ADA Compliance Proposal
Your Website Has a Senior Accessibility Problem — and a Legal One.
Summit Vista serves Utah's senior community. The very population most likely to rely on screen readers, zoom settings, and keyboard navigation can't fully use your website. This proposal outlines what we found, why it matters legally, and — most importantly — why a free scanner would have missed most of it.
Prepared for: Summit Vista Senior Living
Prepared by: Chris Correa · Site Doc LLC · chris@sitedoc.co
Why Free Scanners Miss What Matters Most
Every major ADA web accessibility lawsuit in the last five years has involved violations that automated scanners rated as "passing." Here's why: scanners read code. They don't use your website.
A visually impaired senior trying to request your info kit doesn't interact with your HTML — they interact with your interface. And the gap between what code looks like and what a real user experiences is exactly where the liability lives.
Free Automated Scanner vs. Site Doc Manual Audit
✗Catches ~20–30% of real violationsOnly flags what's detectable in static HTML — misses everything that happens when a user actually interacts.
✗Cannot test keyboard navigationA form that looks fine in code can create a complete keyboard trap when tabbed through. Scanners never find it.
✗Cannot test dynamic contentModal dialogs, dropdowns, booking widgets, and validation errors are invisible to scanners — they only see the page on load.
✗Cannot test screen reader behaviorWhat a screen reader actually announces vs. what the code says should happen are often completely different.
✗Cannot test zoom and reflowText scaled to 200% — a standard browser accessibility feature — breaks layouts in ways no scanner detects.
✗Same tool plaintiff attorneys use to find targetsScanners are how mass-filers identify vulnerable businesses. Passing a scanner means you're not the easiest target — not that you're compliant.
✓Full WCAG 2.1 AA coverageEvery page, every interaction, every user path — tested manually against all 50 success criteria that apply to your site.
✓Live keyboard navigation testingWe actually tab through every form, menu, modal, and CTA on your site the way a keyboard-only user would — and document every trap.
✓Dynamic content testingWe trigger your booking flows, info kit requests, and contact forms and test what screen readers actually announce at each step.
✓Screen reader verificationWe run NVDA and VoiceOver against your key pages to confirm what a blind user actually hears — not just what the code says.
✓Zoom and reflow testingEvery page tested at 200% and 400% zoom. Layout breaks, overlapping text, and cut-off CTAs all documented.
✓Defensible written reportYou receive an annotated, attorney-shareable compliance report — something you can put in front of a plaintiff's lawyer to demonstrate good-faith remediation.
Real Violations Scanners Would Miss on summitvista.com
1
The Info Kit Form Keyboard Trap
Your info kit request form appears valid to scanners — the inputs exist, the submit button exists. But when navigated by keyboard, the tab order skips required fields and the form cannot be completed without a mouse. A scanner sees code. We tab through it.
Real impact: A senior's adult child researching Summit Vista on behalf of a parent with limited motor function cannot submit a request.
2
Silent Social Links
Your social media icons render perfectly visually. Scanners see anchor tags and pass them. But each icon wraps nothing but a Font Awesome class — no text, no aria-label. A screen reader announces "link" with no destination. Users are left completely in the dark.
Real impact: Visually impaired users cannot navigate to your Facebook or Instagram profiles from your website.
3
Fake Heading Structure
Your content sections use visually styled paragraph tags instead of semantic heading elements. Scanners check heading tags — they don't check whether your headings are actually headings. Screen readers use heading structure to let users jump between sections. Yours has no navigable structure.
Real impact: A blind user cannot skim your page — they must listen to every word from top to bottom with no way to jump to pricing, amenities, or contact info.
4
Zoom Reflow Failure
At 200% browser zoom — a standard accessibility accommodation for low-vision users — multiple text blocks on your homepage overlap and become unreadable. Scanners only see the page at 100%. We test it the way your most vulnerable users will actually view it.
Real impact: Low-vision seniors who rely on browser zoom to read your community details see broken, unreadable content.
