(206) 410-5100Click to Call
Kolmo Construction

ADA Compliance & Accessibility Upgrades

Accessibility audits and remediation bringing Washington commercial buildings into ADA Title III and state building code compliance — restrooms, ramps, entries, hardware and signage.

Kolmo Construction performs accessibility audits and executes ADA remediation for commercial buildings across Greater Seattle — accessible restrooms, compliant ramps and entries, door width and hardware modifications, tactile and Braille signage, counter heights, and accessible parking. Kolmo is a licensed Washington general contractor, registration KOLMOL*753JS.

Two separate requirements apply, and confusing them is where owners get caught out. ADA Title III applies continuously to places of public accommodation whether or not any work is happening — barrier removal is an ongoing obligation, not a project trigger. Separately, Washington adopts ICC A117.1 through the state building code, so any permitted alteration pulls the altered area, and the path of travel serving it, up to current accessibility standards. That second trigger is the surprise: a cosmetic remodel of one room can obligate restroom, entry and route upgrades well outside it.

An accessibility audit from Kolmo walks the accessible route end to end — accessible parking count and stall dimensions, the route from parking to entry, door clear width and opening force, hardware operable without tight grasping or twisting, restroom clearances and grab bar placement, service counter and point-of-sale heights, and signage with tactile characters and Braille. The deliverable is a defect list carrying the governing dimension for each item, which is what makes it usable as a remediation scope instead of an opinion.

Remediation can be phased by barrier priority — access to the building first, then access to goods and services, then restrooms, then remaining items — and Kolmo prices it as discrete packages in that order. That lets an owner commit budget across more than one cycle while demonstrating continuing progress on barrier removal. Kolmo also holds WA Lead-Safe RRP Firm certification (#R25-0269) for accessibility work in pre-1978 buildings, where disturbing painted surfaces brings lead-safe work practices into scope.

Licensed & certified in Washington

  • Washington State Contractor Registration — KOLMOL*753JS
  • WA State SEDBE (Small Economically Disadvantaged Business Enterprise) — D700031098
  • King County Small Contractor & Supplier (SCS) — 7259
  • WA Lead-Safe RRP Firm — R25-0269
Verify every credential independently

What this covers

  • Accessibility audits with measured defect lists
  • Accessible restroom retrofits
  • Ramp, entry & landing construction
  • Door width, clearance & hardware modifications
  • Tactile and Braille signage
  • Accessible parking & exterior route work
  • Counter and service-point height corrections
  • Phased remediation by barrier priority

How the work runs

  1. Accessible route survey

    Kolmo walks and measures the full accessible route rather than spot-checking rooms — parking, exterior route, entry, interior circulation, restrooms and service points. Barriers are recorded with the actual dimension and the governing standard beside them, so each line reads as a scope item with a target rather than a general observation.

  2. Defect list with priority ranking

    Findings are ranked by barrier priority: access to the building, then access to goods and services, then restrooms, then remaining items. This is the sequence that both makes practical sense and demonstrates good-faith continuing progress on barrier removal where an owner cannot fund everything at once.

  3. Scoped remediation packages

    Each priority tier is priced as a package that can be released independently, with the code path noted for anything that will require permit review. Where a proposed alteration would itself trigger path-of-travel obligations under the state building code, that consequence is priced up front instead of surfacing as a change order after permit review.

  4. Permitting and construction

    Kolmo files the building and trade permits, and builds the remediation with the space kept usable wherever possible — phasing restroom work so a facility is never without accessible provision, and maintaining an accessible route through the construction zone. Pre-1978 buildings are worked under lead-safe RRP practices where painted surfaces are disturbed.

  5. Verification and documentation

    Completed items are re-measured against the governing dimension and documented with dated photographs and the as-built figure. That record is what an owner needs later to show what was remediated and when, which matters more in accessibility work than in almost any other scope.

ADA Compliance & Accessibility Upgrades — common questions

What triggers an ADA upgrade requirement in a Washington commercial building?

Two things, and they are separate. ADA Title III applies continuously to places of public accommodation regardless of whether work is happening — barrier removal is an ongoing obligation. On top of that, Washington adopts ICC A117.1 through the state building code, so a permitted alteration pulls the altered area, and the path of travel serving it, up to current accessibility standards. That second trigger is what surprises owners: a cosmetic remodel can obligate restroom and entry upgrades well outside the room being remodeled.

What does an accessibility audit cover?

Kolmo walks the accessible route end to end — parking count and stall dimensions, the path from parking to entry, door clear width and opening force, hardware operable without tight grasping or twisting, restroom clearances and grab bar placement, counter and service-point heights, and signage with tactile characters and Braille. The output is a defect list with the governing dimension for each item, which is what makes it usable as a remediation scope rather than an opinion.

Can accessibility work be phased to spread the cost?

Yes, and phasing by barrier priority is the standard approach: entry and access to the building first, then access to goods and services, then restrooms, then everything else. Kolmo prices the remediation as discrete packages in that order so an owner can commit budget over more than one cycle while demonstrating continuing progress on barrier removal.

Other commercial services

Request a commercial quoteAll commercial services