Amended in Senate August 15, 2016

AMENDED IN SENATE AUGUST 15, 2016

AMENDED IN SENATE AUGUST 1, 2016

AMENDED INASSEMBLY MAY 31, 2016

AMENDED INASSEMBLYAPRIL 21, 2016

AMENDED INASSEMBLY MARCH 18, 2016

californialegislature—2015–16regularsession

ASSEMBLY BILLNo. 2873

Introduced byAssembly MemberThurmond

February 19, 2016

An act to amend Section 55.53 of the Civil Code, and to amend Sections 4459.5 and 4467 of the Government Code, relating to public contracts, and making an appropriation therefor.

legislativecounsel’sdigest

AB 2873, as amended, Thurmond. Certifiedaccess specialists.

TheConstruction-Related AccessibilityStandardsCompliance Act establishesstandardsformakingnewconstructionandexistingfacilities accessibletopersonswithdisabilities,includinginspectionsbyprivate personsorbuildinginspectorswhoarecertified accessspecialists (CASps),andprovidesforconstruction-relatedaccessibilityclaimsfor violationsofthosestandards. Thatactrequiresalocalagency, commencingJanuary1,2014,toemployorretainasufficientnumber of building inspectors who are CASps to conduct permitting and plan checkservicestoreviewforcompliancewithstateconstruction-related accessibilitystandardsbyaplaceofpublicaccommodationwithrespect tonewconstruction.Theactrequires,ifalocalagencyemploysor

retains 2 or more CASps, that at least half of the CASps be building inspectors who are CASps.

Thisbillwouldrequire,commencingJanuary1,2021,thatallbuilding inspectors employed or retained by a local agency who conduct permittingandplancheckservicestoreviewforcompliancewithstate construction-related accessibility standards by a place of public accommodation with respect to new construction or renovations, including, but not limited to, projects relating to tenant improvements thatmayimpactaccess,beCASps.Thebillwouldalsorequireallnew employees employed or retained by a local agency on or after January

1, 2018, and who will conduct permitting and plan check services to review for compliance with state construction-related accessibility standardsbyaplaceofpublicaccommodation,tobecertifiedaccessspecialistsCASpswithin24monthsoftheirinitialdateofemployment. Byaddingtothedutiesofalocalentity,thisbillwouldimposea state-mandated local program.

ExistinglawrequirestheStateArchitecttoestablishaprogramfor voluntarycertificationbythestateofanypersonwhomeetsspecified criteria as a CASp with respect to access to buildings for persons with disabilities and to determine minimum criteria for certification.

This bill would require the minimum criteria to include familiaritywiththeapplicabilityandcontentofvariousaccessibilityrequirements,includingbutnotlimitedtospecificfederalandstaterequirements.ThebillwouldrequiretheStateArchitect,onorbeforeJanuary1,2018,to commencetestingandcertificationofbuildinginspectorsascertifiedaccess specialists,CASps, as specified.

Until December 31, 2018, existing law requires any applicant for a localbusinesslicenseorequivalentinstrumentorpermit,orrenewalof a local business license or equivalent instrument or permit, to pay an additionalstatefeeof$1forthatlicense,instrument,orpermit.Under existing law, the city, county, or city and county that collected the fee retains 70% of the fee, and the remaining 30% of the fee is deposited intotheDisabilityAccessandEducationRevolvingFund,acontinuously appropriated fund.

This billbill, from January 1, 2017, through December 31, 2019, would increase that state fee to $4 from January 1, 2017, throughDecember31,2019.Thebillwouldalsoandwouldrequireanyapplicant for a building permit in a city, county, or city and county that does not issuebusinesslicensesoranequivalentinstrumentorpermittopayan additionalfeeof$4forthatbuildingpermitfromJanuary1,2017,

throughDecember31,2019.permit.BeginningJanuary1,2020,those feeswouldbereducedto$1.Thebillbill,fromJanuary1,2017,through December 31, 2019, would increase the percentage of the fee retained by a local agency to 90% and the remaining 10% would be deposited intotheDisability AccessandEducationRevolvingFund.Beginning January 1, 2020, those percentages would revert to 70% and 30%, respectively.Byincreasingrevenuetoacontinuouslyappropriatedfund, increasing the fee, extending the period of time during which the fee willbecollected,andimposinganadditionalfee,thisbillwouldmake anappropriation.Thebillwouldmakeanappropriationbyauthorizing local government entities to retain an increased percentage of the increasedfee.Thebillwouldrequirethatthemoneysretainedbyalocal agency be placed in a special fund established by the local agency, to beknownasthe“CASpCertificationandTrainingFund.”Thebill wouldrequirethatfeescollectedinaCASpCertificationandTraining Fundbeusedforincreasedcertified accessspecialisttrainingand certificationinthelocaljurisdiction,therebymakinganappropriation by expanding the purposes for which the retained fee moneys are required to be spent.