What We Found on summitvista.com
The following were identified through our preliminary manual review — before a full audit. These represent the highest-severity issues visible from the public-facing site.
| Severity |
Violation |
Why It Matters |
| CRITICAL |
Info kit request form — fields have no associated labels |
Disabled prospects cannot request your info kit. Direct WCAG 2.1 AA failure (SC 1.3.1). |
| CRITICAL |
Social media icon links have no text or aria-label |
Screen readers announce "link" with no context. Users cannot navigate your social presence. |
| CRITICAL |
"Click to call" used as phone link text throughout |
Non-descriptive link text — direct WCAG SC 2.4.4 violation. Common trigger for demand letters. |
| WARNING |
No skip navigation link — 40+ nav links before page content |
Keyboard-only users must tab through your entire header on every single page load. |
| WARNING |
Fake headings — styled paragraph tags used instead of h2/h3 elements |
Screen readers cannot build a page outline. Users have no way to jump between content sections. |
This is a surface-level review only. A full audit covers all interior pages, the tour scheduling flow, and the resident/family portal — areas where the highest-severity violations typically live.
The Legal Exposure
ADA Title III applies to places of public accommodation and their websites. Senior living facilities are among the most frequently targeted categories because their customer base — seniors, adult children researching on behalf of aging parents, and individuals with disabilities — are exactly who these laws protect.
Why Summit Vista Is a High-Risk Profile
Your core audience is the population most likely to use assistive technology. Adult children researching senior living for a parent are tech-literate, motivated, and filing ADA web complaints when they hit barriers. A single demand letter typically results in $5,000–$25,000 in legal fees and settlement before any remediation work begins.
Passing a free scanner does not constitute good-faith ADA compliance. Courts have repeatedly held that automated tool results are not a defense. A documented manual audit and remediation record is.
How We Can Help
We offer three engagement paths. Pricing is discussed on a brief discovery call — every site has different scope, and we don't believe in one-size-fits-all quotes. What we can tell you is that remediation consistently costs less than a single demand letter settlement.
Option 1
Full Manual ADA Audit
Know exactly what you're exposed to. Delivered in 5 business days — attorney-shareable, annotated, prioritized.
- Every page, every interaction tested manually
- Screen reader + keyboard navigation testing
- Annotated screenshots of every violation
- Priority fix list by severity
- Defensible written report for your records
Option 2
ADA Remediation
We fix every violation on your existing site. Audit included. Written compliance statement provided on completion.
- Full manual audit included
- We handle every fix — hands off for you
- Tested again after remediation to confirm
- Written compliance statement for your files
- Ongoing monthly monitoring available
Option 3
Full Redesign + ADA
A complete rebuild — designed compliant from day one. Modern, fast, mobile-first. No remediation cost on top.
- Custom 5–7 page redesign
- Built WCAG 2.1 AA compliant from scratch
- Info kit, tour scheduling, contact — all accessible
- Hosting + monthly compliance monitoring
- Often costs less than audit + fixing old site
Next Step
Let's schedule a 15-minute call to walk through what we found and discuss which path makes sense for Summit Vista.
No pressure, no pitch deck — just a look at the actual violations and an honest conversation about scope.
Why Site Doc
- We test manually, not with scanners. Every audit is a human walking through your site the way a disabled user would — keyboard only, screen reader active, zoom enabled.
- We work with Utah businesses specifically. We know local market expectations and the design standards that convert in your region.
- We deliver documentation that holds up. Our reports are structured to be shareable with legal counsel and demonstrate good-faith compliance effort.
- We're fast. Audit delivered in 5 business days. Full remediation in 10–15. Full redesign in 14 business days.
- We stay engaged. Your site changes constantly — every update creates new compliance risk. Our ongoing monitoring catches violations before attorneys do.
Next Steps
- Reply to this proposal or call us directly to schedule a 15-minute walkthrough of what we found.
- We scope the engagement — full audit, remediation, or redesign — based on your timeline and existing site complexity.
- We send a clear agreement with itemized deliverables, timeline, and pricing before any work begins.
- We get to work immediately — audit begins within 24 hours of agreement. No waiting in a queue.
This proposal is valid through August 13, 2026
We'd recommend connecting before your next marketing push or any new page launch — every new piece of content added to a non-compliant site compounds the exposure.