ADA Requirements for Apartment Buildings: Standards and Compliance

Accessibility standards are something property managers, developers, and owners of apartment buildings need to understand if they want to avoid legal issues. 

The Americans with Disabilities Act (ADA) includes clear regulations to ensure that people with disabilities have equal access to housing and related amenities. But what exactly constitutes an apartment in the context of the ADA? 

Apartments are defined as multi-family housing units intended for residential use, comprising various living spaces such as bedrooms, kitchens, and bathrooms within a shared building or complex. 

Ensuring ADA compliance in these settings not only promotes inclusivity but also aligns with federal laws, promoting safe and accessible living environments for all residents. 

In this blog, we will delve into the essential ADA requirements for apartment buildings, offering a comprehensive guide to understanding and implementing these standards effectively.

We will also include a handy checklist at the end of this guide that you can use as a quick reference.

What Is the Meaning of An ADA Unit?

An ADA unit refers to a residential unit that is designed and constructed to comply with the accessibility standards outlined in the Americans with Disabilities Act (ADA). These units are specifically tailored to accommodate people living with disabilities, ensuring they have equal access to housing and related amenities. Key features of an ADA Unit typically include:

• Accessible entryways and pathways
• Adequate door and hallway widths
• Accessible kitchen and bathroom facilities
• Appropriate hardware and controls
• Visual and auditory aids

What Is UFA?

UFA, or Usable Floor Area, is the portion of the floor area within a building or residential unit that is available for use and occupancy. 

It excludes areas that are occupied by structural elements, walls, and other features that are not accessible or usable for residents. In the context of ADA compliance and residential design, UFA is essential for ensuring that spaces are adequately designed to provide sufficient room for people with disabilities to move around and use the facilities comfortably.

What Are the ADA Requirements for Apartment Buildings?

Let’s get into the specifics of the requirements that apartment buildings need to meet in accordance with ADA standards.

Accessible Entrances

The ADA defines accessible entrances as entry points to buildings or facilities that are designed and constructed to be accessible to disabled residents. 

These entrances must be free of barriers that would prevent or hinder access for people using wheelchairs, mobility aids, or those with other physical limitations.

Apartment buildings must meet several specific requirements to ensure their entrances are accessible:

• Ramps: Where stairs are present, a ramp with a slope no steeper than 1:12 (one inch of rise for every 12 inches of run) must be provided. The ramp must have a minimum width of 36 inches (91.44 cm) and handrails on both sides if the rise is greater than 6 inches (15.24 cm).
• Doors: The entrance door must have a clear opening width of at least 32 inches (81.28 cm) when the door is open at 90 degrees. Lever or push-type handles should be used.
• Thresholds: The threshold at the accessible entrance must be no higher than 1/2 inch (1.27 cm), and beveled if the threshold is between 1/4 (0.64 cm) and 1/2 inch high (1.27 cm) , to allow smooth passage for wheelchairs.
• Landing: A level landing area at least 60 inches by 60 inches (152.4 x 152.4 cm) must be provided at the top and bottom of ramps, and at the entry door to accommodate the turning radius of wheelchairs.
• Signage: Clear and visible signage indicating the location of accessible entrances must be provided. This is particularly important if the accessible entrance is not the main entrance.

Usable Doors

Usable doors are designed and constructed to be accessible to and usable by people with disabilities. These doors must allow for easy operation, provide sufficient clearance, and be free of barriers that could restrict access. Usable doors benefit apartment residents with mobility, visual, and dexterity issues. 

Here are the requirements that apartment buildings need to meet in relation to doors:

