ADA standing rules that turn people into stereotypes.

wheelchair basketballThe liberal standing rules in the Ninth Circuit seems to benefit advocates for those with disabilities by allowing them to file suits that go far beyond any actual discrimination experienced by the plaintiff. However, this comes at a real cost because this kind of lawsuit encourages the courts and business owners to view “the disabled” as stereotypes rather than individuals. When the law treats everyone with a disability as an abstraction, it isn’t surprising if ordinary business people view the disabled in the same way.

The Ninth Circuit and some other circuits say that when a person with a mobility disability encounters a ramp that does not comply with the ADAAG standards he has suffered the discrimination that the ADA forbids, regardless of whether the steepness of the ramp actually interferes with his ability to use and enjoy the premises. Once he has encountered the non-compliant ramp it is presumed that any other failure to comply with the ADAAG in the same facility would also interfere with his use and enjoyment, at least if they violate guidelines related to mobility disabilities. The plaintiff is not treated as a person: He is treated as a “person with a mobility disability” whose relationship to architectural barriers is completely abstract.  Is he proud of his strength and fitness, which makes a ramp that is slightly too steep irrelevant? It doesn’t matter. For purposes of the ADA the court will treat him as if he were weak. Has he developed strategies for overcoming things that might be barriers to others? It doesn’t matter. For purposes of the ADA the court will treat him as if he were completely helpless.

Of course a plaintiff who acts as an advocate does not care about being typecast as both frail and helpless because it suits his mission. It is worth asking, however, what these cases do to those who would prefer to confront the world as who they really are rather than as a “disabled person” with no more soul than the stick figure on a universal access sign. When an individual advocate with a disability insists on the right to sue based on stereotypes it seems that the message they are sending to those with disabilities is: “you will always just be a guy in a wheelchair, because accessibility, which was supposed to ameliorate the effects of your disability, has become the definition of who you are.”

The cases also send a very unhelpful message to the business community. The ADAAG were the product of a lot of work aimed at making most public accommodations accessible to most people with disabilities. This necessarily involved compromises because people are individuals with individual strengths and weaknesses. Those compromises are reflected in standards that are ultimately arbitrary. A 5% slope isn’t magic. It is too steep for some people in wheelchairs, while for others an 8% slope would not present a problem. 5% was chosen to make the most sense for the most people.

This is necessary when setting standards for new construction, but when the guidelines are treated as a presumptive definition of an architectural barrier without regard to the abilities of the individual plaintiff their arbitrary nature becomes clear. The message to business is that the ADA does not require that they accommodate their actual customers or the needs of real people, but rather requires that they invest in the removal of “barriers” that may not make any difference to anybody. What should be a good business practice; that is, making it easy for customers to come in a buy, is presented instead as an arbitrary command to spend money on things that don’t appear to matter.

This isn’t to say that a disabled plaintiff can’t decide what constitutes a barrier to himself. It does mean, though, that a plaintiff should be required to claim that each individual barrier is in fact a barrier that obstructs his use and enjoyment of the premises. Without that individual allegation of an individual harm the lawsuit is just an excuse for enforcing an abstract policy on behalf of a class of individuals.

The end result of what the Ninth Circuit and other courts have done is the situation that exists today. Business organizations talk about “drive by” litigants and look for ways to defeat lawsuits instead of eliminating architectural barriers while litigation itself becomes a game whose goal seems to be looking for problems instead of looking for solutions. And, most important, “the disabled” stop being real people with real problems that need real solutions, and who have real abilities that can be tapped, instead become stereotypes associated only with lawsuits and expense.

ADA pleading – can a plaintiff give fair notice of an ADA violation if he doesn’t know it exists?

What does it mean when a plaintiff has standing to sue on a claim but cannot give fair notice in his complaint because he isn’t even sure it exists? It means, of course, that you are in the topsy turvey world of ADA standing in the 9th Circuit.

Let’s start with the basics. In Chapman v. Pier 1 Imports, 631 F.3d 939 (9th Cir. en banc 2011) the Court reaffirmed its earlier holding in Doran v. 7-Eleven. Doran held that if a plaintiff had knowledge of at least one architectural barrier and is deterred from visiting a place of public accommodation as a result then he may, in a single suit, challenge all barriers in that public accommodation that are related to his or her specific disability and that he is likely to encounter on future visits. He is not, however, required to have any knowledge of such barriers or even any reason to think such barriers exist beyond his suspicion that where there is one barrier there may be more. Continue reading

ADA Standing – in the 9th Circuit all you need is paranoia and the presumption of guilt

ParanoiaIn the Ninth Circuit and in courts that follow its holdings ADA standing can be based on nothing more than a paranoid fantasy by the plaintiff or a presumption of guilt by the court. This conclusion follows logically from two decisions that themselves rest on neither logic nor the law.

