Summary: The Allegheny Public Housing Authority decided to enforce it's "no pets" rule after years of unenforcement. This is a brief in arbitration. The tenants won. Includes a very interesting discussion of depression as a disability.
Summary:
The owners of a cooperative unit kept a dog in their dwelling despite a no pets policy. There was, however, an exception in the policy for service animals, and the Jessups argued that the small dog they kept was necessary due to various medical problems they had, including arthritis and depression. The housing authority denied the request, stating that only animals certified for the particular disability qualify as a "service animal." The West Virginia Court of Appeals held that a housing authority may require that a service animal be properly trained without violating federal law.
The owners of a cooperative unit kept a dog in their dwelling despite a no pets policy. There was, however, an exception in the policy for service animals, and the Jessups argued that the small dog they kept was necessary due to various medical problems they had, including arthritis and depression. The housing authority denied the request, stating that only animals certified for the particular disability qualify as a "service animal." The West Virginia Court of Appeals held that a housing authority may require that a service animal be properly trained without violating federal law.
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In this Texas case, the appellant-landlord appealed a verdict that found him negligent for injuries suffered by a child visiting a tenant's residence. The lower court found the tenant and landlord each 50% liable for the girl's injuries. The Court of Appeals, in an issue of first impression, if a landlord has actual knowledge of an animal's dangerous propensities and presence on the leased property, and has the ability to control the premises, he or she owes a duty of ordinary care to third parties who are injured by this animal. In the present facts, the court found that Bantra had no duty of care because there was no evidence showing that Batra either saw the dog and knew that it was a potentially vicious animal or identified the dog's bark as the bark of a potentially vicious animal. The judgment was reversed.
In this Texas case, the appellant-landlord appealed a verdict that found him negligent for injuries suffered by a child visiting a tenant's residence. The lower court found the tenant and landlord each 50% liable for the girl's injuries. The Court of Appeals, in an issue of first impression, if a landlord has actual knowledge of an animal's dangerous propensities and presence on the leased property, and has the ability to control the premises, he or she owes a duty of ordinary care to third parties who are injured by this animal. In the present facts, the court found that Bantra had no duty of care because there was no evidence showing that Batra either saw the dog and knew that it was a potentially vicious animal or identified the dog's bark as the bark of a potentially vicious animal. The judgment was reversed.
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In this Ohio case, Lorraine Flint was bitten by a pit bull dog owned by Carl Holbrook (Flint was bitten and injured by Holbrook's dog in the alley between her residence and Holbrook's). Flint then brought suit against Holbrook and Turner Patterson, as the titled owner of the premises where the dog was kept. Patterson was essentially selling the property to Holbrook on land contract. In this case, the court held it was evident that the land contract agreement effectively transferred the ownership and equitable title to the property to Holbrook. Holbrook had exclusive possession and control of the premises upon which he kept his pit bull. While Patterson maintained the bare legal title as security for his debt, he exercised no control over the property; no clause affording him possession or control of the property was included in the land contract agreement.
In this Ohio case, Lorraine Flint was bitten by a pit bull dog owned by Carl Holbrook (Flint was bitten and injured by Holbrook's dog in the alley between her residence and Holbrook's). Flint then brought suit against Holbrook and Turner Patterson, as the titled owner of the premises where the dog was kept. Patterson was essentially selling the property to Holbrook on land contract. In this case, the court held it was evident that the land contract agreement effectively transferred the ownership and equitable title to the property to Holbrook. Holbrook had exclusive possession and control of the premises upon which he kept his pit bull. While Patterson maintained the bare legal title as security for his debt, he exercised no control over the property; no clause affording him possession or control of the property was included in the land contract agreement.
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Summary:
A dog bite victim sought damages against absentee landlords after the tenant's bull mastiff dog bit him in right thigh. The deposition testimony of one landlord indicated that he visited the rental house approximately once per month to collect rent and check on the house in general, and only on two of those occasions did he see the dog. During one of these visits, he petted the dog without incident. Thus, the landlord established that he neither knew nor should have known that the dog had vicious propensities, and that he did not have sufficient control over the premises to allow him to remove or confine the dog.
A dog bite victim sought damages against absentee landlords after the tenant's bull mastiff dog bit him in right thigh. The deposition testimony of one landlord indicated that he visited the rental house approximately once per month to collect rent and check on the house in general, and only on two of those occasions did he see the dog. During one of these visits, he petted the dog without incident. Thus, the landlord established that he neither knew nor should have known that the dog had vicious propensities, and that he did not have sufficient control over the premises to allow him to remove or confine the dog.
Summary:
Landlord brought an eviction proceeding against tenant with a history of mental illness for possession of a cat in his rental unit in violation of a no pets policy. Tenant alleged that he needed the cat to alleviate his "intense feelings of loneliness, anxiety, and depression, which are daily manifestations of his mental illness." The court held that in order to prove that the pet is necessary for the tenant to use and enjoy the dwelling, he must prove "that he has an emotional and psychological dependence on the cat which requires him to keep the cat in the apartment." The court denied the housing authority's motion for summary judgment, stating that there was a triable issue of fact as to whether the cat was necessary for the tenant to use and enjoy the dwelling.