• Clear Opening Width: The door must have a clear opening width of at least 32 inches (81.28 cm)  when the door is open at 90 degrees. This measurement is taken between the face of the door and the stop on the latch side.
• Maneuvering Clearance: The space around the door must allow for adequate maneuvering clearance:
  • For a front approach to a push side of a door, a minimum of 12 inches (30.48 cm) beyond the latch side of the door and 48 inches (121.92 cm) of depth is required.
  • For a front approach to the pull side of a door, a minimum of 18 inches (45.72 cm) beyond the latch side of the door and 60 inches (152.4 cm) of depth is required.
• Thresholds: The threshold at the door must be no higher than 1/2 inch (1.27 cm). If the threshold is between 1/4 (0.64 cm) and 1/2 inch high (1.27 cm), it must be beveled with a slope no greater than 1:2 to allow smooth passage for wheelchairs.
• Door Hardware: Handles, pulls, latches, locks, and other operable parts must be operable with one hand and not require tight grasping, pinching, or twisting of the wrist. Lever handles, push-type mechanisms, and U-shaped handles are recommended.
• Automatic Doors: Where provided, automatic doors must remain open for at least 3 seconds to allow sufficient time for individuals with disabilities to pass through safely.
• Force to Open: The force required to open interior accessible doors should not exceed 5 pounds (2.27 kg). This helps people with limited strength or dexterity.

Reachable Light Switches, Thermostats, and Electrical Outlets

Reachable light switches, thermostats, and electrical outlets are controls and devices that are positioned within accessible reach ranges for residents with disabilities. 

To comply with ADA standards, apartment buildings must ensure that light switches, thermostats, and electrical outlets are installed according to the following specifications:

• Reach Range for Light Switches and Thermostats:
  • Maximum Height: Light switches and thermostats should be mounted no higher than 48 inches (121.92 cm) above the floor. 
  • Minimum Height: They should be no lower than 15 inches (38.1 cm) above the floor.
• Reach Range for Electrical Outlets:
  • Maximum Height: Electrical outlets should be mounted no higher than 48 inches (121.92 cm) above the floor.
  • Minimum Height: Outlets should be no lower than 15 inches (38.1 cm) above the floor. Typically, outlets are installed at a height of about 18 inches (45.72 cm) above the floor to accommodate standard building practices while still being accessible.
• Forward Reach: When an unobstructed forward reach is possible, the operable parts must be within the range of 15 inches to 48 inches (38.1 to 121.92 cm) above the floor.
• Side Reach: When a side reach is necessary, the operable parts must also be within the range of 15 inches to 48 inches (38.1 to 121.92 cm) above the floor. If there is an obstruction, such as a counter, that is no more than 24 inches (60.96 cm) deep, the side reach range is still 15 inches to 48 inches. If the obstruction is deeper, the maximum height for side reach reduces to 46 inches (116.84 cm).
• Operability: Controls and devices must be operable with one hand.

Reinforcement for Walls

The ADA requires reinforcements for walls to accommodate grab bars. These reinforcements must be strong enough to support the weight and force exerted by someone using the grab bars for support and stability. This is particularly important for residents with mobility impairments as well as those who struggle with balance. 

Here are the specifics for wall reinforcements as outlined in the ADA:

• Locations for Reinforcements:
  • Bathrooms: Reinforcements must be installed in walls around toilets, bathtubs, and showers to allow for the future installation of grab bars.
  • Toilets: Reinforcements should be provided on the side wall closest to the toilet and the back wall behind the toilet.
  • Bathtubs and Showers: Reinforcements should be provided on all walls surrounding the bathtub or shower to allow for the installation of grab bars at various heights and locations.
• Height and Length of Reinforcements:
  • Toilets:
    • Side wall: Reinforcements must be installed between 33 inches (83.82 cm) and 36 inches (91.44 cm) above the floor and extend at least 42 inches (106.68 cm) in length, starting from the back wall.
    • Back wall: Reinforcements must be installed between 33 inches (83.82 cm) and 36 inches (91.44 cm) above the floor and extend at least 36 inches (91.44 cm) in length, centered on the toilet.
  • Bathtubs:
    • Back wall: Reinforcement must be installed between 33 inches (83.82 cm) and 36 inches (91.44 cm) above the floor and extend at least 24 inches (60.96 cm) from the control wall toward the head of the tub.
    • Control wall: Reinforcement must be installed between 33 inches (83.82 cm) and 36 inches (91.44 cm) above the floor and extend at least 12 inches (30.48 cm) beyond the outer edge of the tub.
    • Head wall: Reinforcement must be installed between 33 inches (83.82 cm) and 36 inches (91.44 cm) above the floor and extend at least 24 inches (60.96 cm) from the back wall toward the head of the tub.
  • Showers:
    • Reinforcements must be installed on all walls at a height of 33 inches (83.82 cm) and 36 inches (91.44 cm) above the floor and extend at least 36 inches (91.44 cm) in length.
• Strength and Durability: Reinforcements must be capable of supporting a grab bar that can withstand a force of at least 250 pounds (113 kg) in any direction. 
• Materials: Common materials used for reinforcements include plywood, wood blocking, or metal plates. These materials must be securely anchored to the wall studs to provide the necessary support.
• Documentation and Inspection: During construction or renovation, the location and specifications of wall reinforcements should be documented and made available for inspection to ensure compliance with ADA requirements.

