Disability and Animals

Overlook Mut. Homes, Inc. v. Spencer

Summary: The barking of Scooby the dog, caught the attention of nearby neighbors, and the Plaintiff, Overlook Mutual Housing Corporation. Overlook established a no-pet rule for its residents with an exception for service animals. Scooby's owners (the Spencers) received a letter warning them to remove the dog from their home. In response, the Spencers obtained a letter which requested that Overlook make a reasonable accommodation for their daughter Lynsey, who needed a support dog to facilitate in her psychological treatment. Overlook did not grant the Spencer's request for accommodation and filed a Complaint against them. The Spencers then filed a counter claim and Overlook then moved for summary judgment. The court stated that pet policies have to comply with the Federal Fair Housing Act (FHA). Based on the intent of the FHA to provide reasonable accommodation rather than public access like the ADA, HUD and the DOJ's recently revised regulations on the need for emotional support animals in HUD-assisted housing, and previous actions brought against housing providers that denied emotional support animals, this court concluded that emotional support animals can qualify as reasonable accommodations under the FHA. Further, the court held that they do not need to be individually trained like service animals. Overlook's motion for summary judgment was denied.

The barking of Scooby the dog, caught the attention of nearby neighbors, and the Plaintiff, Overlook Mutual Housing Corporation. Overlook established a no-pet rule for its residents with an exception for service animals. Scooby's owners (the Spencers) received a letter warning them to remove the dog from their home. In response, the Spencers obtained a letter which requested that Overlook make a reasonable accommodation for their daughter Lynsey, who needed a support dog to facilitate in her psychological treatment. Overlook did not grant the Spencer's request for accommodation and filed a Complaint against them. The Spencers then filed a counter claim and Overlook then moved for summary judgment. The court stated that pet policies have to comply with the Federal Fair Housing Act (FHA). Based on the intent of the FHA to provide reasonable accommodation rather than public access like the ADA, HUD and the DOJ's recently revised regulations on the need for emotional support animals in HUD-assisted housing, and previous actions brought against housing providers that denied emotional support animals, this court concluded that emotional support animals can qualify as reasonable accommodations under the FHA. Further, the court held that they do not need to be individually trained like service animals. Overlook's motion for summary judgment was denied.

Summary of Emotional Support Animal Cases

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Summary: This document provides summaries of cases involving emotional support animals( ESAs). The specific issues decided by the courts range from breeds of dogs used for ESAs, the charging of fees or pet deposits, places an ESA can be taken, and use of an ESA in university housing, among many other topics. Links to the actual case are provided.

This document provides summaries of cases involving emotional support animals( ESAs). The specific issues decided by the courts range from breeds of dogs used for ESAs, the charging of fees or pet deposits, places an ESA can be taken, and use of an ESA in university housing, among many other topics. Links to the actual case are provided.

Velzen v. Grand Valley State University

Summary: On March 30, 2012, Plaintiff and the Fair Housing Center of West Michigan (“FHCWM”) brought suit against Defendants, a university, alleging unlawful discrimination under the Fair Housing Act (“FHA”), Federal Rehabilitation Act, and Michigan Persons with Disabilities Civil Rights Act (“PWDCRA”), for denying Plaintiff’s request to keep an emotional support animal in on-campus housing. All claims brought against the individual defendants were brought against them in their official capacities as university administrators. Plaintiffs sought both injunctive and compensatory relief. Defendants filed a motion to dismiss pursuant to Federal Rules of Civil Procedure 12(b)(1), lack of subject matter jurisdiction, and 12(b)(6), failure to state a claim upon which relief can be granted. The District Court decided the following would be dismissed: (1) all claims under the PWDCRA against all defendants; (2) all claims for compensatory damages under the FHA brought against all defendants; (3) all claims for injunctive relief under the FHA brought against the institutional defendants; (4) all claims for relief under the Rehabilitation Act by the FHCWM; and (5) all claims for relief under the Rehabilitation Act by Plaintiff that depended on disparate treatment. The following claims remained: (1) Plaintiff and the FHCWM's claims under the FHA seeking injunctive relief from the individual defendants; and (2) Plaintiff's claims against all defendants for compensatory damages and injunctive relief under the Rehabilitation Act pursuant to the failure to accommodate theory.