The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutoryprovisionsestablishproceduresformakingthatreimbursement.

This bill would provide that, if the Commission on State Mandates determines that the bill contains costs mandated by the state, reimbursementforthosecostsshallbemadepursuanttothesestatutory provisions.

Vote: 2⁄3. Appropriation: yes. Fiscal committee: yes. State-mandated local program: yes.

The people of the State of California do enact as follows:

1SECTION1. Section55.53oftheCivilCodeisamendedto

2read:

355.53. (a)Forpurposesofthispart,acertifiedaccessspecialist

4(CASp)shall,uponcompletionoftheinspectionofasite,comply

5with the following:

6(1) Forasitethatmeetsapplicablestandards,iftheCASp

7determines the site meets all applicable construction-related

8accessibilitystandards,theCASpshallprovideawritteninspection

9report to the requesting party that includes both of the following:

1(A)Anidentification anddescriptionoftheinspectedstructures

2and areas of the site.

3(B) Asignedanddatedstatementthatincludesbothofthe

4following:

5(i) Astatementthat,intheopinionoftheCASp,theinspected

6structures and areas of the site meet construction-related

7accessibilitystandards.Thestatementshallclearlyindicatewhether

8thedeterminationoftheCASpincludesanassessmentofreadily

9achievable barrier removal.

10(ii) IfcorrectionsweremadeasaresultoftheCASpinspection,

11an itemized list of all corrections and dates of completion.

12(2) ForasitethathasbeeninspectedbyaCASp,iftheCASp

13determinesthatcorrectionsareneededtothesiteinorderforthe

14site to meet all applicable construction-related accessibility

15standards,theCASpshallprovideasignedanddatedwritten

16inspectionreporttotherequestingpartythatincludesallofthe

17following:

18(A)Anidentification anddescriptionoftheinspectedstructures

19and areas of the site.

20(B) The date of the inspection.

21(C) Astatementthat,intheopinionoftheCASp,theinspected

22structures and areas of the site need correction to meet

23construction-relatedaccessibilitystandards.Thisstatementshall

24clearlyindicatewhetherthedeterminationoftheCASpincludes

25an assessment of readily achievable barrier removal.

26(D) An identificationand description of the structures or areas

27of the site that need correction and the correction needed.

28(E) Ascheduleofcompletionforeachofthecorrectionswithin

29a reasonable timeframe.

30(3) TheCASpshallprovide,within30daysofthedateofthe

31inspection of a business that qualifiesfor the provisions of

32subparagraph(A)ofparagraph(3)ofsubdivision(g)ofSection

3355.56,acopyofareportpreparedpursuanttothatsubparagraph

34to the business.

35(4) TheCASpshallfile,within10daysofinspectingabusiness

36pursuanttosubparagraph(A)ofparagraph(3)ofsubdivision(g)

37ofSection55.56,anoticewiththeStateArchitectforlistingon

38theStateArchitect’sInternetWebsite,asprovidedbysubdivision

39(d)ofSection4459.7oftheGovernmentCode,indicatingthatthe

40CASphasinspectedthebusiness,thenameandaddressofthe

1business,thedateofthefiling,thedateoftheinspectionofthe

2business, the name and license number of the CASp, and a

3description of the structure or area inspected by the CASp.

4(5) The CASp shall post the notice described in paragraph (4),

5inaformprescribedbytheStateArchitect,inaconspicuous

6location within fivefeet of all public entrances to the building on

7thedateoftheinspectionandinstructthebusinesstokeepitin

8place until the earlier of either of the following:

9(A) One hundred twenty days after the date of the inspection.

10(B) Thedatewhenalloftheconstruction-relatedviolationsin

11the structure or area inspected by the CASp are corrected.

12(b) Forpurposesofthissection,indeterminingwhetherthesite

13meetsapplicableconstruction-relatedaccessibilitystandardswhen

14there is a conflictor difference between a state and federal

15provision,standard,orregulation,thestateprovision,standard,or

16regulationshallapplyunlessthefederalprovision,standard,or

17regulation is more protective of accessibility rights.