Kitchens and Bathrooms

Apartment kitchens and bathrooms must be designed and constructed to be accessible to residents with disabilities. This includes ensuring that these areas have features that accommodate the needs of people using wheelchairs or those with other mobility impairments, as well as those with limited reach and dexterity.

Kitchens

• Clear Floor Space: There must be a clear floor space of at least 30 inches (76.2 cm) by 48 inches (121.92 cm) at each appliance, fixture, and work surface to allow for a forward or parallel approach by residents using wheelchairs.
• Work Surfaces: At least one accessible work surface (such as a counter or table) should be provided. This surface should be between 28 inches (71.12 cm) and 34 inches (86.36 cm)  above the floor and have knee space underneath that is at least 30 inches (76.2 cm) wide, 27 inches (68.58 cm) high, and 19 inches (48.26 cm) deep.
• Appliances: Controls for ovens, stovetops, and other appliances should be within accessible reach ranges (15 to 48 inches / 38.1 to 121.92 cm above the floor) and operable with one hand.
• Sink: The sink should be mounted no higher than 34 inches (86.36 cm) above the floor, with a clear floor space of at least 30 inches by 48 inches (76.2 by 121.92 cm) in front to allow for a forward approach. There should also be knee and toe clearance under the sink (at least 30 inches (76.2 cm) wide, 27 inches (68.58 cm) high, and 19 inches (48.26 cm) deep).
• Cabinets and Storage: Cabinets and storage should be within accessible reach ranges. Upper cabinets should have pull-down shelves or be no higher than 48 inches (76.2 cm) above the floor.

Bathrooms

• Clear Floor Space: Bathrooms must have a turning space of at least 60 inches (152.4 cm) in diameter to allow a wheelchair to make a 180-degree turn. There should also be clear floor space of at least 30 inches (76.2 cm) by 48 inches (121.92 cm) at each fixture (sink, toilet, shower, or bathtub) to allow for a forward or parallel approach.
• Sinks: Sinks should be mounted no higher than 34 inches (86.36 cm) above the floor, with knee clearance of at least 30 inches (76.2 cm) wide, 27 inches (68.58 cm) high, and 19 inches (48.26 cm) deep underneath.
• Toilets: The toilet seat should be 17 to 19 inches (43.18 to 48.26 cm) above the floor. There must also be clear floor space of at least 60 inches (152.4 cm) from the side wall and 56 inches (142.24 cm) from the back wall for a forward approach or 59 inches (149.86 cm) for a side approach.
• Bathtubs: Bathtubs should have a clear floor space of at least 30 inches (76.2 cm) by 48 inches (121.92 cm) parallel to the tub. Controls should be operable with one hand and located at the front or side of the tub.
• Showers:
  • Roll-in showers should have a clear floor space of at least 30 inches by 60 inches (76.2 by 152.4 cm).
  • Transfer-type showers should have a clear floor space of at least 36 inches by 36 inches (91.44 by 91.44 cm).
  • Shower controls and showerhead should be reachable from a seated position and operable with one hand.
• Mirrors and Shelves: Mirrors should be mounted with the bottom edge no higher than 40 inches (101.6 cm) above the floor. Shelves should be within accessible reach ranges.

Elevators

Elevators are required in apartment buildings to ensure that all floors of a building are reachable by residents and visitors using wheelchairs or those with other mobility impairments. 