Landlord brought an eviction proceeding against tenant with a history of mental illness for possession of a cat in his rental unit in violation of a no pets policy. Tenant alleged that he needed the cat to alleviate his "intense feelings of loneliness, anxiety, and depression, which are daily manifestations of his mental illness." The court held that in order to prove that the pet is necessary for the tenant to use and enjoy the dwelling, he must prove "that he has an emotional and psychological dependence on the cat which requires him to keep the cat in the apartment." The court denied the housing authority's motion for summary judgment, stating that there was a triable issue of fact as to whether the cat was necessary for the tenant to use and enjoy the dwelling.
Summary:
In this Nevada case, an eleven-year-old boy who was a passerby was bitten by a dog. The jury found the owner liable, but trial court judge dismissed the landlord as a defendant. The Supreme Court found the landlord in this case could be liable under general tort obligations because he voluntarily undertook a duty to secure the neighborhood from harm by the dog after he made the tenant promise not to allow the dog outside unless chained. Thus, material questions of fact remained that precluded summary judgment as to whether the landlord breached his duty of care to the public where he allowed the tenant to remain with the dog and then failed to repair the gate that allowed the dog to escape and injure the plaintiff when it was left unchained.
In this Nevada case, an eleven-year-old boy who was a passerby was bitten by a dog. The jury found the owner liable, but trial court judge dismissed the landlord as a defendant. The Supreme Court found the landlord in this case could be liable under general tort obligations because he voluntarily undertook a duty to secure the neighborhood from harm by the dog after he made the tenant promise not to allow the dog outside unless chained. Thus, material questions of fact remained that precluded summary judgment as to whether the landlord breached his duty of care to the public where he allowed the tenant to remain with the dog and then failed to repair the gate that allowed the dog to escape and injure the plaintiff when it was left unchained.
Summary:
This North Carolina case involves the issue of whether a landlord can be held liable for negligence when his tenant's dogs injure a third party where a landlord has agreed by contract to remove "undesirable" dogs. Under the terms of the lease, the tenant, Olson, could keep one Rottweiler dog on the property. It was also stipulated that the landlord could require removal of any "undesirable" pets with 48-hour's notice. The dogs in the instant action attacked a contractor who was making an estimate on some of the rental homes, and, according to testimony, had committed two prior attacks. The court concluded that the Court of Appeals erred, in that the plaintiff was not required to show Colonial was an owner or keeper of the dogs in order to show Colonial was negligent; that requirement is limited only to strict liability actions. As a result, the court found Colonial failed to use ordinary care by failing to require the defendant Olson to restrain his Rottweiler dogs, or remove them from the premises when the defendant knew, or in the exercise of reasonable care, should have known, from the dogs' past conduct, that they were likely, if not restrained, to do an act from which a reasonable person could foresee. Of particular importance to the court, was the lease provision, which the court felt contractually obligated the landlord to retain control over defendant's dogs.
This North Carolina case involves the issue of whether a landlord can be held liable for negligence when his tenant's dogs injure a third party where a landlord has agreed by contract to remove "undesirable" dogs. Under the terms of the lease, the tenant, Olson, could keep one Rottweiler dog on the property. It was also stipulated that the landlord could require removal of any "undesirable" pets with 48-hour's notice. The dogs in the instant action attacked a contractor who was making an estimate on some of the rental homes, and, according to testimony, had committed two prior attacks. The court concluded that the Court of Appeals erred, in that the plaintiff was not required to show Colonial was an owner or keeper of the dogs in order to show Colonial was negligent; that requirement is limited only to strict liability actions. As a result, the court found Colonial failed to use ordinary care by failing to require the defendant Olson to restrain his Rottweiler dogs, or remove them from the premises when the defendant knew, or in the exercise of reasonable care, should have known, from the dogs' past conduct, that they were likely, if not restrained, to do an act from which a reasonable person could foresee. Of particular importance to the court, was the lease provision, which the court felt contractually obligated the landlord to retain control over defendant's dogs.
Summary:
In this Maryland case, a dog bite victim filed a negligence and strict liability action against the dog owners and their landlords. In plaintiff's appeal of the trial court's granting of defendant's motion for summary judgment, the appellate court held that the landlords had no control over the premises where the "dangerous or defective condition" existed and thus had no duty to inspect. The court found that first, no statute, principle of common law, or provision in the lease imposed upon the landlord the duty to inspect the leased premises to see if a vicious animal was being kept. Second, there was no evidence presented that, at the time the lease was signed by the landlord, he knew, or would have had any way of knowing, that a vicious animal was to be kept on the premises.
In this Maryland case, a dog bite victim filed a negligence and strict liability action against the dog owners and their landlords. In plaintiff's appeal of the trial court's granting of defendant's motion for summary judgment, the appellate court held that the landlords had no control over the premises where the "dangerous or defective condition" existed and thus had no duty to inspect. The court found that first, no statute, principle of common law, or provision in the lease imposed upon the landlord the duty to inspect the leased premises to see if a vicious animal was being kept. Second, there was no evidence presented that, at the time the lease was signed by the landlord, he knew, or would have had any way of knowing, that a vicious animal was to be kept on the premises.