The first case is Pickern v. Holiday Quality Food, Inc., 293 F.3d 1133 (9th Circ. 2002). In Pickern the Court held that a plaintiff who is “deterred from patronizing a public accomodation” by ADA violates has suffered an actual injury. The Court substituted deterrence for an actual encounter with an architectural barrier. According to Pickern simply by stating that he was “deterred” from trying to go into the store the plaintiff had “stated sufficient facts to show concrete, particularized injury.” Id. at 1137-1138.

Of course the Supreme Court’s standing requirements include an “imminent injury” that justifies injunctive relief. In Pickern this came from the plaintiff’s statement that “he has actual knowledge of barriers to access.” Because the barriers continued to exist (based on the plaintiff’s “actual knowledge”) and he continued to be deterred from visiting the store there was an imminent injury to be corrected by injunctive relief.

Six years later, in Doran v. 7-Eleven, 524 F.3d 1034 (9th Cir. 2008) the Ninth Circuit discarded the “actual knowledge” that was present in Pickern. The central issue in the case was whether the plaintiff had standing to continue his lawsuit after the architectural barriers he encountered on his first visit had been eliminated. Straining to keep the lawsuit alive for reasons of convenience and the Court’s perception of public policy, the Ninth Circuit arrived at a rule that permits suspicion or the presumption of guilt to create ADA standing.

The first step followed logically from Pickern. Because, under Pickern,  “deterrence” creates a concrete injury in the same way as an actual encounter with an architectural barrier, it follows that a plaintiff need only “become aware of” an architectural barrier in order to have suffered a concrete injury. Id. at 1042 n.5. The requisite awareness does not have to be based on firsthand knowledge because, as Doran makes clear, it may come from the report of a third person like an expert witness.

In Doran itself the plaintiff had firsthand knowledge of some barriers and had even encountered them, but if awareness plus deterrence can create an “imminent injury” there is no reason to say it cannot also create an actual injury. Thus, once the Ninth Circuit adopted deterrence as an injury mere “awareness” became sufficient at every step.

The second step and final step in the Ninth Circuit’s slide to absurdity  was the creation of a presumption that any one violation indicates the presence of other violations, or at least justifies a suspicion of such violations sufficient to justify standing based on deterrence. Here is what the Court said:

“when a disabled individual knows that a facility is noncompliant with the ADA in at least some respects but does not know the full extent of the noncompliance, he or she is likely to be deterred from returning to that facility, even if some of the violations are corrected, until he or she can get more information about the extent of the violations.”

Id. In other words a plaintiff who suspects, based on past violations, that there may be additional violations has suffered an injury if his suspicion deters him from visiting the facility. Suspicion based on based past violations is enough, even if they have all been corrected.

It isn’t difficult to see that this leads to absurd results. Suppose a disabled person hears from her lawyer that the store down the street has no accessible parking. Being “aware” of the ADA violation she decides not to patronize the store and risk actually encountering the violation. According to the Second Circuit her awareness plus deterrence equals a concrete injury sufficient to meet that requirement for standing. A week later her lawyer tells her that the problem has been fixed, but the plaintiff decides not to risk a trip to the store because she  needs “more information about the extent of the violations.” According to the Second Circuit this deterrence based on a suspicion of additional violations is sufficient to create an imminent injury that gives her standing to challenge the suspected violations. Having both an actual and imminent injury she can file suit and maintain that suit long enough to hire an expert to conduct a survey of the facility and find out if there are in fact additional violations. If there are additional violations she can obtain injunctive relief requiring their correction. And she can do all of this without ever having left her house based on a report from her lawyer.

One might argue, of course, that the correction of the first violation moots her claim to have suffered an “actual injury” since it can no longer deter her. Remember, however, that  suspicion that there are violations plus deterrence is also an injury. She can simply allege that she was deterred from visiting the store because she suspects she will encounter violations. That becomes both the actual injury and the imminent injury for standing purposes under the rationale in Doran.

