# 112


III-1.2000                              December 6, 1993


202-PL-530







Anthony C. Rodriguez
Attorney at Law
1300 Clay Street
Suite 600
Oakland, CA 94612

Dear Mr. Rodriguez:

     This letter is in response to your request for information
about the provisions of the Americans with Disabilities Act
(ADA).  We apologize for the delay in responding.

     The ADA authorizes the Department of Justice to provide
technical assistance to individuals and entities having rights or
obligations under the Act.  This letter provides informal
guidance to assist you in understanding the ADA's requirements. 
However, it does not constitute a legal interpretation or legal
advice, and it is not binding on the Department.

     You have asked whether title III of the ADA applies to
common areas of residential properties, including mobilehome
parks. 

     Title III of the ADA applies to privately owned or operated
facilities that are either commercial facilities or that fall
within one of the twelve categories of "places of public
accommodation" listed in that title.  Strictly residential
facilities are not included in the twelve public accommodation
categories and are expressly exempted from the definition of
commercial facilities.  

     Although title III does not apply to strictly residential
facilities, it does cover facilities, or portions of facilities,
that have some residential features and that function as one of
the twelve categories of places of public accommodations.  For
instance, common areas that are places of public accommodation
located within private residences that are not intended for the
exclusive use of tenants and their guests, are covered by title
III.  This coverage is provided for explicitly in the preamble to
the title III regulation on page 35552 of the enclosed volume. 
Additionally, section 36.207(a) of the regulation explains that
when a place of public accommodation is located in a private
residence, the areas of the home that are used for the operation
of the public accommodation are covered by title III, while the
other areas which are used exclusively as a residence are not.

     In a mobilehome facility, common areas, such as recreational
facilities, for example, that are restricted to the exclusive use
of residents and their guests would be considered part of the
residential facility and not a place of public accommodation even
though places of recreation are listed among the categories of
public accommodations under title III.  However, where such
facilities are available for use by persons other than residents
and their guests, they are places of public accommodations within
the meaning of title III.  Thus, a mobilehome park rental office
which serves persons other than residents and their guests would
be considered a rental establishment or service establishment
within the meaning of the ADA.  

     This interpretation is fully consistent with the excerpt of
the Senate Report you cite which provides that "[o]nly
nonresidential entities or portions of entities are covered by
[title III]."  Where "portions of an entity" are used by persons
other than residents and guests, they lose their strictly
residential character.

     I have enclosed the regulation promulgated under title III,
and the Technical Assistance Manual for that title.  I hope this
information is helpful to you.

                            Sincerely,




                         John L. Wodatch
                              Chief
                      Public Access Section

Enclosures
     Title III regulation
     Title III Technical Assistance Manual