Ho using L e g a l Upda te : Da ng e ro us Anima ls a nd Bre e ds - - PowerPoint PPT Presentation

Ho using L e g a l Upda te : Da ng e ro us Anima ls a nd Bre e ds

Sc o tt Pa rrish Mo o re

Anima ls

• Se rvic e Anima l
• E

mo tio na l Suppo rt Anima l

• T

he ra py Anima l

• Co mfo rt Anima l
• Co mpa nio n Anima ls

Anima ls

• Only o ne type o f a nima l de fine d in

a ny fe de ra l sta tute

"SE RVI CE ANI MAL "

Wha t is a “se rvic e a nima l”?

• “[A]ny do g tha t is individua lly tra ine d

to do wo rk o r pe rfo rm ta sks fo r the b e ne fit o f a n individua l with a disa b ility, inc luding a physic a l, se nso ry, psyc hia tric , inte lle c tua l, o r o the r me nta l disa b ility.”

Wha t is a “se rvic e a nima l”?

• Only do g s

– “Othe r spe c ie s o f a nima ls, whe the r wild o r

do me stic , tra ine d o r untra ine d, a re no t se rvic e a nima ls fo r the purpo se s o f this de finitio n.”

“Wo rk” o r “T a sks”

• T

he wo rk o r ta sks pe rfo rme d b y a se rvic e a nima l must b e dire c tly re la te d to the individua l´s disa b ility.

DOE S NOTINCL UDE DOGS NE CE SSARY SOL E L Y F OR E MOT IONAL SUPPORT / COMF ORT / COMPANIONSHIP

“T he c rime de te rre nt e ffe c ts o f a n a nima l´s pre se nc e a nd the pro visio n o f e mo tio na l suppo rt, we ll-b e ing , c o mfo rt, o r c o mpa nio nship do no t c o nstitute wo rk o r ta sks fo r the purpo se s o f this de finitio n.”

Anima ls

• No e xpre ss re fe re nc e to a nima ls in F

HA

• r HUD's re g ula tio ns
• No e xpre ss re fe re nc e to a nima ls in

Se c tio n 504 o r HUD's re g ula tio ns

F a ir Ho using Ac t

• "A re fusa l to ma ke re a so na b le

a c c o mmo da tio ns in rule s, po lic ie s, pra c tic e s, o r se rvic e s, whe n suc h a c c o mmo da tio ns ma y b e ne c e ssa ry to a ffo rd suc h pe rso ns e q ua l

• ppo rtunity to use a nd e njo y a

dwe lling "

Se c tio n 504

• "A re c ipie nt sha ll mo dify its ho using po lic ie s

a nd pra c tic e s to e nsure tha t the se po lic ie s a nd pra c tic e s do no t disc rimina te , o n the b a sis o f ha ndic a p, a g a inst a q ua lifie d individua l with ha ndic a ps."

"Assista nc e Anima ls"

HUD's "Se rvic e a nd Assista nc e Anima ls fo r Pe o ple with Disa b ilitie s in Ho using a nd HUD-F unde d Pro g ra ms

Assista nc e Anima ls

• HUD Guida nc e

– Diffe re nc e b e twe e n a "se rvic e a nima l"

a nd "a ssista nc e a nima l"

– Applic a b ility o f F

HA, Se c tio n 504, a nd ADA

– Guida nc e re g a rding e va lua ting re q ue sts

fo r a nima ls in ho using

Assista nc e Anima l

• HUD Guida nc e

– Ja nua ry 25, 2018

• De pa rtme nt c ivil litig a to rs a re

pro hib ite d fro m using g uida nc e do c ume nts—o r no nc o mplia nc e with g uida nc e do c ume nts—to e sta b lish vio la tio ns o f la w in a ffirma tive c ivil e nfo rc e me nt a c tio ns.