18(c)EveryCASpwhoconductsaninspectionofaplaceofpublic

19accommodationshall,uponcompletingtheinspectionofthesite,

20providethebuildingownerortenantwhorequestedtheinspection

21withthefollowingnotice,whichtheStateArchitectshallmake

22available as a form on the StateArchitect’s InternetWeb site:

24NOTICE TO PRIVATE PROPERTY OWNER/TENANT:

26YOUAREADVISEDTOKEEPINYOURRECORDSANY

27WRITTENINSPECTIONREPORT AND ANYOTHER

28DOCUMENTATIONCONCERNINGYOURPROPERTYSITE

29THAT IS GIVEN TO YOU BY A CERTIFIED ACCESS

30SPECIALIST.

31IFYOUBECOMEADEFENDANTINALAWSUITTHAT

32INCLUDESACLAIMCONCERNINGASITEINSPECTED

33BY A CERTIFIED ACCESS SPECIALIST,YOU MAY BE

34ENTITLEDTOACOURTSTAY(ANORDERTEMPORARILY

35STOPPINGANYLAWSUIT)OFTHECLAIMANDANEARLY

36EVALUATION CONFERENCE.

37IN ORDER TO REQUEST THE STAY AND EARLY

38EVALUATIONCONFERENCE,YOUWILLNEEDTOVERIFY

39THATACERTIFIEDACCESSSPECIALISTHASINSPECTED

40THESITETHATISTHESUBJECTOFTHECLAIM.YOU

1WILLALSOBEREQUIREDTOPROVIDETHECOURTAND

2THE PLAINTIFF WITH THE COPY OF A WRITTEN

3INSPECTIONREPORTBYTHECERTIFIED ACCESS

4SPECIALIST,ASSETFORTHINCIVILCODESECTION

555.54.THEAPPLICATIONFORMANDINFORMATIONON

6HOWTOREQUESTASTAYANDEARLYEVALUATION

7CONFERENCEMAYBEOBTAINEDAT

9YOUAREENTITLEDTOREQUEST,FROMACERTIFIED

10ACCESSSPECIALISTWHOHASCONDUCTEDAN

11INSPECTIONOFYOURPROPERTY,AWRITTEN

12INSPECTIONREPORTANDOTHERDOCUMENTATIONAS

13SETFORTHINCIVILCODESECTION55.53.YOUAREALSO

14ENTITLEDTOREQUESTTHEISSUANCEOFADISABILITY

15ACCESSINSPECTIONCERTIFICATE,WHICHYOUMAY

16POST ONYOUR PROPERTY.

18(d) (1) CommencingJuly1,2010,alocalagencyshallemploy

19orretainatleastonebuildinginspectorwhoisacertifiedaccess

20specialist.Thecertifiedaccessspecialistshallprovideconsultation

21tothelocalagency,permitapplicants,andmembersofthepublic

22on compliance with state construction-related accessibility

23standards with respect to inspections of a place of public

24accommodationthatrelatetopermitting,planchecks,ornew

25construction,including,butnotlimitedto,inspectionsrelatingto

26tenantimprovementsthatmayimpactaccess.Ifalocalagency

27employsorretainstwoormorecertifiedaccessspecialiststo

28complywiththissubdivision,atleastone-halfofthecertified

29accessspecialistsshallbebuildinginspectorswhoarecertified

30access specialists.

31(2) (A) CommencingJanuary1,2021,allbuildinginspectors

32employedorretainedbyalocalagencywhoconductpermitting

33andplancheckservicestoreviewforcompliancewithstate

34construction-relatedaccessibilitystandardsbyaplaceofpublic

35accommodationwithrespecttonewconstructionorrenovation,

36including, but not limited to, projects relating to tenant

37improvementsthatmayimpactaccess,shallbecertifiedaccess

38specialists.

39(B) Newemployeesemployedorretainedbyalocalagencyon

40orafterJanuary1,2018,andwhowillconductpermittingandplan

1checkservicestoreviewforcompliancewithstate

2construction-relatedaccessibilitystandardsbyaplaceofpublic

3accommodationshallbecertifiedaccessspecialistswithin24

4months of their initial date of employment.

5(3) Ifapermitapplicantormemberofthepublicrequests

6consultationfromacertifiedaccessspecialist,thelocalagency

7maychargeanamountlimitedtoareasonablehourlyrate,an

8estimateofwhichshallbeprovideduponrequestinadvanceof

9theconsultation.Alocalgovernmentmayadditionallychargeor

10increasepermitting,plancheck,orinspectionfeestotheextent

11necessarytooffsetthecostsofcomplyingwiththissubdivision.

