Hiring a Licensed CASp: Not All Accessibility Professionals Are Created Equal
- Corey Taylor
- 6 days ago
- 7 min read
Find a CASp:
When it comes to ensuring your property complies with the Americans with Disabilities Act (ADA) and California accessibility standards, hiring a Certified Access Specialist (CASp) is one of the smartest decisions you can make. But here's what many property owners don't realize: not all CASps are the same.
With nearly 1,000 active CASps certified in California, these professionals come from vastly different backgrounds and offer dramatically different levels of service. Understanding these differences can mean the difference between a smooth compliance process and a costly headache—or worse, losing legal protections you thought you had.
The Diverse Backgrounds of CASp Professionals
To become a CASp, candidates must pass a rigorous two-part examination administered by the California Division of the State Architect (DSA). But the path to sitting for that exam varies significantly. The DSA recognizes multiple professional backgrounds as qualifying experience:
Architects and Engineers
Many CASps hold professional licenses as architects, civil engineers, or structural engineers. These professionals bring deep knowledge of building design, construction documents, and how to integrate accessibility features into new construction or major renovations. Their strength lies in understanding how accessibility requirements interact with structural, mechanical, and architectural systems.
Best for: New construction projects, major renovations, plan reviews before construction begins, and projects requiring coordination with design teams.
Building Officials and Inspectors
CASps with backgrounds as building officials, plans examiners, or building inspectors understand the enforcement side of accessibility codes. They know how local jurisdictions interpret and apply accessibility standards and often have established relationships with building departments.
Best for: Projects requiring building permits, navigating local code interpretations, and ensuring inspections will go smoothly.
Investigators and Forensic Specialists
Some CASps, like those at Corey and Partners, specialize in ADA investigations—documenting existing conditions, taking precise measurements, and gathering evidence. This investigative approach is critical in litigation contexts.
Best for: Properties facing lawsuits, pre-litigation assessments, detailed documentation of existing barriers, and preparation for legal proceedings.
Attorneys
A smaller but significant subset of CASps are licensed attorneys who have added accessibility expertise to their legal practice. These professionals understand both the technical requirements and the legal implications of non-compliance.
Best for: High-stakes litigation, expert witness testimony, navigating complex legal issues, and understanding how accessibility intersects with other areas of law.
Expert Witnesses
Many experienced CASps serve as expert witnesses in accessibility litigation. They provide testimony about whether conditions comply with applicable standards and what remedies are appropriate.
Best for: Defending against ADA lawsuits, supporting plaintiffs in legitimate claims, providing objective technical assessments for court proceedings.
Building Code and Municipal Professionals
CASps employed by or working with city and county building departments focus on plan review and code compliance verification. However, these government-employed CASps typically only provide information about California standards, not federal ADA requirements.
Best for: Projects requiring city or county sign-off, understanding local interpretations of accessibility codes.
Why Background Matters: It's Not Just About Certification
While all CASps have passed the same certification exam, their professional backgrounds dramatically affect the services they can provide. Consider this surprising statistic: Of the approximately 800 CASps certified in California, only about 100 actually perform inspections for private commercial properties.
Where are the other 700? Many work full-time in specialized roles:
University staff accessibility specialists
Healthcare system employees
State employees inspecting jails and prisons
Building department plan reviewers
In-house specialists for large organizations
These CASps are highly skilled in their specific domains, but they may not be the right fit for a retail property owner facing a lawsuit or a developer planning a new shopping center.
The Service Spectrum: From Inspection-Only to Full-Service
One of the most important distinctions among CASps isn't their background—it's the scope of services they offer. An accessibility professional with extensive litigation experience identified a critical problem: many CASps provide inspection reports that merely identify violations without offering solutions.
Questions Every Property Owner Should Ask
Before hiring a CASp, ask these 10 critical questions:
What services do you provide? Some CASps only identify barriers; others provide comprehensive solutions.
Do you help develop barrier removal plans? Knowing what's wrong is just the first step—you need a roadmap for fixing it.
Which barriers are considered "readily achievable"? This legal standard determines what you must fix immediately versus what can be deferred.
How long have you been practicing as a CASp? The program began in 2008, so experience levels vary dramatically.
Do you provide written, detailed scopes of work for removing barriers? Vague recommendations lead to costly mistakes.
Do you produce permit-ready construction documents? Or will you need to hire an architect or engineer separately?
Do you provide unlimited phone and email support? Your contractor, building inspector, and attorney may need to contact your CASp during the project.
Will you or your staff answer calls during business hours? Accessibility questions arise during construction—waiting days for responses delays projects.
Are you available for weekend or after-hours inspections? Many businesses can't close during regular business hours for inspections.
Do you return after construction to verify compliance? Without final certification, you risk failing inspections or remaining vulnerable to litigation.
