DDA and access audits

The Equality Act 2010 places a legal duty on service providers, employers, and landlords to make reasonable adjustments to ensure their premises are accessible to disabled people. For many commercial property owners and occupiers, understanding what that duty requires in practice is where an access audit becomes essential.

An access audit assesses a building against current accessibility standards and best-practice guidance, identifies barriers that may prevent or restrict access for disabled users, and provides a prioritised, costed set of recommendations to address them. It is the recognised first step in meeting your obligations under the Equality Act.

We provide access audits for commercial buildings across the UK, carried out by RICS-qualified building surveyors with specialist knowledge of accessibility legislation, standards, and practical building solutions. Call 0800 051 2593, email [email protected], or complete our contact form further down the page to discuss your requirements.

What is an access audit, and what is a DDA audit?

An access audit and a DDA audit are the same thing. The term "DDA audit" originates from the Disability Discrimination Act 1995, which first introduced the duty to make reasonable adjustments for disabled people. The DDA was superseded by the Equality Act 2010, which consolidated and extended anti-discrimination legislation across disability, race, gender, religion, age, and other protected characteristics.

Despite the legislative change, "DDA audit" remains widely used terminology in the property sector – and the core purpose of the assessment remains the same. An access audit is an assessment of a building, environment, or service against best-practice standards to benchmark its accessibility to disabled people.

The audit maps the journey of a disabled building user through the property to identify physical barriers, assess compliance with current standards, and recommend practical, proportionate, and deliverable solutions within a realistic budget.

What does the Equality Act 2010 require?

The Equality Act requires service providers, employers, and landlords to make reasonable adjustments to avoid discrimination against disabled people.

In the context of commercial property, this means removing or mitigating physical barriers that make it impossible or unreasonably difficult for disabled people to use a building or access a service.

This duty is an ongoing requirement to anticipate and address barriers as circumstances change. How the duty applies in practice depends on your role:

• Service providers – Businesses and organisations that provide goods, facilities, or services to the public must ensure their premises do not create unjustifiable barriers to access.
• Employers – Organisations must make reasonable adjustments to ensure disabled employees are not placed at a substantial disadvantage in the workplace.
• Landlords – While tenants typically carry the primary duty as service providers, landlords may also have obligations depending on the terms of the lease and the nature of the building

This page provides general guidance only and does not constitute legal advice. We recommend taking specialist legal advice where your specific obligations are unclear.

What does an access audit cover?

Our access audits follow the established methodology of assessing a building through the journey of a disabled user, from arrival at the site to every area of the building they might reasonably need to access.

The scope is agreed at the outset based on the building type, use, and the client's specific obligations under the Equality Act. A typical commercial access audit covers:

• Approach, car parking, and external environment – Accessible parking provision, dropped kerbs, surface conditions, and the approach route to the building entrance.
• Entrance and reception – Step-free access, door widths and weights, intercom and entry systems, reception desk heights, and waiting areas.
• Horizontal circulation – Corridor widths, internal door widths and weights, floor surfaces, and passing places for wheelchair users.
• Vertical circulation – Lift provision, stair design, handrails, and alternative access routes between floors.
• Toilets and welfare facilities – Accessible toilet provision, layout, and fixtures.
• Signage and wayfinding – Visual contrast, tactile signage, and information legibility for users with visual or cognitive impairments.
• Means of escape – Evacuation provisions for disabled people, including personal emergency evacuation plan (PEEP) requirements.
• Building management practices – Policies and procedures that may create barriers alongside physical features.

The audit report includes photographic evidence, clearly defined recommendations, and priority ratings, enabling clients to plan and budget for improvement works in a structured and cost-effective way.

Who needs an access audit?

Any organisation that owns, occupies, or manages a commercial building has an obligation under the Equality Act to ensure it is accessible. This could include:

• Commercial landlords and property investors – Identifying accessibility barriers before acquisition, at lease renewal, or ahead of refurbishment.
• Occupiers and service providers – Businesses that receive members of the public and need to demonstrate they have assessed and addressed their reasonable adjustment obligations.
• Developers – Assessing new designs prior to construction or reviewing compliance before practical completion.
• Public sector bodies – Local authorities, NHS trusts, and education establishments with specific duties under the public sector equality duty.
• Retail and leisure operators – Businesses where accessible premises are directly linked to customer experience and trading performance.
• Healthcare providers – Facilities where accessibility is both a legal obligation and a patient safety consideration.

An access audit is also a valuable tool at the pre-acquisition stage, identifying the cost and scope of any accessibility works required before terms are agreed.

The Equality Act Code of Practice recommends that a suitably qualified person carry out an access audit. In practice, this means a building professional with specialist knowledge of accessibility legislation and current standards, including BS 8300 and Approved Document M of the Building Regulations.

Our access audits are carried out by RICS-qualified professionals with specialist accessibility knowledge and experience across a wide range of commercial building types. We combine technical building expertise with a clear understanding of what a reasonable adjustment is in the context of your building and obligations.

What happens after an access audit?

An access audit is the starting point of an accessibility improvement programme. The audit identifies where barriers exist and what should be done, but the value is only realised when the findings are acted upon.

Following the audit, we can support you with:

• A prioritised recommendations report with budget cost assessments, enabling informed decisions about sequencing and investment.
• An access action plan setting out short, medium, and long-term improvement works.
• Advice on integrating accessibility works into existing planned maintenance programmes, where economies can be achieved by combining access improvements with other scheduled works.
• Ongoing consultancy support where clients require assistance specifying and managing the improvement works identified in the audit.

Why choose BTG Eddisons for access audits?

Our access audits are carried out by RICS-qualified professionals with the technical building expertise and legislative knowledge to deliver assessments that are rigorous, practical, and proportionate. We focus on what is reasonable under the Equality Act, not an exhaustive list of theoretical improvements that bear no relation to what is achievable or cost-effective for your building.

With 35 offices and 550 professionals across the UK, we have building surveyors near your property wherever it is located. Our reports are clearly written, supported by photographs, and structured to support decision-making.

Our track record across commercial, educational, healthcare, retail, and public-sector institutions reflects the breadth of our experience and the consistent quality of our service. This commitment to delivering high-level work is reflected in our positive reviews.

Speak to our building consultancy team about an access audit today

If you need an access audit for a commercial building or want to discuss your obligations under the Equality Act, our team is ready to help. Call 0800 051 2593, email [email protected], or complete the form below to arrange a free initial consultation.