Hotel Online  Special Report
The Global Hospitality Advisor

.Americans With Disabilities Act Update
The Hospitality Industry, A Consistent Target of
ADA Litigation, May Get Some
Relief from Abusive Lawsuits

Courts Deal Blow to Plaintiffs’ Lawyers

By Martin H. Orlick, October 2005

Abusive lawsuits filed under the Americans With Disabilities Act by professional plaintiffs and driven by the promise of attorneys’ fees have long been a frustrating reality of doing business in California. Some California courts are finally acknowledging what the business community has known for years: That serial ADA litigation is “a cynical money making scheme” (Jerry Doran vs. Del Taco, Inc. et. al.) and that professional ADA plaintiffs engage in “systematic extortion designed to harass and intimidate business owners into agreeing to cash settlements” (Jarek Molski v. Mandarin Touch Restaurant).

The hospitality industry has been one of the consistent targets of abusive ADA litigation and thousands of restaurants and hotels have been the victims of an “ADA shakedown,” even when technical ADA violations in their establishments have been quickly corrected. This is because the ADA does not include a period to “cure” or correct violations.

Repeated efforts by Congress have failed to amend the ADA to require pre-litigation notice and a period to cure. Recently, the California Supreme Court imposed a new requirement that for a plaintiff to recover attorneys’ fees in cases like these (called “private attorney general cases”) a plaintiff must have made a reasonable attempt to settle the dispute before litigation (Graham v. DaimlerChrysler Corp.). Cited by the court in the Doran case, this too brings hope that the wave will finally crash on the 15-year-long joy ride taken by ADA plaintiffs’ organizations and their lawyers.

What went wrong with the ADA? 

Passed in 1990, the Americans With Disabilities Act, or ADA, is federal legislation requiring the removal of barriers that prevent persons with disabilities from full and equal access to public accommodations. This legitimate and important piece of civil rights law has been turned on its head by professional disabled plaintiffs who are fronted by “disability rights” organizations, (generally comprised of a handful of people), and work hand in glove with their unprincipled lawyers to pull off serial sting operations.  

Because federal law provides for injunctive relief to stop ADA violations, as well as the payment of plaintiffs’ and attorneys’ fees—and remember there is no period to cure violations before filing a lawsuit—ADA plaintiffs’ groups have become a cottage industry, and for many of them the spigot of cash settlements and attorneys’ fees has been locked in the “on” position. And in California, Colorado and Florida law, plaintiffs can also recover actual, punitive and statutory damages, making the litigation even more lucrative in these states.

Here’s how it is done. The plaintiffs’ organization targets a specific industry or geographic area, and systematically visits all targeted businesses, looking for ADA violations, however minor. The plaintiffs’ groups don’t discriminate between the deep pockets of Fortune 500 companies and the shallow pockets of mom-and-pop operations. All are fair game, and the shakedown is perfectly legal.

After the drive-by visits, the plaintiff files a cookie-cutter complaint against a number of establishments, claiming damages for physical and emotional harm against each establishment, and requesting attorneys’ fees in each instance. We have defended hospitality clients against an individual plaintiff who has filed  hundreds of these kinds of lawsuits, all through the same lawyer. Unfortunately, there are many more professional plaintiffs just like him.  

Fifteen years of “sue and settle”

In many cases, a single ADA lawsuit will claim hundreds of thousands of dollars in damages. In most instances the cases never go to trial, but are settled outside of court for $20,000-$35,000 or more, per establishment. Why don’t most defendants ask for their day in court? For one thing, the ADA itself includes vague language that makes a quick, vigorous defense unfeasible (language that could perhaps be defined by the courts, if enough ADA cases were tried).

Secondly, at the outset of defending our clients in an ADA action, we must inform them that—on top of the legal fees they pay us to defend them—they will have to pay the plaintiffs’ attorneys fees too, if they lose the case. Of course, the longer the case takes—and it takes time to defend them because of the existing ambiguities and absence of case law—the higher all fees will be. Often our clients are already shouldering the burdensome construction costs associated with correcting ADA infractions, so it is not hard to understand why most of them avoid a trial and opt to bring their checkbooks to the earliest settlement conference possible.  

Turning the tide?

After the immigrant owners of a Chinese restaurant in Solvang, California were sued for more than $300,000 under the ADA and state statues, they learned that the plaintiff had filed more than 300 similar lawsuits in California since 1998. Outraged, they decided to take on the expense and stress of fighting back instead of paying up. The outcome of their day in court in December 2004 provides a beacon of hope to other restaurant and hotel owners.  