On March 30, 2012, Plaintiff and the Fair Housing Center of West Michigan (“FHCWM”) brought suit against Defendants, a university, alleging unlawful discrimination under the Fair Housing Act (“FHA”), Federal Rehabilitation Act, and Michigan Persons with Disabilities Civil Rights Act (“PWDCRA”), for denying Plaintiff’s request to keep an emotional support animal in on-campus housing. All claims brought against the individual defendants were brought against them in their official capacities as university administrators. Plaintiffs sought both injunctive and compensatory relief. Defendants filed a motion to dismiss pursuant to Federal Rules of Civil Procedure 12(b)(1), lack of subject matter jurisdiction, and 12(b)(6), failure to state a claim upon which relief can be granted. The District Court decided the following would be dismissed: (1) all claims under the PWDCRA against all defendants; (2) all claims for compensatory damages under the FHA brought against all defendants; (3) all claims for injunctive relief under the FHA brought against the institutional defendants; (4) all claims for relief under the Rehabilitation Act by the FHCWM; and (5) all claims for relief under the Rehabilitation Act by Plaintiff that depended on disparate treatment. The following claims remained: (1) Plaintiff and the FHCWM's claims under the FHA seeking injunctive relief from the individual defendants; and (2) Plaintiff's claims against all defendants for compensatory damages and injunctive relief under the Rehabilitation Act pursuant to the failure to accommodate theory.

Stevens v. Hollywood Towers and Condominium Ass'n

Summary: Plaintiffs brought the instant suit contending that their Condo Board's refusal to accommodate the need for an emotional support animal forced them to sell their condo. The Defendants moved to dismiss for failure to state claims upon which relief could be granted. After finding that Plaintiffs were not entitled to unrestricted access for their dog despite a no pet waiver and after needing more facts to determine whether Defendants restrictions on Plaintiffs’ access to the building were reasonable, the District Court denied Defendants' motion to dismiss Plaintiffs' claims under the Federal Housing Amendments Act (FHAA) and the Illinois Human Rights Act (IHRA). The District Court also found Plaintiffs' interference or intimidation allegations sufficient to withstand a motion to dismiss. However, the District Court dismissed Plaintiffs’ nuisance claim because Plaintiffs had not contended that Defendants unreasonably used their own property to interfere in Plaintiffs' use and enjoyment of their home, but rather, contended that Defendants made rules that interfered with the Plaintiff's ability to use the common areas of the property as they wished. Plaintiffs’ intentional infliction of emotional distress claim was also dismissed because Plaintiffs had not sufficiently alleged that Defendants' conduct was extreme or outrageous. Finally, the constructive eviction claim was dismissed because more than a year had past between the owners’ accommodation request and the sale of their condominium. In sum, Counts I, II, and III went forward, but the remainder of the complaint was dismissed. Additionally, Defendant Sudler Building Services was dismissed from the complaint.

Plaintiffs brought the instant suit contending that their Condo Board's refusal to accommodate the need for an emotional support animal forced them to sell their condo. The Defendants moved to dismiss for failure to state claims upon which relief could be granted. After finding that Plaintiffs were not entitled to unrestricted access for their dog despite a no pet waiver and after needing more facts to determine whether Defendants restrictions on Plaintiffs’ access to the building were reasonable, the District Court denied Defendants' motion to dismiss Plaintiffs' claims under the Federal Housing Amendments Act (FHAA) and the Illinois Human Rights Act (IHRA). The District Court also found Plaintiffs' interference or intimidation allegations sufficient to withstand a motion to dismiss. However, the District Court dismissed Plaintiffs’ nuisance claim because Plaintiffs had not contended that Defendants unreasonably used their own property to interfere in Plaintiffs' use and enjoyment of their home, but rather, contended that Defendants made rules that interfered with the Plaintiff's ability to use the common areas of the property as they wished. Plaintiffs’ intentional infliction of emotional distress claim was also dismissed because Plaintiffs had not sufficiently alleged that Defendants' conduct was extreme or outrageous. Finally, the constructive eviction claim was dismissed because more than a year had past between the owners’ accommodation request and the sale of their condominium. In sum, Counts I, II, and III went forward, but the remainder of the complaint was dismissed. Additionally, Defendant Sudler Building Services was dismissed from the complaint.