T hre e L a ws/ T hre e Ob lig a tio ns

• HUD Guida nc e :
• "I

n situa tio ns whe re the ADA a nd the F HAc t/ Se c tio n 504 a pply (e .g ., a pub lic ho using a g e nc y, sa le s o r le a sing o ffic e s, o r ho using a sso c ia te d with a unive rsity o r o the r pla c e s o f e duc a tio n), ho using pro vide r must me e t the ir

• b lig a tio ns unde r [a ll thre e la ws]"

T hre e L a ws/ T hre e Ob lig a tio ns

• I

t ma tte rs b e c a use

– De finitio n o f Disa b ility is diffe re nt – T

ype o f a nima l re q uire d is diffe re nt

– Ve rific a tio n pro c e dure s a re diffe re nt

Assista nc e Anima l

• HUD Guida nc e

– "I

t is a n a nima l tha t wo rks, pro vide s a ssista nc e , o r pe rfo rms ta sks fo r the b e ne fit o f a pe rso n with a disa b ility, o r pro vide s e mo tio na l suppo rt tha t a lle via te s

• ne o r mo re ide ntifie d sympto ms o r

e ffe c ts o f a pe rso n's disa b ility."

Assista nc e Anima ls

• I

s this de finitio n a c c ura te ?

– pe rfo rms wo rk, a ssista nc e , o r ta sks "fo r the

b e ne fit o f a pe rso n with a disa b ility"

– "a lle via te s o ne o r mo re ide ntifie d

sympto ms o r e ffe c ts" o f the disa b ility

• Do e s this write o ut "e q ua l o ppo rtunity"

"Disa b ility"

• All thre e la ws ha ve the sa me b a sic

de finitio n:

– A me nta l o r physic a l impa irme nt tha t

sub sta ntia lly limits o ne o r mo re ma jo r life a c tivitie s

"Disa b ility"

• ADA a nd Se c tio n 504 ha ve sa me

de finitio n a nd c o nstruc tio n

– 2008 ADA/ Se c tio n 504 Ame ndme nt

• Ove rturne d Supre me Co urt de c isio ns tha t

re stric te d who is a pe rso n with a disa b ility

• Co nstrue d in fa vo r o f b ro a d c o ve ra g e

"Disa b ility"

• Co ng re ss did no t a me nd the de finitio n o f disa b ility

unde r the F HA

– Sto we ll v. Ope n Do o r Missio n, 2017 WL

1380537 (D. Ne b . 2017) ("As the F HA de finitio n o f ha ndic a p wa s no t c o rre spo nding ly a me nde d whe n the a me ndme nts we re ma de to the ADA in 2008, pre -a me ndme nt ADA c a se s c o ntinue to g uide the inte rpre ta tio n o f F HA c a se s."

"Disa b ility"

• A pe rso n ma y b e e ntitle d to a n a nima l

in fe de ra lly funde d pro pe rtie s b ut no t c o nve ntio na l

• A pe rso n ma y b e e ntitle d to ha ve a

"se rvic e a nima l" in the re nta l o ffic e b ut no t a s a re side nt o f the pro pe rty

Ve rific a tio n

• "Ho using pro vide rs a re to e va lua te a

re q ue st fo r re a so na b le a c c o mmo da tio n to po sse ss a n a ssista nc e a nima l in a dwe lling using the g e ne ra l princ iple s a pplic a b le to a ll re a so na b le a c c o mmo da tio n re q ue sts."

Ve rific a tio n

"Do e s the pe rso n se e king to use a nd live with the a nima l ha ve a disa b ility– i.e ., a physic a l o r me nta l impa irme nt tha t sub sta ntia lly limits o ne o r mo re ma jo r life a c tivitie s? "

Ve rific a tio n

• HUD Guida nc e do e s no t disting uish

b e twe e n the F HA a nd Se c tio n 504

• Sho uld it?

Ve rific a tio n Ob vio us v. No t Ob vio us

Ve rific a tio n

• Who c a n pro vide it?