In this case, (Molski), U.S. District Judge Rafeedie’s order stipulates that neither the plaintiff, Jarek Molski, nor his lawyer, Thomas Frankovich, can file an ADA suit unless Rafeedie’s court is first notified. The judge emphasized that his ruling “does not limit the right of a legitimately aggrieved disabled individual to seek relief under the ADA; it only prevents abuse of the law by professional plaintiffs, like Molski and their lawyers ... whose priority is their own financial gain, and not ‘the elimination of discrimination against individuals with disabilities.’” In a second opinion in April 2004, Rafeedie wrote that the court believes it must “... protect the judicial system and the public from [the Frankovich law firm’s] abusive and predatory litigation.”

In a similar ADA case (Doran) decided in June 2005, U.S. District Court Judge Gary Taylor held that “it is a proper exercise of discretion and common sense in an ADA case or a parallel state case to require, as a prerequisite to recovering attorneys’ fees, a pre-litigation unambiguous warning notice to the defendant and a reasonable opportunity to cure the violation.” The court cited the Graham case and wrote, “Such a notice will permit legitimate ADA advocates to warn the defendant and get the problem fixed without having to file a needless, frequently extortionate, lawsuit.” 

Protecting the rights of all

Virtually all our clients agree with the spirit and intent of the ADA and willingly correct problems that prevent their disabled customers from full access to their premises. But the unsavory tactics of “disability rights” plaintiffs organizations leave many of them soured, and we have been troubled by the backlash of sentiment against the disabled population due to this unnecessary and abusive litigation. 

Although it’s too early for the hospitality industry to celebrate the end of abusive ADA lawsuits—we have had to help clients respond to a number of ADA lawsuits filed since Doran and Molski—these recent California cases have given us powerful ammunition in the fight to end these abusive lawsuits.

The courts’ decisions also give us hope that the civil rights of the disabled will continue to be protected, while our clients will also be protected from the extortion and legal sham perpetrated by professional ADA plaintiffs and their lawyers. This would provide a win-win situation for both business owners and their disabled customers. 

There would be losers too, of course. But who will cry for the professional plaintiffs and their unethical lawyers if they are forced to make an honest living?

Marty Orlick is a senior member of the Global Hospitality Group, a partner in the real estate group in JMBM’s San Francisco office and a member of the American College of Real Estate Lawyers. Although he has defended more than 100 ADA lawsuits (and is a frequent author and speaker on the topic), he prefers to add value to clients’ businesses by helping them negotiate and close favorable transactions involving hotel and real estate investments, leasing, development, construction and financing. Marty can be reached at 415.984.9667 or
The Global Hospitality Advisor ® is published four times a year for the clients, business associates and friends of Jeffer, Mangels, Butler & Marmaro LLP.

The information presented in this newsletter is intended as general information and may not be relied upon as legal advice, which can only be given by a lawyer based upon all the relevant facts and circumstances of each particular situation.

  • Our experience ranges from individual properties to billion-dollar portfolios.
  • Large or small, routine or complex, if a legal matter has your attention, it deserves ours too.
The Global Hospitality Group® is a registered trademark of Jeffer, Mangels, Butler & Marmaro LLP

For more information:
Jeffer Mangels Butler & Marmaro LLP
1900 Avenue of the Stars, 7th Floor
Los Angeles, CA 90067-4308
Attn: Jim Butler
310.201.3526 • 310.203.0567 fax

