Summary:
Deborah Sanzaro and Michael Sanzaro are the plaintiffs in this action. Plaintiffs are homeowners and members of a homeowners association ("HOA"). Three incidents occurred at the HOA clubhouse in which Deborah Sanzaro attempted to enter with her Chihuahua, which she claimed was a service animal. In each of these three incidents, Deborah was denied access to the clubhouse. The first incident occurred on March 11, 2009. Deborah entered the club house with her dog and the manager of the HOA asked her why she brought the dog into the clubhouse with her. Deborah explained that her dog assisted her with her disability and was a service animal, however, she could not provide any documentation to the manager as to that effect. She was then asked to leave the clubhouse to which she refused. Only after security was called did Deborah leave. Later, on that same day, Deborah entered the clubhouse with her service dog without any incident. The HOA sent a letter to the plaintiffs after the first incident notifying them that that Deborah had violated the HOA’s governing documents and that a hearing before the HOA board would take place on March 30, 2009. Plaintiffs never showed for this hearing which ultimately resulted in the Board finding that Deborah violated HOA rules and regulations by entering the clubhouse with her dog and not providing documentation. Deborah was assessed multiple fines. Prior to the hearing, the HOA sent out letters to the other residents letting them know that they would accommodate any legitimate service animal if their staff is properly advised of such. They also mailed out a letter regarding the incident with the plaintiffs to all of the other residents. The plaintiffs began to receive hate mail and verbal harassment regarding their dispute with the HOA board. The plaintiffs received many threats and had their property defaced by an anonymous homeowner who spray painted their garage door telling them to get out of the neighborhood. The HOA did nothing to stop this harassment. Plaintiffs filed a complaint with the Nevada Real Estate Division and their claim was submitted to a non-binding arbitrator. Deborah provided a doctor’s statement requesting that her dog be registered as a service dog, a notice of entitlement to disability benefits from the SSA, a doctor’s statement regarding Deborah’s disability, and a statement from Deborah explaining how her dog had been trained to assist her. The Arbitrator found for the Ardiente Homeowners Association because she did not find Deborah’s explanation as to why she needed the dog as being persuasive. The arbitration decision was upheld by the Eighth Judicial District Court of Clark County, Nevada as well as by the Nevada Supreme Court. On July 26, 2010, Plaintiffs entered the clubhouse again with the dog. They were told that they could not come in unless they provided more documentation despite the documentation that the Deborah had provided during the arbitration proceeding. On January 29, 2011 the plaintiffs entered the clubhouse again with the dog and they were again denied entry until the plaintiffs could provide documentation that the dog was a registered service animal. The HOA eventually foreclosed on the plaintiff’s home in order to recover the fines and attorney’s fees that were owed. For the plaintiff ADA claims, the Supreme Court found that Deborah is disabled as a matter of law and that the HOA and other defendants were aware of her disability at least as of July 27, 2009 (the date of the arbitration). The Court also found that the clubhouse was not a place of public accommodation and that the entire community including the clubhouse was a private establishment. As a result the plaintiffs were not able to establish a claim for disability discrimination under the ADA. For the plaintiff’s FHA claims, the Court found the following: Deborah was qualified as handicapped under the FHA; the defendants were reasonably expected to know about her handicap; an accommodation was necessary for Deborah to use the clubhouse; the dog qualified as a service animal and permitting the dog to accompany Deborah was a reasonable accommodation; and the defendants refused to make the requested accommodation which makes them liable. For the Nevada law claim, it failed because the community and clubhouse are a private establishment and were not considered public accommodations. Plaintiffs were entitled to damages for their FHA claims only. The Court ultimately found in favor of the plaintiffs and awarded $350,000 in compensatory damages, $285,000 in punitive damages and attorneys’ fees and costs of litigation.