Landlord or Tenant

NH - Housing, pets - Chapter 161-F. Elderly and Adult Services. Companion Animals

Summary: This New Hampshire chapter relates to the keeping of pets in housing for the elderly. Under the chapter, "animals” means common domesticated household animals limited to: dogs, cats, caged birds, and aquarium fish. Tenants of any housing for the elderly project can petition to keep companion animals. The petition is determined by a simple majority vote of 10 percent of all tenants. Other provisions include the establishment of a reasonable damage deposit and a responsibility by the tenant to provide management with an agreement that allows someone else to act as a temporary or permanent caretaker if he or she becomes unable to do so.

This New Hampshire chapter relates to the keeping of pets in housing for the elderly. Under the chapter, "animals” means common domesticated household animals limited to: dogs, cats, caged birds, and aquarium fish. Tenants of any housing for the elderly project can petition to keep companion animals. The petition is determined by a simple majority vote of 10 percent of all tenants. Other provisions include the establishment of a reasonable damage deposit and a responsibility by the tenant to provide management with an agreement that allows someone else to act as a temporary or permanent caretaker if he or she becomes unable to do so.

Carter v. Metro North Assocs.

Summary: In this case, a tenant sued her landlord for injuries sustained when the tenant was bitten on the face by a pit bull owned by another tenant. The court held that before a pet owner, or the landlord of the building in which the pet lives, may be held strictly liable for an injury inflicted by the animal, the plaintiff must establish both (1) that the animal had vicious propensities and (2) that the defendant knew or should have known of the animal's propensities. In this case, there was no evidence that the pit bull had vicious propensities, nor did any of the evidence support a finding that the landlord had, or should have had, knowledge of any such propensities. The appellate court found the lower court erred when it took "judicial notice of the vicious nature of the breed as a whole." The court noted that there are alternate opinions and evidence that preclude taking judicial notice that pit bulls are inherently vicious as a breed. The trial court order was reversed, judgment for plaintiff vacated, and complaint dismissed.

In this case, a tenant sued her landlord for injuries sustained when the tenant was bitten on the face by a pit bull owned by another tenant. The court held that before a pet owner, or the landlord of the building in which the pet lives, may be held strictly liable for an injury inflicted by the animal, the plaintiff must establish both (1) that the animal had vicious propensities and (2) that the defendant knew or should have known of the animal's propensities. In this case, there was no evidence that the pit bull had vicious propensities, nor did any of the evidence support a finding that the landlord had, or should have had, knowledge of any such propensities. The appellate court found the lower court erred when it took "judicial notice of the vicious nature of the breed as a whole." The court noted that there are alternate opinions and evidence that preclude taking judicial notice that pit bulls are inherently vicious as a breed. The trial court order was reversed, judgment for plaintiff vacated, and complaint dismissed.

Rivers v. New York City Hous. Auth.

Summary: In this case, the appellate court said that in order for the landlord to be held liable for injuries sustained as result of attack by tenant's pit bull, it must be demonstrated that the animal had vicious propensities and that landlord knew or should have known of these propensities. The trial court erred in taking judicial notice of the vicious nature of pit bulls, rather than letting the trier of fact determine whether the pit bull had displayed any signs of vicious or violent behavior prior to the incident. The order denying the defendant's motion for summary judgement dismissing the complaint was reversed.

In this case, the appellate court said that in order for the landlord to be held liable for injuries sustained as result of attack by tenant's pit bull, it must be demonstrated that the animal had vicious propensities and that landlord knew or should have known of these propensities. The trial court erred in taking judicial notice of the vicious nature of pit bulls, rather than letting the trier of fact determine whether the pit bull had displayed any signs of vicious or violent behavior prior to the incident. The order denying the defendant's motion for summary judgement dismissing the complaint was reversed.

White v Diocese of Buffalo, N.Y

Summary: Plaintiff, Rosemary White brought action against the Defendant, Sacred Heart Roman Catholic Church seeking damages for injuries she sustained when she was bitten by a priests’ dog, at premises owned by the church. White brought the action claiming negligent supervision and retention of the priest who owned dog. The church moved to dismiss, and White moved for summary judgment. The New York Supreme Court, Erie County, granted the church's motion for dismissal, and denied White’s motion. White appealed and the New York Supreme Court, Appellate Division, held that the church was not liable for negligent supervision or retention of the priest. The Appellate Division, reasoned that the Supreme Court, Erie County, properly granted the church’s motion to dismiss White’s complaint for failure to state a cause of action. The Court stated that to the extent White alleged a theory of negligent supervision and retention of the priest in her bill of particulars, the “purpose of the bill of particulars is to amplify the pleadings . . . , and [it] may not be used to supply allegations essential to a cause of action that was not pleaded in the complaint.” Therefore, the order from the Supreme Court was affirmed.