– "the ho using pro vide r ma y a sk pe rso ns

who a re se e king . . . a n a ssista nc e a nima l tha t pro vide s e mo tio na l suppo rt to pro vide do c ume nta tio n fro m a physic ia n, psyc hia trist, so c ia l wo rke r, o r o the r me nta l he a lth pro fe ssio na l . . ."

"Ve rific a tio n"

• Wha t c a n a ho using pro vide r a sk

a b o ut Disa b ility?

– I

de ntify the disa b ility?

– I

de ntify the impa irme nt?

– I

de ntify ho w the impa irme nt sub sta ntia lly limits o ne o r mo re ma jo r life a c tivitie s?

– I

de ntify mitig a ting me a sure s?

Ve rific a tio n

• "A ho using pro vide r a lso ma y no t a sk a n

a pplic a nt o r te na nt to pro vide a c c e ss to me dic a l re c o rds o r me dic a l pro vide rs o r pro vide de ta ile d o r e xte nsive info rma tio n o r do c ume nta tio n o f a pe rso n's physic a l o r me nta l impa irme nts."

– I

s this a c c ura te ?

– Wha t do e s this me a n?

"Ve rific a tio n"

"Do e s the pe rso n ma king the re q ue st ha ve a disa b ility-re la te d ne e d fo r a n a ssista nc e a nima l? " "I n o the r wo rds, do e s the a nima l wo rk, pro vide a ssista nc e , pe rfo rm ta sks o r se rvic e fo r the b e ne fit o f a pe rso n with a disa b ility, o r pro vide e mo tio na l suppo rt tha t a lle via te s o ne o r mo re

• f the ide ntifie d sympto ms o r e ffe c ts o f a

pe rso n's e xisting disa b ility?

What is “necessary”?

It makes me feel better

Re a so na b le

• "the F

HAc t a nd Se c tio n 504 re q uire the ho using pro vide r . . . to pe rmit a pe rso n with a disa b ility to live with a nd use a n a ssista nc e a nima l(s) in a ll a re a s o f the pre mise s whe re pe rso ns a re no rma lly a llo we d to g o . . ."

Re a so na b le

• Unre a so na b le if:

– Wo uld impo se a n undue fina nc ia l a nd

a dministra tive b urde n

– Wo uld funda me nta lly a lte r the na ture o f

the ho using pro vide r's se rvic e s

Re a so na b le

• Wha t is funda me nta l?

– Pe a c e a nd q uite e njo yme nt – L

e a se pro visio ns

– Wha t e lse ?

Re a so na b le

• "the spe c ific a ssista nc e a nima l in

q ue stio n po se s:

– A dire c t thre a t to the he a lth a nd sa fe ty o f

• the rs/ to c a use sub sta ntia l pro pe rty

da ma g e to the pro pe rty o f o the rs

– tha t c a nno t b e re duc e d o r e limina te d b y

a no the r re a so na b le a c c o mmo da tio n

Da ng e ro us Bre e ds

"Bre e d, size , a nd we ig ht limita tio ns ma y no t b e a pplie d to a n a ssista nc e a nima l"

Da ng e ro us Bre e ds

“A de te rmina tio n tha t a n a ssista nc e a nima l po se s a dire c t thre a t o f ha rm to o the rs o r wo uld c a use sub sta ntia l physic a l da ma g e to the pro pe rty o f o the rs must b e b a se d o n a n individua lize d a sse ssme nt tha t re lie s o n o b je c tive e vide nc e a b o ut the spe c ific a nima l's a c tua l c o nduc t — no t o n me re spe c ula tio n

• r fe a r a b o ut the type s o f ha rm o r da ma g e a n a nima l

ma y c a use a nd no t o n e vide nc e a b o ut ha rm o r da ma g e tha t o the r a nima ls ha ve c a use d.”

• "Co nditio ns a nd re stric tio ns tha t

ho using pro vide rs a pply to pe ts ma y no t b e a pplie d to a ssista nc e a nima ls."

– E

.g . pe t de po sit

• Wha t a b o ut e q ua lly-a pplic a b le

c o nditio ns a nd re stric tio ns?