Matching the Right CASp to Your Project Type
Different projects demand different expertise. Here's how to match CASp backgrounds to common project types:
New Construction
Best fit: Architects, engineers, or CASps with strong plan review experience. You need someone who can review drawings before construction begins, coordinate with your design team, and ensure accessibility is integrated from the start—not tacked on as an afterthought.
Existing Buildings Seeking Proactive Compliance
Best fit: CASps who specialize in CRASCA (Construction-Related Accessibility Standards Compliance Act) inspections. These specialists understand the legal benefits system and can provide the specific report format needed for "qualified defendant" status.
Critical note: To receive reduced damages in a lawsuit ($1,000 instead of $4,000 per violation), you must have a CRASCA-compliant inspection before you're sued. Once you receive a complaint, it's too late to obtain this legal protection.
Properties Facing Litigation
Best fit: CASps with investigation, expert witness, and litigation support experience. Look for professionals who have testified in court, understand legal procedures, and can withstand cross-examination. Attorney-CASps can be particularly valuable here, as they understand both technical requirements and legal strategy.
Alterations and Renovations
Best fit: CASps with strong knowledge of "path of travel" requirements and the 20% disproportionality rule. Alterations trigger specific accessibility upgrades, and experienced CASps can help you prioritize improvements and potentially limit scope.
Multi-Family Housing
Best fit: CASps with Fair Housing Act (FHA) expertise and experience with adaptable dwelling units. Multi-family housing has different requirements than commercial properties, and many CASps don't specialize in this area.
Government Facilities (Title II)
Best fit: CASps with experience in program accessibility analysis and Title II compliance. Public entities have different legal obligations than private businesses, including considerations of "undue burden" and program accessibility that don't apply to Title III commercial facilities.
The Hidden Costs of Choosing the Wrong CASp
Hiring the cheapest CASp or simply choosing the first one you find can be expensive in ways you might not expect:
Incomplete Reports
A CASp report that only lists violations without explaining how to fix them leaves you paying twice: once for the inspection, then again to hire another professional to design solutions.
Lack of Construction Support
Without ongoing CASp support during construction, your contractor may install elements that still don't comply, requiring expensive do-overs.
Missing Legal Protections
If your CASp doesn't provide a properly formatted CRASCA report, you won't receive qualified defendant status—potentially costing you thousands in statutory damages if sued.
Jurisdiction-Specific Problems
A CASp unfamiliar with your local building department's interpretations and procedures can cause permit delays and require redesigns.
Expert Witness Issues
If your case goes to litigation, a CASp without courtroom experience or who isn't comfortable with expert witness testimony can undermine your defense.
The Legal Framework: Understanding CRASCA Benefits
California's Construction-Related Accessibility Standards Compliance Act (CRASCA) provides significant legal protections to property owners who proactively hire CASps.
But these protections only apply if:
The inspection occurs before any complaint is filed
The CASp provides a specific type of report that meets DSA requirements
Violations are corrected within 60 days of receiving the demand letter
When these conditions are met, statutory damages reduce from $4,000 to $1,000 per violation. For a property with 20 accessibility barriers, that's a difference of $60,000.
But not every CASp provides CRASCA-compliant reports. Some provide general accessibility assessments that don't trigger legal protections. Before hiring, explicitly confirm that the CASp will provide a report that qualifies for CRASCA benefits.
Red Flags: Warning Signs of the Wrong CASp
Watch out for these warning signs:
Unwillingness to answer the 10 questions listed earlier
No verifiable experience in projects similar to yours
Unclear fee structure or unwillingness to provide written agreements
Inability to provide references from past clients or attorneys
Lack of professional liability insurance
No continuing education (CASps must complete 15 CEUs every three years)
Promises of guaranteed compliance—legitimate CASps know that accessibility is a journey, not a one-time fix
Pressure tactics or threats of legal action (This is actually illegal for CASps to do)
The Bottom Line: Your Project Deserves the Right Expert
The CASp credential is just the starting point—it confirms baseline knowledge. The real value comes from matching your specific needs to a CASp's background, experience, and service offerings.
Whether you're:
Building a new facility and need plan review by an architect-CASp
Facing a lawsuit and need an experienced investigator-CASp with expert witness credentials
Seeking proactive compliance and need a comprehensive CRASCA inspection
Renovating and need someone who understands path of travel requirements
Managing government property and need Title II expertise
...the right CASp makes all the difference.
Take the time to interview multiple CASps, ask detailed questions about their backgrounds and services, check references, and ensure they have specific experience with your type of project. The investment in finding the right accessibility professional will save you money, time, and stress while ensuring your property truly serves all members of your community.
Remember: Not all CASps are made the same. Different backgrounds, different experience, different specializations—you need to hire the right CASp for YOUR project.
DISCLAIMER: The information provided in this post is for informational purposes only and does not constitute legal advice. Please consult a qualified attorney or consultant for advice tailored to your situation.
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