12Anyrevenuesgeneratedfromanhourlyorotherchargeorfee

13increaseunderthissubdivisionshallbeusedsolelytooffsetthe

14costsincurredtocomplywiththissubdivision.ACASpinspection

15pursuanttosubdivision(a)byabuildinginspectorwhoisa

16certifiedaccessspecialistshallbetreatedequallyforlegaland

17evidentiarypurposesasaninspectionconductedbyaprivateCASp.

18Nothinginthissubdivisionshallprecludepermitapplicantsorany

19otherpersonwithalegalinterestinthepropertyfromretaininga

20private CASp at any time.

21(e) (1) EveryCASpwhocompletesaninspectionofaplaceof

22publicaccommodationshall,uponadeterminationthatthesite

23meetsapplicablestandardspursuanttoparagraph(1)ofsubdivision

24(a) or is inspected by a CASp pursuant to paragraph (2) of

25subdivision(a),providethebuildingownerortenantrequesting

26the inspection with a numbered disability access inspection

27certificateindicatingthatthesitehasundergoneinspectionbya

28certified access specialist. The disability access inspection

29certificateshallbedatedandsignedbytheCASpinspector,and

30shallcontaintheinspector’snameandlicensenumber.Upon

31issuanceofacertificate,theCASpshallrecordtheissuanceofthe

32numberedcertificate,thenameandaddressoftherecipient,and

33thetypeofreportissuedpursuanttosubdivision(a)inarecord

34book the CASp shall maintain for that purpose.

35(2) BeginningMarch1,2009,theStateArchitectshallmake

36available for purchase by any local building department or CASp

37sequentiallynumbereddisabilityaccessinspectioncertificatesthat

38areprintedwitha watermarkorotherfeaturetodeterforgeryand

39that comply with the information requirements specified in

40subdivision (a).

1(3) Thedisabilityaccessinspectioncertificatemaybeposted

2onthepremisesoftheplaceofpublicaccommodation,unless,

3followingthedateofinspection,theinspectedsitehasbeen

4modifiedorconstructionhascommencedtomodifytheinspected

5siteinawaythatmayimpactcompliancewithconstruction-related

6accessibility standards.

7(f)Nothinginthissectionoranyotherlawisintendedtorequire

8apropertyownerortenanttohireaCASp.Apropertyowner’sor

9tenant’selectionnottohireaCASpshallnotbeadmissibleto

10prove that person’s lack of intent to comply with the law.

11SEC.2. Section4459.5oftheGovernmentCodeisamended

12to read:

134459.5. (a) TheStateArchitectshallestablishandpublicize

14aprogramforvoluntarycertificationbythestateofanyperson

15whomeetsspecifiedcriteriaasacertifiedaccessspecialist.No

16laterthanJanuary1,2005,theStateArchitectshalldetermine

17minimumcriteriaapersonisrequiredtomeettobeacertified

18accessspecialist,whichmayincludeknowledgesufficientto

19review, inspect, or advocate universal design requirements,

20completionofspecifiedtraining,andtestingonstandardsgoverning

21accesstobuildings,includingbutnotlimitedtohousing,for

22persons with disabilities.The minimum criteria shall include

23familiarity with the applicability and content of various

24accessibilityrequirements,includingbutnotlimitedtothefederal

25requirementsdescribedinsubdivision(c)ofSection4459andthe

26statestandardsestablishedinChapter11A(commencingwith

27Section1101A)andChapter11B(commencingwithSection

2811B-101) ofTitle 24 of the California Code of Regulations.

29(b) TheStateArchitectmayimplementtheprogramdescribed

30insubdivision(a)withstartupfundsderived,asaloan,fromthe

31reserveofthePublicSchoolPlanning,Design,andConstruction

32ReviewRevolvingFund,uponappropriationbytheLegislature.

33Thatloanshallberepaidwhensufficientfeeshavebeencollected

34pursuant to Section 4459.8.

35(c) TheStateArchitectisauthorizedtoworkwithvarious

36trainingorganizationstoensureanadequateleveloftrainingand

37educationaleffortsareprovidedonastatewidebasistoprepare

38individualstobecomeaccessspecialistsasrequiredbyparagraph

39(2) of subdivision (d) of Section 55.53 of the Civil Code.

1(d) OnorbeforeJanuary1,2018,theStateArchitectshall

2commencetestingandcertificationofindividualsascertifiedaccess

3specialists at a level commensurate with the demand attributed to

4compliancewithparagraph(2)ofsubdivision(d)ofSection55.53

5of the Civil Code.

