADA claims
The usual elements of a complaint filed under the FHA and ADA are:
- A lengthy and unnecessary recital of the legislative history of the law, including all kinds of statements about the historical oppression of those with disabilities,
- A broad allegation that the plaintiff visited the defendant’s location, without details that might make the claim verifiable, and
- A series of broad statements about violations of the law that, once again, lack any detail that would make them verifiable.
Hello Amazon, and welcome to the world of ADA litigation.
The major news outlets seem to have overlooked the most interesting aspect (to me) of Amazon’s acquisition of Whole Foods; that is, Amazon’s leap into the world of serial ADA filers and controversy over internet accessibility. Amazon has experimented with physical stores, but soon it will have hundreds of them in the U.S., and every one of them has some kind of ADA accessibility issue. That isn’t an accusation, but an assumption based on the highly technical requirements in the 2010 ADA Standards and the proven inability of even the most sophisticated organizations to control the hundreds or thousands of people whose jobs are not primarily related to accessibility to do what is required. Somebody’s going to stack boxes in a hallway, block a checkout counter, take too long to repair a vandalized accessible parking sign, or fail to notice a 10% slope where 8.3% is the maximum. Whole Foods has already been sued many times based on accessibility failures in its stores. More
ADA Litigation – cooking hotdogs with $100 bills.
The following link is to a story on ABC 15, Arizona concerning the latest developments in the ongoing investigation of abusive ADA litigation in Arizona and New Mexico. Local Judge Orders Release. The article explains the situation in some detail, but the basic news is simple. A private company hired lawyers and plaintiffs to file ADA lawsuits, paying for their services and pocketing what looks like a substantial profit. None of this might have ever come to light except that the number of suits (in the thousands) was astonishing even by ADA serial litigation standards.
For both disabilities advocates and firms like ours that defend ADA lawsuits this kind of report poses a critical question: Is this the norm, or an aberration? When we see dozens or hundreds of ADA suits filed in a short time by a single firm and plaintiff are we seeing a legitimate effort to create an accessible world or exploitation of a law for purely private benefit? More