To comply with ADA standards, apartment buildings must meet specific requirements for elevators:

• Car Dimensions:
  • The minimum clear floor area of an elevator car should be at least 36 inches wide by 48 inches (91.44 by 121.92 cm) deep for single wheelchair access. Larger elevator cars may be required depending on the building design.
  • In elevators designed for two or more wheelchairs, the clear floor area should be at least 54 inches wide by 80 inches (137.16 by 203.2 cm) deep.
• Door Operations:
  • Elevator doors must have a clear opening width of at least 36 inches (91.44 cm).
  • Doors must be equipped with a reopening device that will automatically stop and reopen the doors if an obstruction is detected within 5 inches (12.7 cm) of the door’s closing position.
  • The door should remain open for at least 3 seconds to allow sufficient time for individuals with disabilities to enter and exit.
• Controls:
  • Elevator controls must be mounted at a height of 15 to 48 inches (38.1 to 121.92 cm) above the floor to ensure they are reachable by residents using wheelchairs.
  • Control buttons should be discernible and have visual and audible signals to indicate that a call has been registered and that the elevator is responding.
  • Controls should be operable with one hand and should not require tight grasping, pinching, or twisting of the wrist.
• Hall Signals:
  • Visual and audible signals must be provided to indicate the arrival of the elevator and the direction it is traveling. Audible signals should sound once for up and twice for down.
  • Hall lanterns should be mounted at least 72 inches (182.88 cm) above the floor.
• Floor Designation:
  • Raised and Braille characters must be provided on both the jambs and inside the elevator car to identify floors.
  • Floor numbers should be placed on both sides of the elevator door jambs at a height of 60 inches (152.4 cm) above the floor.
• Emergency Communication:
  • Elevators must be equipped with an emergency communication system that does not require voice communication. This system should provide visual and audible indicators to acknowledge that a call for assistance has been received.
  • The emergency control should be no higher than 48 inches (121.92 cm) from the floor.
• Leveling and Door Timing:
  • Elevators must be equipped with automatic leveling devices to ensure the car floor is within 1/2 inch (1.27 cm) of the landing.
  • Door closing delays should be adjustable to accommodate the needs of people with disabilities.

Drinking Fountains

Drinking fountains are commonly found in apartment buildings, which is why the ADA also covers standards for them. Drinking fountains must be accessible to residents and visitors who use wheelchairs and those who have difficulty bending or reaching.

• Types of Drinking Fountains: Buildings must provide at least two types of drinking fountains: one for standing persons and one for persons who use wheelchairs.
• Height and Clearance:
  • For Wheelchair Users:
    • The spout outlet must be no higher than 36 inches (91.44 cm) above the floor.
    • There must be a clear floor space of at least 30 inches by 48 inches (76.2 by 121.92 cm) in front of the drinking fountain to allow for a forward approach.
    • Knee clearance under the fountain must be at least 27 inches (68.58 cm) high, 30 inches (76.2 cm) wide, and 17 to 19 inches (43.18 to 48.26 cm) deep.
  • For Standing Users:
    • The spout outlet must be between 38 inches (96.52 cm) and 43 inches (109.22 cm) above the floor.
    • These fountains do not require knee clearance but must be designed to be accessible for people who have difficulty bending.
• Spout Location and Water Flow:
  • The spout must be located at the front of the unit and positioned within 5 inches (12.7 cm) of the front edge.
  • The water stream must be at least 4 inches (10.16 cm) high to allow for easy drinking without the need for someone to place their mouth on the spout.
  • Controls should be operable with one hand and should not require tight grasping, pinching, or twisting of the wrist. 
• Clear Space and Maneuverability:
  • There should be a clear floor space around the drinking fountain to allow for easy maneuverability by residents using wheelchairs. This includes ensuring there are no obstructions in the path leading to the drinking fountain.
  • Drinking fountains must be located on an accessible route and should not protrude into walkways, ensuring they do not create hazards for people with visual impairments.
• Signage:
  • If the building provides separate units for standing and wheelchair users, appropriate signage must be provided to indicate which drinking fountain is for wheelchair users and which is for standing users. The signs should be clearly visible and include the International Symbol of Accessibility.

Vending Machines

Should an apartment building have vending machines, accommodations need to be made for residents and visitors with various disabilities. 