Plaintiff, Rosemary White brought action against the Defendant, Sacred Heart Roman Catholic Church seeking damages for injuries she sustained when she was bitten by a priests’ dog, at premises owned by the church. White brought the action claiming negligent supervision and retention of the priest who owned dog. The church moved to dismiss, and White moved for summary judgment. The New York Supreme Court, Erie County, granted the church's motion for dismissal, and denied White’s motion. White appealed and the New York Supreme Court, Appellate Division, held that the church was not liable for negligent supervision or retention of the priest. The Appellate Division, reasoned that the Supreme Court, Erie County, properly granted the church’s motion to dismiss White’s complaint for failure to state a cause of action. The Court stated that to the extent White alleged a theory of negligent supervision and retention of the priest in her bill of particulars, the “purpose of the bill of particulars is to amplify the pleadings . . . , and [it] may not be used to supply allegations essential to a cause of action that was not pleaded in the complaint.” Therefore, the order from the Supreme Court was affirmed.

Berg v. Nguyen

Summary: This Alabama case involves the appeal of summary judgment on behalf of defendants in a personal injury dog bite case. The plaintiff here was bitten as she walked through a parking lot of the retail store adjacent to the residence where the dogs were kept. The dogs (six or seven pit bulls) were kept by defendants' tenants at the residence. Some of the dogs were kept in outdoor, chain-link kennels and others were allowed to remain in the fenced backyard. Plaintiff Berg filed a complaint against the Nguyens and their business under a theory of landlord-tenant liability for the dog bite. The lower court granted the Nguyens' motion for summary judgment, finding that Alabama law does not provide for landlord liability in this case. On appeal here, the court was persuaded by defendants' evidence that they did not know of the dog's dangerous propensity and were aware of only two occasions where animal control had been called. Further, there were only a few times Than Nguyen was aware the dogs were left unchained in the front yard. This was sufficient for the court to find that plaintiff did not meet her burden establishing that the Nguyens knew or should have known of any dangerous propensities of the dog that bit plaintiff. As to the issue of defendants' knowledge that pit bulls were "inherently dangerous," the court held that the Alabama Supreme Court in Humphries established that breed alone is insufficient to impute knowledge. Summary judgment was affirmed.

This Alabama case involves the appeal of summary judgment on behalf of defendants in a personal injury dog bite case. The plaintiff here was bitten as she walked through a parking lot of the retail store adjacent to the residence where the dogs were kept. The dogs (six or seven pit bulls) were kept by defendants' tenants at the residence. Some of the dogs were kept in outdoor, chain-link kennels and others were allowed to remain in the fenced backyard. Plaintiff Berg filed a complaint against the Nguyens and their business under a theory of landlord-tenant liability for the dog bite. The lower court granted the Nguyens' motion for summary judgment, finding that Alabama law does not provide for landlord liability in this case. On appeal here, the court was persuaded by defendants' evidence that they did not know of the dog's dangerous propensity and were aware of only two occasions where animal control had been called. Further, there were only a few times Than Nguyen was aware the dogs were left unchained in the front yard. This was sufficient for the court to find that plaintiff did not meet her burden establishing that the Nguyens knew or should have known of any dangerous propensities of the dog that bit plaintiff. As to the issue of defendants' knowledge that pit bulls were "inherently dangerous," the court held that the Alabama Supreme Court in Humphries established that breed alone is insufficient to impute knowledge. Summary judgment was affirmed.

