BARRIERS TO ACCESSIBILITY IN COMMERCIAL PROPERTIES

What Owners, Investors & CRE Brokers in Boise, Nampa, Twin Falls, Meridian & Pocatello Should Know

Accessibility affects every commercial property. Whether a building serves customers, tenants, or employees, its usability has a direct impact on safety, operations, and long-term value. Yet accessibility issues often go unnoticed until a transaction, renovation, or insurance review brings them to light.

For commercial buildings in Boise, Nampa, Meridian, Twin Falls, Pocatello, and Grangeville, identifying barriers to accessibility during due diligence is essential for reducing liability, setting realistic expectations, and planning improvements.

This guide explains what barriers to accessibility are, how they impact CRE transactions, and what a CCPIA-aligned commercial inspection evaluates—without interpreting codes, conducting measurements, or providing ADA compliance determinations.

1. What Are Barriers to Accessibility?

In a commercial inspection context, “barriers to accessibility” refers to visible conditions that may impede access or usability for individuals with mobility, sensory, or physical limitations.

Examples include:

• Missing or deteriorated access routes

• Improper door hardware

• Obstacles that reduce maneuvering space

• Damaged or unclear accessible parking markings

• Restroom layouts that appear functionally restrictive

• Slopes, transitions, or steps that may limit usability

These are observed visually only—not measured, tested, or certified

2. Why Accessibility Matters in CRE Transactions

Accessibility concerns significantly influence:

✔ Leasing decisions

Tenants in medical, retail, or education sectors often require accessible layouts.

✔ Investment strategy

Buyers need to understand potential future improvements.

✔ Liability risk

Barriers can increase the likelihood of accidents or complaints.

✔ Tenant satisfaction

Difficult access routes reduce usability and comfort.

✔ Capital planning and budgeting

Improvements can range from inexpensive signage to major restroom or entrance modifications.

During due diligence, identifying these conditions early protects both broker and client.

3. What a CCPIA-Aligned Inspector Evaluates (Visual Only)

CCPIA’s Commercial Standards of Practice allow inspectors to document:

• Visible barriers to accessibility

• Conditions that may affect accessibility

Inspectors do NOT:

❌ measure slopes or turning radiuses

❌ determine compliance with ADA or building codes

❌ confirm conformance for permitting or legal purposes

❌ certify that the property meets accessibility requirements

Instead, the inspection identifies observable conditions that may warrant further specialist evaluation.

Below are the primary components reviewed visually.

A. Parking & Exterior Routes (Visual Observations Only)

Inspectors may document:

• Faded or missing accessible parking markings

• Improperly placed or damaged curb ramps

• Obstructions along routes from parking to entrances

• Uneven, deteriorated, or cracked access paths

• Signage deficiencies

These observations help owners understand potential usability issues.

B. Entrances & Doors

Visual observations include:

• Hard-to-operate door hardware

• Step transitions or thresholds that appear difficult

• Narrow or obstructed entry routes

• Damage affecting door clearances

Inspectors do not measure thresholds or verify door clearance requirements.

C. Interior Circulation

Common items documented visually:

• Narrow or obstructed walkways

• Tight turning areas

• Improper storage encroaching into access routes

• Heavy or non-user-friendly interior doors

These conditions often develop from everyday building use.

D. Restrooms (Visual Condition Review)

Inspectors may note:

• Damaged grab bars (if present)

• Fixtures that appear out of reach

• Tight stall layouts

• Sink or dispenser placements that appear difficult to use

However, inspectors do not measure fixture heights or verify code-compliant stall dimensions.

E. Ramps, Lifts, & Elevators

Visual observations may include:

• Inoperable lifts

• Damaged ramp surfaces

• Missing handrails

• Obstructed access points

Again, no slope measurements or compliance determinations are made.

4. Common Barriers to Accessibility Seen Across Idaho

Guardian frequently observes accessibility concerns in Idaho’s diverse commercial properties.

The most common include:

✔ Faded parking stripes or missing signage

✔ Improper or deteriorated curb ramps

✔ Steps or abrupt transitions at entrances

✔ Heavy or non-accessible door hardware

✔ Obstructed hallways or interior routes

✔ Restroom layouts that appear restrictive

✔ Storage blocking circulation spaces

These issues may not violate code outright but still create functional barriers.

5. Cost-to-Cure: Understanding the Financial Side

Identifying barriers early helps owners and investors understand potential improvement costs.

Typical ranges:

Minor improvements

• New signage: $50–$300

• Door hardware upgrade: $150–$500

• Minor patching or leveling: $200–$800

Moderate improvements

• Re-striping accessible parking: $500–$1,500

• Adjusting entrances or interior layouts: $1,500–$7,000

Major renovations

• Restroom redesigns: $15,000–$25,000+

• Structural pathway changes: varies significantly

• Elevator/lift replacements: $20,000–$75,000+

These estimates help CRE professionals prepare for realistic post-acquisition improvements—without implying code certification.

6. Why Identifying Barriers Helps CRE Brokers

CRE brokers rely on this information because it helps:

✔ Set proper expectations

✔ Protect buyers from unexpected upgrades

✔ Negotiate concessions or TI allowances

✔ Improve tenant satisfaction

✔ Reduce liability risks

✔ Support long-term asset planning

A visual review of accessibility barriers is often one of the most useful components of pre-purchase due diligence.

7. What a Commercial Inspection Does Not Do

It is essential to clarify scope for clients:

❌ No ADA measurements or compliance determination

❌ No code analysis

❌ No certifications for government or institutional use

❌ No verification of exact accessibility dimensions

❌ No approval for permitting or legal action

Clients requiring full ADA/specialist evaluation should be referred to:

• Accessibility consultants

• Architects

• CASp-certified professionals (where applicable)

• Engineers with accessibility expertise

Guardian will document visual conditions only, in alignment with CCPIA.

8. The Guardian Advantage

Guardian Commercial Inspections provides:

• CCPIA-aligned visual reviews of accessibility barriers

• Photo-documented findings

• Narrative explanations tailored to CRE decision-making

• Cost-to-Cure estimates for budgeting

• Clear communication to avoid misunderstandings

• In-depth building system knowledge for Idaho markets

Serving Boise, Meridian, Nampa, Twin Falls, Pocatello, and Grangeville, Guardian helps investors, brokers, and owners understand functional accessibility conditions—without crossing into regulatory territory.

With Guardian, you gain clarity, documentation, and practical insight into how building conditions may affect usability, leasing, and capital planning.

That’s The Guardian Advantage.