Stamm v. New York City Transit Authority

Summary: Plaintiff brought this action pursuant to Title II of the Americans with Disabilities Act (the “ADA”), Section 504 of the Rehabilitation Act of 1973, and New York State and New York City laws, alleging that the New York City Transit Authority (“NYCTA”) and the Manhattan and Bronx Surface Transit Operating Authority (“MaBSTOA”) (collectively, “Defendants”) failed to ensure that their vehicles and facilities were accessible to her and other persons with disabilities who utilize service animals. Defendants moved for summary judgment, arguing that Plaintiff (1) was not disabled, (2) was not entitled to use a “service animal,” (3) was seeking to bring dogs which do not qualify as “service animals” onto Defendants' vehicles; had not made out a Title II claim and (5) could not make out a claim for intentional infliction of emotional distress. Defendants' motion for summary judgment was granted only with respect to that portion of the eleventh cause of action that alleged intentional infliction of emotional distress. The parties were also directed to submit supplemental briefing.

Plaintiff brought this action pursuant to Title II of the Americans with Disabilities Act (the “ADA”), Section 504 of the Rehabilitation Act of 1973, and New York State and New York City laws, alleging that the New York City Transit Authority (“NYCTA”) and the Manhattan and Bronx Surface Transit Operating Authority (“MaBSTOA”) (collectively, “Defendants”) failed to ensure that their vehicles and facilities were accessible to her and other persons with disabilities who utilize service animals. Defendants moved for summary judgment, arguing that Plaintiff (1) was not disabled, (2) was not entitled to use a “service animal,” (3) was seeking to bring dogs which do not qualify as “service animals” onto Defendants' vehicles; had not made out a Title II claim and (5) could not make out a claim for intentional infliction of emotional distress. Defendants' motion for summary judgment was granted only with respect to that portion of the eleventh cause of action that alleged intentional infliction of emotional distress. The parties were also directed to submit supplemental briefing.

Fair Housing of the Dakotas, Inc. v. Goldmark Property Management, Inc.

Summary: Plaintiffs bring this action against Goldmark Property Management alleging discrimination on the basis of disability in violation of the Fair Housing Act. The alleged discriminatory policy is a mandatory application fee, non-refundable deposit, and monthly charge that Goldmark imposes on tenants with disabilities who reside with a non-specially trained assistance animal (i.e. a companion pet). These same fees are waived for tenants with disabilities who reside with a trained assistance animal (i.e. a seeing eye dog). The FHA encompasses all types of assistance animals regardless of training; therefore, Goldmark's policy implicates the FHA. Further, Plaintiffs have met their burden of establishing a prima face case of discrimination and have presented sufficient evidence to create genuine issues for trial on the questions of the necessity and reasonableness of the requested accommodation and whether Goldmark's alleged objective for the policy is permissible under the FHA and not pretextual. Therefore, Goldmark's motion for summary judgment is granted in part and denied in part. It is granted as to Plaintiffs' claim of disparate treatment because no proof was offered of a discriminatory intent. It is denied as to Plaintiffs' claims of disparate impact and failure to make a reasonable accommodation.

Plaintiffs bring this action against Goldmark Property Management alleging discrimination on the basis of disability in violation of the Fair Housing Act. The alleged discriminatory policy is a mandatory application fee, non-refundable deposit, and monthly charge that Goldmark imposes on tenants with disabilities who reside with a non-specially trained assistance animal (i.e. a companion pet). These same fees are waived for tenants with disabilities who reside with a trained assistance animal (i.e. a seeing eye dog). The FHA encompasses all types of assistance animals regardless of training; therefore, Goldmark's policy implicates the FHA. Further, Plaintiffs have met their burden of establishing a prima face case of discrimination and have presented sufficient evidence to create genuine issues for trial on the questions of the necessity and reasonableness of the requested accommodation and whether Goldmark's alleged objective for the policy is permissible under the FHA and not pretextual. Therefore, Goldmark's motion for summary judgment is granted in part and denied in part. It is granted as to Plaintiffs' claim of disparate treatment because no proof was offered of a discriminatory intent. It is denied as to Plaintiffs' claims of disparate impact and failure to make a reasonable accommodation.