To comply with ADA standards, apartment buildings must meet specific requirements for vending machines:

• Reach Range: All operable parts of vending machines, including coin slots, product selection buttons, and retrieval areas, must be within the accessible reach ranges. This typically means between 15 inches and 48 inches (38.1 and 121.92 cm) above the floor for a forward or side reach.
• Operable Parts: Controls and mechanisms must be operable with one hand and must not require tight grasping, pinching, or twisting of the wrist. This ensures that people with limited hand dexterity or strength can use the machines.
• Clear Floor Space: A clear floor space of at least 30 inches by 48 inches (76.2 by 121.92 cm) must be provided in front of the vending machine to allow for a forward or parallel approach by people using wheelchairs.
• Knee and Toe Clearance: If the vending machine requires a forward reach to access controls or products, sufficient knee and toe clearance must be provided underneath the machine. Typically, this means a knee clearance of at least 27 inches (68.58 cm) high, 30 inches (76.2 cm) wide, and 19 inches (48.26 cm) deep.
• Protruding Objects: Vending machines must not protrude into walkways or paths of travel by more than 4 inches (10.16 cm) if mounted on a wall between 27 inches and 80 inches (68.58 and 203.2 cm) above the floor. This prevents the machines from becoming hazards for users with visual impairments.
• Location and Accessibility: Vending machines must be located on an accessible route. This means the path to and from the vending machine must be free of barriers and have sufficient width (at least 36 inches) to accommodate wheelchairs and mobility devices.
• Payment Systems: If the vending machine uses a payment system, the payment slot and any necessary controls must be within the accessible reach range and be operable without requiring tight grasping, pinching, or twisting of the wrist.

Laundry Rooms

Apartment buildings that offer laundry room facilities will need to ensure that any disabled residents have unrestricted access. 

Here are the ADA requirements that need to be met for laundry facilities:

• Accessible Route: Laundry rooms must be located on an accessible route, which means the path to and from the laundry room must be free of barriers and have sufficient width (at least 36 inches) to accommodate users of wheelchairs or other mobility aids.
• Doorways: The doorway to the laundry room must have a clear opening width of at least 32 inches (81.28 cm) when the door is open at 90 degrees.
• Clear Floor Space: There must be a clear floor space of at least 30 inches by 48 inches (76.2 by 121.92 cm) in front of each appliance (washer and dryer) to allow for a forward or parallel approach by people using wheelchairs.
• Appliance Controls: Controls for washers and dryers must be within accessible reach ranges, typically between 15 inches and 48 inches (38.1 and 121.92 cm) above the floor for a forward or side reach. Controls should also be operable with one hand.
• Loading Heights: Front-loading washers and dryers are preferred because they provide better accessibility. The door opening for these machines should be no higher than 34 inches (86.26 cm) above the floor. If top-loading machines are used, they must be placed on platforms to ensure the door opening height is within the accessible reach range.
• Knee and Toe Clearance: When a forward approach is required, there should be sufficient knee and toe clearance under the appliances to accommodate wheelchair users. Typically, this means a knee clearance of at least 27 inches (68.58 cm) high, 30 inches (76.2 cm) wide, and 19 inches (48.26 cm) deep.
• Operability: All operable parts, including detergent dispensers and lint traps, should be within accessible reach ranges and easy to operate without requiring tight grasping, pinching, or twisting of the wrist.
• Lighting and Signage: The laundry room should be well-lit to ensure visibility for users with visual impairments. Signage indicating the location of the laundry room and instructions for using the appliances should be provided in both visual and tactile formats, such as braille.

Common Areas

The ADA defines common areas in apartment buildings as spaces that are shared by all residents and visitors. These areas can include lobbies, hallways, laundry rooms, recreational facilities, mailrooms, and other communal spaces. The definition emphasizes that these spaces must be accessible to people with disabilities, ensuring equal access and usability.

