This week’s news is a year old, but very important for apartment owners and managers confronted by the increasing flood of fake emotional support animal requests.* In March of 2017 the Virginia Fair Housing Board, which carries out Virginia’s mandate for disability rights in housing, issued a formal guidance on what constitutes reliable evidence of a disability and a disability related need for an emotional support animal. You can download the guidance here, but here are the highlights. They are based on the Board’s position that reliable evidence of a disability can only come from someone who has a therapeutic relationship with the tenant. More
FHA definition of handicap
By Richard Hunt in Accessibility Litigation Trends, ADA - serial litigation, ADA Internet, ADA Internet Web, Definition of disability, FHA definition of handicap, Internet Accessibility Tags: ADA Internet, ADA website, Groundhog Day, Major life activity, Punxsutawney Phil
It looks like six more weeks of winter based on the reaction of Punxsutawney Phil to the long shadow he casts over weather forecasting. The last week of ADA decisions seems to confirm that it will remain chilly for businesses as well.
If Punxsutawney Phil had seen Robles v. Yum! Brands, Inc., 2018 WL 566781 (C.D. Cal. Jan. 24, 2018) when he popped out of his hole on Groundhog Day he probably would have just given up and stayed inside for the rest of the year. Robles is another web accessibility case in which the district court simultaneously refuses to say just what an accessible website is and requires the defendant to build one. In other words, no summary judgment is possible and the defendant faces an expensive legal battle after which it may be ordered to do something impossible or, worse still, ordered to do something so ill-defined that it will lead to an endless argument about compliance. We discussed this in more detail in our earlier blog “What is an ADA accessible website? Well, it’s complicated.” More
By Richard Hunt in Accessibility Litigation Trends, FHA, FHA definition of handicap, FHA Emotional Support Animals, Residential Development Tags: Emotional Support Animal, Fair Housing Act, FHA, reasonable accommodation
When used in the context of a claim under the Fair Housing Act or Americans with Disabilities Act the words “disability” and “handicap” have specific legal meanings. Our last blog looked at a case, Houston v. DTN Operating,* discussing what a plaintiff must plead concerning her disability in a reasonable accommodation case. Today we’re looking another recent case, Haws v. Norman, 2017 WL 4221064 (D. Utah Sept. 20, 2017) that considers the next step – a motion for summary judgment by the plaintiff. There is plenty of interest in the opinion on related subjects**, but the Court’s ruling on proof of disability and necessity of accommodation is especially important to landlords who suspect a disability claim is not justified. More
After reading a recent blog in which the author asserted that “handicap” under the Fair Housing Act had the same meaning as “disability” under the Americans with Disabilities Act I thought it would be useful to re-visit this question, which I last wrote about in 2014. There have been a few new decisions, none decisive, and the bottom line remains the same. The 2008 amendments to the ADA changed the definition of “disabled,” but there was no equivalent amendment to the FHA. Ordinary principles of statutory interpretation require the conclusion that the two words no longer have the same meaning. For all the details see my earlier blog by clicking this LINK. It has been updated with the more recent decisions in this area.