Preferred Accommodation

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Dog
Facts

In 2015, Unit Owner’s dog, Maggie, was an 11-year old golden retriever.  Maggie bit another dog living at the Association and had previously “displayed aggressive behavior or injured another dog” at the Association.  After the latest bite, the Association issued a notice of violation that Maggie had to be removed from the Association.  The Unit Owner complied.  But, in April 2016, 11 months later, the Unit Owner snuck Maggie back into his unit.  The Unit Owner alleged that the return of Maggie “significantly” improved his depression for which he claimed the need of an emotional support animal.  In 2017 the Association sent the Unit Owner another notice to remove Maggie or face eviction.  Unit Owner sued claiming the Association refused to accommodate his disability in violation of the Fair Housing Act (“FHA”).

Suit 1

At trial the jury found (yes it went all the way to a jury so this was not cheap):

  1. The removal of Maggie made the residence unavailable to the Unit Owner;
  2. The Unit Owner was disabled under the FHA;
  3. The Association would not have taken adverse action against the Unit Owner but for Maggie; and
  4. Maggie alleviated one or more of the symptoms of the Unit Owner’s disability.

However, the jury also found that Maggie “posed a direct threat to the health or safety of other individuals and no reasonable accommodation would have eliminated or acceptably minimized the risk Maggie posed.”   As a result, the jury found in favor of the Association.
Continue Reading Emotional Support Animals – If It’s Aggressive, It’s Not Reasonable

Handicap Sign
Facts

In May of 2016 the Association implemented a rule that allowed owners to bring furniture to the pool area for their use “but they must remove these items daily when they leave the pool area.”  Unit Owner claimed he needed a reasonable accommodation to leave his orthopedic lounge chair at the pool for medical reasons.  The Association initially allowed the chair to be left at the pool, but also requested further clarification of the request, specifically seeking: 1) a doctor’s recommendation that the chair was medically necessary for the owner’s physical disability, 2) confirmation that the chair he was using was in fact an orthopedic lounge chair, and 3) the weight of the chair.  The unit owner submitted three doctor letters:

  • Doctor 1 stated the Unit Owner’s “disability required the “use of an appropriate chair to accommodate his disability.”
  • Doctor 2 stated that he recommended that the Unit Owner “use an orthopedic lounge chair for his neck and back issues and also that he not lift ‘equipment or materials over 15 pounds.’”
  • Doctor 3 stated that the Unit Owner’s “anti-gravity chair helps his prostate condition.”

The Association took the position that the doctor letters did not clearly address the Unit Owner’s situation or the need for a certain type of chair, and then rescinded the initial accommodation.  The Association did state that it would reconsider the matter if the Unit Owner submitted all requested documents.
Continue Reading Residents are Not Owed Preferred Accommodations for Disability