The premier hospitality practice
in a full-service law firm
Also See: Labor Wars: A Hotel Survival Guide - Watch Out For Neutrality Agreements / Marta M. Fernandez / September 2005
How to Make a Condo Hotel Deal - Part II / Jim Butler and Guy Maisnik / June 2005
Avoiding The Pitfalls of Condo Hotel Structuring; Steps To SEC Compliance / Peter Connolly / June 2005
The 2005 Lodging Industry Investment Council Top Ten; LIIC's List of Major Hotel Investment Opportunities and Challenges / May 2005
Copyright Laws Applicable to Hotels / Jim Abrams / March 2005
Condo Hotels - How to Make Them Work / Jim Butler and Guy Maisnik / February 2005
The Condo Part of Condo Hotels; A Primer on How to Create a Common Interest Development / David Waite, JMBM / The Global Hospitality Advisor / February 2005
Catching the Buzz on Condo Hotels, A Roundtable Discussion / The Global Hospitality Advisor / JMBM / December 2004 
Outlook 2005: Hotel Industry Fundamentals, Where have we been? Where are we going? / The Global Hospitality Advisor / JMBM / December 2004
How to Master Your Next Disaster Protect your guests, educate your employees, and limit your liability / Julia L. Rider / JMBM / October 2004
Wage & Hour Class Action Lawsuits: Hospitality Employers Caught in the Cross Hairs / Marta Fernandez / JMBM / September 2004
Adopting Pet And Service Animal Policies To Avoid Lawsuits from Disabled Hotel Guests / Marty Orlick / JMBM / September 2004
Politics Over, New ‘Overtime’ Law Takes Effect; The Significant Changes / JMBM / September 2004
Hotel Franchise Agreements: Opportunities And Pitfalls / JMBM / September 2004
ADA Lawsuit Alert: Beware the Internet Surf-by; A new twist on the ADA drive-by lawsuit / JMBM / September 2004
Hotel Unions Challenging Work Rules Found in Hotel Employer / The Global Hospitality Advisor Handbooks; Claim Interference with Employees’ Rights to Organize / JMBM / October 2003
Wage and Hour Lawsuits and Audits Continue to Sweep the Hospitality Industry / The Global Hospitality Advisor / JMBM / October 2003
Prepare NOW for an ADA Attack; Myths and Tips on How to Minimize Exposure / The Global Hospitality Advisor / JMBM / October 2003
Sarbanes-Oxley Update / The Global Hospitality Advisor / JMBM / Arpil 2003
Equal Public Access or Access to Deep Pockets? The Hospitality Industry Remains a Target of Lawsuits by Disability Rights Groups Under the Americans with Disabilities Act / The Global Hospitality Advisor / JMBM / March 2003
Outlook 2003: A Roundtable Discussion / The Global Hospitality Advisor / JMBM / Dec 2002 
Time Bomb Waiting to Explode: Wage & hour Claims Over Exempt Employees / The Global Hospitality Advisor / JMBM / Oct 2002
I'm Mad as Hell, and I'm Not Going to Take it Anymore! / The Global Hospitality Advisor / JMBM / Oct 2002
Settlement Procedure Available to California Hotels Plagued by Prop 65 Cases - The Global Hospitality Advisor / April  2002 
Top Ten Investment Challenges Facing the Lodging Industry / Lodging Industry Investment Council / April 2002 
Decertifying a Union? The Employer’s Bill of Rights / The Global Hospitality Advisor / JMBM / April 2002 
Outlook 2002: A Roundtable Discussion /  Bruce Baltin, Bjorn Hanson, Randy Smith, Jack Westergom - The Global Hospitality Advisor / January 2002 
New Rules for Hotel Workouts: REMICs for Dummies / The Global Hospitality Advisor / JMBM / December 2001 
Living in the Wake: Predictions & Practical Implications / The Global Hospitality Advisor / JMBM / December 2001 
Avoiding Liability for Lay-Offs / The Global Hospitality Advisor / December 2001
The Worker Adustment and Retraining Notification Act: Impact on the Hotel Industry / JMBM 
When is an Apartment a Hotel ... and Who Cares? / The Global Hospitality Advisor / JMBM / September 2001 
The 'Perfect Storm' / The Global Hospitality Advisor / JMBM / September 2001 
Richard Kessler's Grand Theme Hotels - Interview with GHG Chairman  Jim Butler / March 2001
Stephen Rushmore's  Industry Trends / Top Markets, Predictions & Opportunities  / Jan 2001
Outlook 2001: A Roundtable Discussion The Global Hospitality Advisor / Jan 2001
Perspectives on Hotel Financing in 2001; Jim Butler, JMBM's Global Hospitality Group Chairman, Interviews Two Active Players in Hotel Finance / Jan 2001 
Robert J. Morse: Millennium’s New President / Interview with GHG Chairman Jim Butler / Nov 2000 

To search Hotel Online data base of News and Trends Go to Hotel.Online Search
Back to Hotel.Online Press Releases
Home | Welcome! | Hospitality News | Classifieds | Catalogs & Pricing | Viewpoint Forum | Ideas/Trends
Please contact Hotel.Online with your comments and suggestions.