“Da ng e ro us Bre e ds”

• Unite d State s v. Bro o klyn Park (D. Minn.

2015)

– T

e nant file d a c o mplaint afte r ho using pro vide r re fuse d to allo w he r to have Pit Bull as Assistanc e Animal

– Ag re e d to c hang e po lic ie s and pay

damag e s unde r a Co nse nt Orde r

“Da ng e ro us Bre e ds”

• Z

ato pa v. L

• we (N.D. Ca l. 2002)

– T

e na nt with "AI DS a nd lo ng -te rm c linic a l de pre ssio n" re q ue ste d a Pit Bull a s a n a ssista nc e a nima l

– "Pit b ulls ha ve kille d mo re huma ns in the

pa st e le ve n ye a rs tha n a ny o the r b re e d (sa ve Ro ttwe ile rs)."

Da ng e ro us Bre e ds

• Z

ato pa v. L

• we (N.D. Ca l. 2002)
• "Onc e a la ndlo rd ha s a re a so na b le b a sis fo r

e xc luding a c e rta in type o f do g pre se nting a he ig hte ne d risk, the la w do e s no t impo se o n a la ndlo rd a ny c a se -b y-c a se duty to a sse ss the psyc ho lo g ic a l pro c livitie s o f a ny spe c ific individua l do g a ffe c te d b y the e xc lusio n."

“Da ng e ro us Bre e ds”

• Warre n v. De lvista T
• we rs Co ndo .

Asso c ., I nc . (S.D. F la . 2014)

– "Se ve r Re c urre nt Majo r De pre ssive

Diso rde r" and PT SD.

– Miami Dade Co unty o rdinanc e b anning

Pit Bulls is pre e mpte d b y F HA

Da ng e ro us Bre e ds

• Baug hman v. City o f E

lkhart, 2018 WL 1510678 (E .D. T e x. 2018)

– Pla intiff so ug ht a c c o mmo da tio n fro m City

• rdina nc e b a rring e xo tic a nima ls to ha ve

he r L e mur

Baug hman v. City o f E lkhart, 2018 WL 1510678 (E .D. T e x. 2018)

• Prio r to the e na c tme nt o f the Anima l Co ntro l

Ordina nc e , Pla intiff’ s le mur injure d a t le a st thre e pe o ple . T he third injury o c c urre d in E lkha rt, a nd the vic tim lo dg e d a c o mpla int with the lo c a l po lic e .

Baug hman v. City o f E lkhart, 2018 WL 1510678 (E .D. T e x. 2018)

• T

ha t injury a nd le g itima te c itize n c o mpla int se t the e ve nts in mo tio n tha t re sulte d in the e na c tme nt o f the o rdina nc e pro hib iting e xo tic a nima ls, inc luding no n-huma n prima te s, fro m b e ing ke pt o r ha rb o re d in E lkha rt.

Baug hman v. City o f E lkhart, 2018 WL 1510678 (E .D. T e x. 2018)

• Pla intiff ha s no t pre se nte d a ny e vide nc e

c o ntra dic ting De fe nda nts' e vide nc e tha t the o rdina nc e wa s e na c te d due to a c o nc e rn fo r the he a lth, sa fe ty a nd we lfa re

• f the c itize ns o f E

lkha rt.

Baug hman v. City o f E lkhart, 2018 WL 1510678 (E .D. T e x. 2018)

• Pla intiff a lso ha s no t pre se nte d a ny

e vide nc e to sho w tha t the thre a t o f da ng e r po se d b y he r le mur, do c ume nte d b y a histo ry o f a tta c ks, c o uld b e re duc e d o r e limina te d with a n a lte rna tive o ptio n tha t is re a so na b le .

“Da ng e ro us Bre e ds”

• Ca n we a sk fo r mo re info rma tio n

b e fo re g ra nting o r de nying the a c c o mmo da tio n?

Sc o tt Pa rrish Mo o re Ba ird Ho lm L L P

(402) 636-8268 spmo o re @ b a irdho lm.c o m