6SEC.3. Section4467oftheGovernmentCodeisamendedto

7read:

84467.(a) (1) (A)OnandafterJanuary1,2017,through

9December31,2019,anyapplicantforalocalbusinesslicenseor

10equivalentinstrumentorpermit,andfromanyapplicantforthe

11renewalofabusinesslicenseorequivalentinstrumentorpermit,

12shallpayanadditionalfeeoffourdollars($4)forthatlicense,

13instrument,orpermitpermit,whichshallbecollectedbythecity,

14county,orcityandcountythatissuesthelicense,instrument,or

15permit.

16(2)

17(B) OnandafterJanuary1,2017,throughDecember31,2019,

18inanycity,county,orcityandcountythatdoesnotissuebusiness

19licensesoranequivalentinstrumentorpermit,anyapplicantfor

20abuildingpermitshallpayanadditionalfeeoffourdollars($4)

21forthatbuildingpermit,whichshallbecollectedbythecity,

22county, or city and county that issued the building permit.

23(2) (A) OnandafterJanuary1,2020,anyapplicantforalocal

24businesslicenseorequivalentinstrumentorpermit,andfromany

25applicantfortherenewalofabusinesslicenseorequivalent

26instrumentorpermit,shallpayanadditionalfeeofonedollar($1)

27forthatlicense,instrument,orpermit,whichshallbecollectedby

28the city, county, or city and county that issues the license,

29instrument, or permit.

30(B) OnandafterJanuary1,2020,inanycity,county,orcity

31andcountythatdoesnotissuebusinesslicensesoranequivalent

32instrumentorpermit,anyapplicantforabuildingpermitshall

33payanadditionalfeeofonedollar($1)forthatbuildingpermit,

34whichshallbecollectedbythecity,county,orcityandcountythat

35issued the building permit.

36(b) The OnandafterJanuary1,2017,throughDecember31,

372019,thecity,county,orcityandcountyshallretain90percent

38percent,andonandafter January1,2020,thecity,county,orcity

39andcountyshall retain70percent,ofthefeescollectedunderthis

40section,ofwhichupto5percentoftheretainedmoneysmaybe

1usedforrelatedadministrativecostsofthischapter.Theremaining

2moneysshallbeplacedbythecity,county,orcityandcountyin

3aspecialfundestablishedbythecity,county,orcityandcounty,

4tobeknownasthe“CASpCertificationandTrainingFund.”The

5feescollectedinaCASpCertificationand TrainingFundshallbe

6used for increased certified access specialist training and

7certificationinthatlocaljurisdictionandtofacilitatecompliance

8withconstruction-relatedaccessibilityrequirements.Thehighest

9priorityshallbegiventothetrainingandretentionofcertified

10accessspecialiststomeettheneedsofthepublicinthejurisdiction

11as provided in Section 55.53 of the Civil Code.

12(c) The OnandafterJanuary1,2017,throughDecember31,

132019,theremaining10percentofallfeescollectedunderthis

14section section,andonandafterJanuary1,2020,theremaining

1530 percent of all fees collected under this section, shall be

16transmittedonaquarterlybasistotheDivisionoftheState

17Architect for deposit in theDisabilityAccess and Education

18RevolvingFundestablishedunderSections4465and4470.The

19fundsshallbetransmittedwithin15daysofthelastdayofthe

20fiscalquarter.TheDivisionoftheStateArchitectshalldevelop

21andpostonitsInternetWebsiteastandardreportingformforuse

22byalllocaljurisdictions.Upto75percentofthecollectedfunds

23intheDisability AccessandEducationRevolvingFundshallbe

24usedtoestablishandmaintainoversightoftheCASpprogramand

25to moderate the expense of CASp certificationand testing.

26(d) Eachcity,county,orcityandcountyshallmakeanannual

27report,commencingMarch1,2014,totheDivisionoftheState

28Architectofthetotalfeescollectedinthepreviouscalendaryear

29andofitsdistribution,includingthemoneysspentonadministrative

30services,theactivitiesundertakenandmoneysspenttoincrease

31CASptraining,certification,andservices,theactivitiesundertaken

32andmoneysspenttofundprogramstofacilitateaccessibility

33compliance,andthemoneystransmittedtotheDisabilityAccess

34and Education Revolving Fund.

35SEC.4. IftheCommissiononStateMandatesdeterminesthat

36thisactcontainscostsmandatedbythestate,reimbursementto

37localagenciesandschooldistrictsforthosecostsshallbemade

1pursuanttoPart7(commencingwithSection17500)ofDivision

24 ofTitle 2 of the Government Code.