Warren v. Delvista Towers Condominium Ass'n, Inc.

Summary: In its motion for summary judgment, Defendant argues Plaintiff’s accommodation request under the Federal Fair Housing Act (the “FHA”) to modify Defendant's “no pet” policy was unreasonable because Plaintiff's emotional support animal was a pit bull and pit bulls were banned by county ordinance. In denying the Defendant’s motion, the District Court found that changing a no pets policy for an emotional support animal was a reasonable accommodation under the FHA. The court also found that enforcing the county ordinance would violate the FHA by permitting a discriminatory housing practice. However, in line with US Department of Housing and Urban Development notices, the court found genuine issues of material fact remained as to whether the dog posed a direct threat to members of the condominium association, and whether that threat could be reduced by other reasonable accommodations.

In its motion for summary judgment, Defendant argues Plaintiff’s accommodation request under the Federal Fair Housing Act (the “FHA”) to modify Defendant's “no pet” policy was unreasonable because Plaintiff's emotional support animal was a pit bull and pit bulls were banned by county ordinance. In denying the Defendant’s motion, the District Court found that changing a no pets policy for an emotional support animal was a reasonable accommodation under the FHA. The court also found that enforcing the county ordinance would violate the FHA by permitting a discriminatory housing practice. However, in line with US Department of Housing and Urban Development notices, the court found genuine issues of material fact remained as to whether the dog posed a direct threat to members of the condominium association, and whether that threat could be reduced by other reasonable accommodations.

Chavez v. Aber

Summary: Plaintiffs sought damages stemming from Defendants' refusal to accommodate Plaintiffs’ minor son's mental health disabilities by allowing Plaintiffs to keep a mixed-breed pit bull as an emotional support animal in their rented duplex. Plaintiffs asserted (1) housing discrimination under the Federal Housing Act (“FHA”), (2) unlawful retaliation under the FHA, (3) discrimination under the Texas Fair Housing Act (“TFHA”), and (4) unlawful retaliation under § 92.331 of the Texas Property Code. Defendants filed the Motion, seeking dismissal of the Complaint pursuant to Federal Rules of Civil Procedure 12(b)(1) and 12(b)(6). The court found Plaintiffs had adequately pleaded all claims and denied the Defendant’s motion to dismiss.

Plaintiffs sought damages stemming from Defendants' refusal to accommodate Plaintiffs’ minor son's mental health disabilities by allowing Plaintiffs to keep a mixed-breed pit bull as an emotional support animal in their rented duplex. Plaintiffs asserted (1) housing discrimination under the Federal Housing Act (“FHA”), (2) unlawful retaliation under the FHA, (3) discrimination under the Texas Fair Housing Act (“TFHA”), and (4) unlawful retaliation under § 92.331 of the Texas Property Code. Defendants filed the Motion, seeking dismissal of the Complaint pursuant to Federal Rules of Civil Procedure 12(b)(1) and 12(b)(6). The court found Plaintiffs had adequately pleaded all claims and denied the Defendant’s motion to dismiss.