United States v. Univ. of Neb. at Kearney

Summary: This case considers whether student housing at the University of Nebraska–Kearney (UNK) is a “dwelling” within the meaning of the FHA. The plaintiff had a service dog (or therapy dog as the court describes it) trained to respond to her anxiety attacks. When she enrolled and signed a lease for student housing (an apartment-style residence about a mile off-campus), her requests to have her service dog were denied, citing UNK's "no pets" policy for student housing. The United States, on behalf of plaintiff, filed this suit alleging that UNK's actions violated the FHA. UNK brought a motion for summary judgment alleging that UNK's student housing is not a "dwelling" covered by the FHA. Specifically, UNK argues that students are "transient visitors" and the student housing is not residential like other temporary housing (migrant housing, halfway houses, etc.) and more akin to jail. However, this court was not convinced, finding that "UNK's student housing facilities are clearly 'dwellings' within the meaning of the FHA."

This case considers whether student housing at the University of Nebraska–Kearney (UNK) is a “dwelling” within the meaning of the FHA. The plaintiff had a service dog (or therapy dog as the court describes it) trained to respond to her anxiety attacks. When she enrolled and signed a lease for student housing (an apartment-style residence about a mile off-campus), her requests to have her service dog were denied, citing UNK's "no pets" policy for student housing. The United States, on behalf of plaintiff, filed this suit alleging that UNK's actions violated the FHA. UNK brought a motion for summary judgment alleging that UNK's student housing is not a "dwelling" covered by the FHA. Specifically, UNK argues that students are "transient visitors" and the student housing is not residential like other temporary housing (migrant housing, halfway houses, etc.) and more akin to jail. However, this court was not convinced, finding that "UNK's student housing facilities are clearly 'dwellings' within the meaning of the FHA."

Bhogaita v. Altamonte Heights Condominium Assn.

Summary: Appellee Ajit Bhogaita, who suffers from post-traumatic stress disorder (PTSD), filed suit against Appellant Altamonte Heights Condominium Association, Inc. ("Association") for violating the disability provisions of the Federal and Florida Fair Housing Acts, 42 U.S.C. § 3604(f)(3)(b) (“FHA”) and the Florida Fair Housing Act, when it enforced its pet weight policy and demanded Bhogaita remove his emotional support dog from his condominium. The jury awarded Bhogaita $5,000 in damages, and the district court awarded Bhogaita more than $100,000 in attorneys' fees. This court affirmed that decision finding that there was evidence that the Association constructively denied appellee's requested accommodation. In fact, the court opined, "Neither Bhogaita's silence in the face of requests for information the Association already had nor his failure to provide information irrelevant to the Association's determination can support an inference that the Association's delay reflected an attempt at meaningful review."

Appellee Ajit Bhogaita, who suffers from post-traumatic stress disorder (PTSD), filed suit against Appellant Altamonte Heights Condominium Association, Inc. ("Association") for violating the disability provisions of the Federal and Florida Fair Housing Acts, 42 U.S.C. § 3604(f)(3)(b) (“FHA”) and the Florida Fair Housing Act, when it enforced its pet weight policy and demanded Bhogaita remove his emotional support dog from his condominium. The jury awarded Bhogaita $5,000 in damages, and the district court awarded Bhogaita more than $100,000 in attorneys' fees. This court affirmed that decision finding that there was evidence that the Association constructively denied appellee's requested accommodation. In fact, the court opined, "Neither Bhogaita's silence in the face of requests for information the Association already had nor his failure to provide information irrelevant to the Association's determination can support an inference that the Association's delay reflected an attempt at meaningful review."

Table of State Assistance Animal Laws

Summary: This table compares all 50 states' service animal laws for several categories. Included are public accommodation laws, criminal interference laws, licensing laws, disabled pedestrian laws, and service animal misrepresentation laws. Links to the text of the various laws are provided.

This table compares all 50 states' service animal laws for several categories. Included are public accommodation laws, criminal interference laws, licensing laws, disabled pedestrian laws, and service animal misrepresentation laws. Links to the text of the various laws are provided.

DC - Assistance Animals - Chapter 20A. Pet Ownership Restriction in Assisted Housing.

Summary: The owner or operator of locally assisted housing accommodations for elderly or disabled people may not prevent a tenant from keeping common household pets. However, an owner or operator may require the removal of pets whose conduct or condition constitutes a threat or nuisance to the health or safety of the other occupants. A violation is a civil infraction that may result in a fine of up to $300.

The owner or operator of locally assisted housing accommodations for elderly or disabled people may not prevent a tenant from keeping common household pets. However, an owner or operator may require the removal of pets whose conduct or condition constitutes a threat or nuisance to the health or safety of the other occupants. A violation is a civil infraction that may result in a fine of up to $300.