The Americans with Disabilities Act (ADA) is one of America's most comprehensive pieces of civil rights legislation that prohibits discrimination and guarantees that people with disabilities have the same opportunities as everyone else to participate in the mainstream of American life—to enjoy employment opportunities, to purchase goods and services, and to participate in state and local government programs and services.

To be protected by the ADA, one must have a disability, which is defined by the ADA as a physical or mental impairment that substantially limits one or more major life activities, a person who has a history or record of such an impairment, or a person who is perceived by others as having such an impairment.
The ADA does not specifically name all of the impairments that are covered. The ADA is located in the United States Code, beginning at 42 U.S.C. §12101.

Private Residential Housing is Not Covered by the ADA—But Government Owned or Operated Housing Is

Although private residential housing is not covered by the ADA, government-owned or operated housing and certain privately owned facilities that provide housing are subject to the ADA and its accessibility requirements. Government owned or operated facilities may include public housing, student and faculty housing, employee housing, nursing homes, temporary housing provided in emergencies, and social service facilities, such as homeless shelters and halfway houses.

In the private sector, the ADA’s coverage of housing is limited to places of public accommodation, such as social service establishments and housing provided on or behalf a place of education. The ADA does not apply to individually owned or leased housing in the private sector not used as a public accommodation, including single family homes, condominiums, or apartments. But many types of multi-family housing in the private and public sectors are subject to the design requirements of the Fair Housing Act.

Places of public accommodation located in residential buildings, such as rental and sales offices, commercial spaces, and hotel accommodations, are covered by the ADA standards.

In California, the Americans with Disabilities Act (ADA) serves as a federal law that prohibits discrimination against individuals with disabilities in all areas of public life, including jobs, schools, transportation, and all public and private places that are open to the general public. The ADA's definition of disability includes a physical or mental impairment that significantly limits one or more major life activities, a history of such an impairment, or being perceived by others as having such an impairment. While the ADA does not cover private residential housing, it does apply to government-owned or operated housing and certain private facilities that offer housing, such as public housing and social service establishments. Private sector housing is limited to places of public accommodation, which includes housing provided by educational institutions or associated with social services. The ADA does not regulate individually owned or leased private housing not used as a public accommodation. However, the Fair Housing Act may impose design requirements on various types of multi-family housing. Additionally, places of public accommodation within residential buildings, like rental offices and commercial spaces, must comply with ADA standards.