Anderson v. City of Blue Ash

Summary: This case stems from a dispute between Plaintiff/Appellant and the city of Blue Ash (City) on whether Plaintiff/Appellant could keep a miniature horse at her house as a service animal for her disabled minor daughter. Plaintiff/Appellant’s daughter suffers from a number of disabilities that affect her ability to walk and balance independently, and the horse enabled her to play and get exercise in her backyard without assistance from an adult. In 2013, the City passed a municipal ordinance banning horses from residential property and then criminally prosecuted plaintiff/appellant for violating it. Plaintiff/Appellant’s defense was that the Americans with Disabilities Act (“ADA”), and the Fair Housing Amendments Act (“FHAA”), both entitled her to keep the horse at her house as a service animal for her daughter. Rejecting those arguments, the Hamilton County Municipal Court found Plaintiff/Appellant guilty. Plaintiff/Appellant filed suit in federal court arguing that the ADA and FHAA entitled her to keep her horse as a service animal. The district court granted summary judgment to the City, finding that Plaintiff/Appellant's claims were barred by claim and issue preclusion stemming from her Municipal Court conviction. On appeal, the Sixth Circuit found that, because the fact-finding procedures available in a criminal proceeding in municipal court differed substantially from those available in a civil proceeding, Plaintiff/Appellant's conviction had no preclusive effect on this lawsuit. Furthermore, while there was no evidence that the City's actions were motivated by discriminatory intent against the minor daughter or had a disparate impact on disabled individuals, there were significant factual disputes regarding whether the ADA or FHAA required the City to permit Plaintiff/Appellant to keep her miniature horse at her house. The district court's grant of summary judgment to the City on those claims was therefore reversed.

This case stems from a dispute between Plaintiff/Appellant and the city of Blue Ash (City) on whether Plaintiff/Appellant could keep a miniature horse at her house as a service animal for her disabled minor daughter. Plaintiff/Appellant’s daughter suffers from a number of disabilities that affect her ability to walk and balance independently, and the horse enabled her to play and get exercise in her backyard without assistance from an adult. In 2013, the City passed a municipal ordinance banning horses from residential property and then criminally prosecuted plaintiff/appellant for violating it. Plaintiff/Appellant’s defense was that the Americans with Disabilities Act (“ADA”), and the Fair Housing Amendments Act (“FHAA”), both entitled her to keep the horse at her house as a service animal for her daughter. Rejecting those arguments, the Hamilton County Municipal Court found Plaintiff/Appellant guilty. Plaintiff/Appellant filed suit in federal court arguing that the ADA and FHAA entitled her to keep her horse as a service animal. The district court granted summary judgment to the City, finding that Plaintiff/Appellant's claims were barred by claim and issue preclusion stemming from her Municipal Court conviction. On appeal, the Sixth Circuit found that, because the fact-finding procedures available in a criminal proceeding in municipal court differed substantially from those available in a civil proceeding, Plaintiff/Appellant's conviction had no preclusive effect on this lawsuit. Furthermore, while there was no evidence that the City's actions were motivated by discriminatory intent against the minor daughter or had a disparate impact on disabled individuals, there were significant factual disputes regarding whether the ADA or FHAA required the City to permit Plaintiff/Appellant to keep her miniature horse at her house. The district court's grant of summary judgment to the City on those claims was therefore reversed.

US - Assistance Animals - Service Animals and Assistance Animals for People with Disabilities in Housing and HUD-Funded Programs

Summary: This notice explains certain obligations of housing providers under the Fair Housing Act (FHAct), Section 504 of the Rehabilitation Act of 1973 (Section 504), and the Americans with Disabilities Act (ADA) with respect to animals that provide assistance to individuals with disabilities. The Department of Justice's (DOT) amendments to its regulations' for Titles II and III of the ADA limit the definition of "service animal” under the ADA to include only dogs, and further define "service animal" to exclude emotional support animals. This definition, however, does not limit housing providers' obligations to make reasonable accommodations for assistance animals under the FHAct or Section 504. Persons with disabilities may request a reasonable accommodation for any assistance animal, including an emotional support animal, under both the FHAct and Section 504.

This notice explains certain obligations of housing providers under the Fair Housing Act (FHAct), Section 504 of the Rehabilitation Act of 1973 (Section 504), and the Americans with Disabilities Act (ADA) with respect to animals that provide assistance to individuals with disabilities. The Department of Justice's (DOT) amendments to its regulations' for Titles II and III of the ADA limit the definition of "service animal” under the ADA to include only dogs, and further define "service animal" to exclude emotional support animals. This definition, however, does not limit housing providers' obligations to make reasonable accommodations for assistance animals under the FHAct or Section 504. Persons with disabilities may request a reasonable accommodation for any assistance animal, including an emotional support animal, under both the FHAct and Section 504.