But if suspicion is enough, why require that she even be aware of a single violation? After all, studies have shown that most public accommodations have at least a few ADA violations. Why can’t the plaintiff simply allege that she is deterred from going to the store because of her rational fear that if she does so she will encounter an ADA violation, and that until it has been surveyed by an expert to prove there are no violations she needs “more information.” Under Doran she should be able to sue every public accomodation she might reasonably expect to visit based on the suspicion that there are ADA violations because, once again, suspicion plus deterrence is an injury according to Doran.

In my next blog I’ll explain how the Ninth Circuit has undercut the rule advanced in Doran. Oliver v. Ralphs Grocery, Inc., 654 F.3d 903 (9th Cir. 2011) creates a pleading requirement that makes the suit described in the last paragraph impossible even as the Court claims that it is not changing the requirement for standing. The absurdity of a plaintiff who has standing make a claim under the ADA but cannot plead it will be the subject of that blog.

ADA Access Barrier Cases – A request for removal should be an element of the claim.

While reading the latest ADA case reports this arresting statement caught my eye:

“The [ADA] does not ordinarily require the owner of a facility to take affirmative measures to make the facility accessible to and usable by persons with disabilities.”

Davis v. John S. Ciborowski Family Trust,  2013 WL 1410007 (D.N.H. 2013). The statement notes that “in certain circumstances” barrier removal is required, but still seems to stand the common understanding of barrier removal on its head. I think I can fairly say that most of the ADA bar, whether representing plaintiffs or defendants, assumes that barrier removal is required in all circumstances, and is the rule rather than the exception.  However, when a federal district judge says something, it is usually worth thinking about, so I went back to the statute to see whether spending too much time on the specifics of what constitute barriers and what is reasonable in their removal might be tempered by looking back at the big picture. Continue reading

Potholes and parking – how deferred maintenance turns into an FHA claim

1280-iphone-pothole-season---stunt-002“All things are subject to decay and when fate summons, monarchs must obey,” wrote John Dryden, the English playwright and poet. He probably wasn’t thinking of potholes and buckled sidewalks, but the sentiment remains true. Even if you build the perfect FHA compliant facility, time will create barriers to access that were never intended. Although the FHA does not have a barrier removal provision like the ADA, the failure to maintain a multi-family housing project can violate the FHA’s provisions concerning program discrimination.

Continue reading

The Blob – FHA Litigation that is just too big to finish

225px-The_Blob_posterOn April 30, 2008 a group of institutional plaintiffs sued a collection of architects and owners of mixed use properties claiming violations of the accessibility provisions of the Fair Housing Act. Miami Valley Fair Housing Center, Inc. et al v. Steiner + Associates, Inc. et al, Case No. 3:08-cv-00150 (S.D. Ohio). More than four years later, on December 10, 2012, the parties entered into a stipulated judgment that called for an agreed scope of remediation of the three properties named in the original complaint. The case is an example of what I think of as the “too big to finish” problem in FHA litigation. The case as filed was so big, and included so many parties, that it became a procedural quagmire instead of an efficient means to resolve accessibility problems.

In September of 2008, five months after the case was filed the parties all requested that the Court stay the litigation while their respective experts inspected the properties at issue.  The stay was extended for an additional 90 days by a stipulation filed on January 29, 2009.  It isn’t clear what the delays accomplished, but on August 8, 2009, more than a year after the case was filed, the Court finally entered a pre-trial order setting the case for trial in December of 2010. Continue reading

Your front porch – is everybody welcome?

Shoppers At CentrO Europe's Largest Shopping MallOn March 7 of this year the District Court for Colorado granted a summary judgment in a class action challenging the design of the front porch at the entrance of most Hollister stores. Colorado Cross-Disability Coalition v. Abercrombie & Fitch Co., 2013 WL 856510 (D.Colo. 2013). There are several good discussions of the merits of the case, including Julie Mills’ blog at juliesmills.typepad.com, but what struck me was the irony of the fact that the first thing a disabled shopper encounters at a Hollister store isn’t very welcoming. Of course this nationwide class is enough to get anyone’s attention, but it has one thing in common with the vast majority of ADA and FHA cases concerning physical barriers to access. They all seem to start at the front door. Continue reading

The Legal Roller Coaster

Munsch Hardt's Richard Hunt Talks About ADA and FHA Litigation.

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Munsch Hardt's Richard Hunt Talks About ADA and FHA Litigation.

Understanding the Americans with Disabilities Act (ADA)

Munsch Hardt's Richard Hunt Talks About ADA and FHA Litigation.

Accessibility Defense

Munsch Hardt's Richard Hunt Talks About ADA and FHA Litigation.

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