On October 7, 2020 HUD filed a charge of discrimination against Fairfield Properties and Pinewood Estates at Commack Condominium because they denied an accommodation for two emotional support dogs. FHEO No. 02-17-5246-8. The Charge includes the facts, which don’t seem to be disputed. It does not include an explanation of how HUD thinks these facts constitute discrimination, but HUD’s thinking on the subject can be inferred from the Charge and shows why landlords and condominium or owners associations must be careful even when dealing with truly meritless requests. HUD is perfectly capable of making a charge of discrimination that cannot be reconciled with the text of the Fair Housing Act or the case law interpreting it. That’s hardly news, but it is worth remembering. More
When does a mental impairment become a disability? Let the jury decide
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
Emotional Support Animal scams – good news from the Eastern District of Texas
By Richard Hunt in Accessibility Litigation Trends, FHA, FHA Emotional Support Animals Tags: assistance animals, Emotional Support Animals, Fair Housing Act, FHA, reasonable accommodation, service animals
The October 17, 2017 decision by Judge Amos Mazzant of the Eastern District of Texas in Houston v. DTN Operating Company et al., 2017 WL 4653246 (E.D.Tex 2017) is good news for landlords confronted by bogus internet diagnoses of disability. There is a vexing lack of authority concerning just what constitutes sufficient evidence of a disability to require a landlord to allow an emotional support animal, and Judge Mazzant’s opinion makes it clear that the kind of letter typically purchased on the internet (or supplied by local physicians who don’t understand the law) won’t do. More
Shoot the messenger! Agent liability under the Fair Housing Act
By Richard Hunt in Accessibility Litigation Trends, FHA Emotional Support Animals, FHA indemnity contribution, FHA Reasonable Accommodation, Landlord-tenant Tags: disability discrimination, Fair Housing Act, reasonable accommodation, Reasonable modification, service dog, Sothby's
A brand new decision from Northern California, Hintz v. Chase, 17-CV-02198-JCS, 2017 WL 3421979 (N.D. Cal. Aug. 9, 2017) reminds both property owners and sales or leasing agents that no one can escape responsibility for making the right decision in cases under the Fair Housing Act. This is an especially important reminder for those in the market for single family residences unacquainted with the subtleties of disability discrimination and the notion of reasonable accommodation and modification. More
Animal Accommodations under the FHA – Get it right the first time.
By Richard Hunt in FHA, FHA Emotional Support Animals, FHA Reasonable Accommodation, Landlord-tenant Tags: Emotional Support Animals, Fair Housing Act, HUD, Pit Bull, reasonable accommodation
A decision from the Western District of Texas should remind landlords that the world of FHA litigation is unforgiving and expensive, so the best thing is to get it right the first time. Reading it has prompted us to re-offer our webinar on dealing with accommodation requests involving animals later this month and next. Details appear at the end of this blog.
Chavez v Aber, 122 F.Supp.3d 581 (W.D. Tex. 2015) involved a child with a mixed breed pit-bull as an emotional support animal. There was no question about the child’s psychiatric disability or the fact that the child’s doctor recommended the dog for therapeutic purposes, so the only legal question was whether to dog had to be accommodated despite a “no pets” policy and the fact that pit-bulls are regarded as a dangerous breed. That did not mean the case was simple. As the court pointed out more than once, cases involving accommodation depend very much on the facts. More