To comply with ADA standards, apartment buildings must meet specific requirements for common areas:

• Accessible Route: Common areas must be located on an accessible route that is free of barriers and has sufficient width (at least 36 inches) to accommodate individuals using wheelchairs or other mobility aids.
• Entrances and Doors: Entrances to common areas must have a clear opening width of at least 32 inches (81.28 cm) when the door is open at 90 degrees.
• Clear Floor Space: There must be clear floor space of at least 30 inches by 48 inches (76.2 by 121.92 cm) in front of key features and amenities within the common areas.
• Maneuvering Clearance: Adequate space must be provided for maneuvering, particularly in areas where changes in direction are necessary. For example, turning spaces with a diameter of at least 60 inches (152.4 cm) should be provided in key areas to allow for wheelchair users to turn around.
• Lighting and Signage: Common areas must be well-lit to ensure visibility for those with visual impairments. Signage indicating the location and purpose of different common areas should also be provided in both visual and tactile formats, such as braille.
• Restrooms: Restrooms in common areas must be accessible, with at least one stall, sink, and urinal (if provided) meeting ADA accessibility standards. This includes clear floor space, grab bars, accessible fixtures, and appropriate signage.
• Amenities and Features: Shared amenities, such as seating areas, mailboxes, fitness centers, and recreational facilities, must be accessible. This means providing accessible seating, ensuring fitness equipment can be used by residents with disabilities, and placing mailboxes within accessible reach ranges (typically 15 to 48 inches / 38.1 to 121.92 cm above the floor).
• Protruding Objects: Objects that protrude into walkways or common areas must not reduce the width of the accessible route to less than 36 inches (91.44 cm). Objects mounted on walls, such as signs or fire extinguishers, must not protrude more than 4 inches (10.16 cm) into the pathway if they are between 27 inches and 80 inches (68.58 and 203.2 cm) above the floor.
• Elevators: If the common areas are located on different floors, elevators must be provided and meet ADA requirements for size, controls, door operation, and signaling devices.
• Outdoor Common Areas: Outdoor common areas, such as courtyards, patios, and playgrounds, must also be accessible. This includes providing accessible pathways, seating, and play equipment where applicable.

Parking Lots

Apartment buildings must provide accessible parking spaces for visitors and residents. These parking spaces must be located on an accessible route to the building entrance and designed to ensure that people with disabilities can safely and conveniently access their vehicles and the apartment building.

Here are the ADA requirements for parking lots that apartment building owners need to be aware of:

• Number of Accessible Parking Spaces: The number of accessible parking spaces required depends on the total number of parking spaces in the lot. One accessible parking space is required for every 25 regular parking spaces.
• Van-Accessible Spaces: For every six or fraction of six accessible parking spaces, at least one must be a van-accessible space. Van-accessible spaces must have a minimum width of 11 feet with an access aisle of at least 5 feet wide, or alternatively, an 8-foot-wide space with an 8-foot-wide access aisle.
• Standard Accessible Spaces: Standard accessible parking spaces must be at least 8 feet wide with an access aisle of at least 5 feet wide.
• Access Aisles: Access aisles must be marked to discourage parking in them and must be level, stable, firm, and slip-resistant. They should also be connected to an accessible route leading to the accessible entrance of the building.
• Location: Accessible parking spaces must be located on the shortest accessible route to the accessible entrance of the building.
• Signage: Accessible parking spaces must be identified with signs that include the International Symbol of Accessibility and must be mounted at least 60 inches (152.4 cm) above the ground to the bottom of the sign to ensure visibility.
• Slope and Surface: Parking spaces and access aisles must be level with a slope not exceeding 1:48 (2.08%). The surface of accessible parking spaces and access aisles must also be stable, firm, and slip-resistant.
• Parking Meters and Pay Stations: If parking meters or pay stations are provided, at least one accessible meter or station must be provided at each location, and it must be within accessible reach ranges (typically 15 to 48 inches / 38.1 to 121.92 cm above the ground) and operable without requiring tight grasping, pinching, or twisting of the wrist.

Closing Thoughts

There are a number of ADA requirements that developers and owners of apartment buildings need to meet, but they’re all for a good reason. Adhering to these standards ensures you’re creating a more accessible and inclusive living space for residents and their visitors. It also ensures you can steer clear of costly accessibility lawsuits.

Click here to download the ADA Requirements for Apartment Buildings checklist here for easy reference.

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