Landlord or Tenant

Summary:

In this Georgia case, after sustaining severe injuries inflicted during a vicious attack by four pit bulls, Helene Ranwez sued her tenant neighbor and the owner of the rental property, Scott Roberts.  The crucial question in this case was whether an out-of-possession landlord has liability for a tenant's dog bite.  Roberts contended that because he had relinquished possession and control of the premises to his tenant, Glenn Forrest, he could not be held liable for Ranwez's injuries as a matter of law.  In affirming the trial court's decision, the appellate court held that an out-of-possession landlord's tort liability to third persons is subject only to the statutory provisions of OCGA § 44-7-14, which makes it clear that a landlord who relinquishes possession of the premises cannot be liable to third parties for damages arising from the negligence of the tenant.

Summary:

Defendant brought his dog to work with him as the nightclub's maintenance man. As plaintiff walked by defendant's truck, he was bitten by defendant's dog.  The plaintiff than sued the nightclub for damages due to the bite.  The court granted summary judgment to the defendants stating that the facts of the case did not meet the four prong test that was needed to hold an employer liable for injuries to a third party.

Summary:

In this Florida case, a tenant's next-door neighbor, who was bitten by tenant's dog when it leaped over fence and then attacked the neighbor on property not owned by landlord, brought a personal injury suit against the landlord.  The appellate court upheld a motion of summary judgment in favor of the defendant non-owner.   The court found that t he existence of a duty in a negligence action is a question to be decided as a matter of law.  Although the so-called "dog bite" statute, section 767.04, Florida Statutes (1993) controls actions against a dog's owner, actions against a non-owner must be brought upon a theory of common law liability.  Essentially, a landlord has no duty to prevent injuries to third parties caused by a tenant's dog away from leased premises.

Summary:

In this Florida dog bite case, the appellant asked the court to limit the application of a case that held that a landlord has no duty to third parties for injuries caused by a tenant's dog where those injuries occur off the leased premises. The child-tenant injured in this case was bitten by the dog of another tenant in a park adjacent to the apartment complex where she lived. The appellate court reversed the grant of summary judgment for the landlord because the boundary of the premises is not dispositive of the landlord's liability.

Summary:

Plaintiffs were tenants of a county housing authority and alleged that the housing authority violated the Americans with Disabilities Act, the Federal Fair Housing Amendments Act, and Section 504 of the Rehabilitation Act, by failing to reasonably accommodate their request for a waiver of a "no pets" policy to allow for a hearing assistance animal in the rental unit to reasonably accommodate a hearing disability. The housing authority argued that the dog was not a reasonable accommodation for the tenant's specific disability because the dog was not certified as a hearing assistance animal. The court granted plaintiff's motion for summary judgment, holding that the housing authority violated the federal statutes when it required proof from the tenants that the dog had received hearing assistance training.  

Summary:

Tenant had a history of mental illness and kept a dog in her apartment despite a "no pets" policy. The housing authority refused to waive the "no pets" policy and brought an eviction proceeding. Tenant filed a complaint in federal district court alleging violation of Section 504 of the Rehabilitation Act for failure to waive the "no pets" policy as a reasonable accommodation for her disability. The district court granted the housing authority's motion for summary judgment and the tenant appealed. The court of appeals held that the housing authority deprived the tenant of the benefits of the housing program by enforcing the no pets rule, reasoning that waiving the no pets rule would allow the tenant to fully enjoy the benefits of the program and would place no undue burdens on the housing authority.

Summary:

Plaintiffs appealed decision of district court denying their claim that defendants violated the Federal Fair Housing Act for failing to allow a hearing dog in their rental unit as a reasonable accommodation for their hearing disability. The landlord denied the request, alleging that the dog was not a "hearing dog," and that the tenants did not have a legitimate need for the dog because the dog lacked professional training. The Court of Appeals held that if the dog was not necessary as a hearing dog then the plaintiffs were not entitled to the dog as a reasonable accommodation under the FHA. Also, the court held that a disabled person must meet two standards in arguing that an accommodation be made: (1) the accommodation must facilitate the disabled person's ability to function; and (2) the accommodation must survive a cost-benefit balancing that takes both parties' needs into account. The court vacated the decision of the lower court and ordered a new trial because of misleading jury instructions. 

Summary:

Condominium resident filed a complaint alleging the housing authority violated the Federal Fair Housing Amendments Act by failing to waive the "no pets" as a reasonable accommodation for his handicap. The court held that where the primary handicap is mental or emotional in nature, an animal "must be peculiarly suited to ameliorate the unique problems of the mentally disabled," and granted the housing authority's motion for summary judgment on the issue of the housing authority's failure to make a reasonable accommodation under the FHA.

Summary:

After a house was damaged by a tenant’s 95 cats and 2 dogs, a landlord sought to recover expenses through State Farm Insurance. State Farm, however, denied the landlord coverage due to a provision in the insurance policy that excluded damages caused by domestic animals. In a diversity action brought by the landlord, the district court found the damage caused by the tenant’s cats fell within State Farm’s policy exclusion and therefore granted State Farm’s motion for summary judgment.

Summary:

At issue in this particular opinion is the interlocutory appeal of the Mayor of Barceloneta, Puerto Rico based on the district court's denial of his motion to dismiss on the basis of qualified immunity. This case was initially brought after two successive raids on public housing complexes, within ten days of the Municipality of Barceloneta assuming control of the public housing complexes from the Puerto Rico Public Housing Administration on October 1, 2007. Prior to the raid, the residents, mostly Spanish-speakers, were given notice of the new "no pet policy," which were written in English. During the raids, plaintiffs' pets were seized and then killed by either being slammed against the side of a van or thrown off a 50-foot bridge. This First Circuit affirmed the denial of the Mayor's motion for qualified immunity on the Fourth Amendment and Fourteenth Amendment procedural due process claims. However, it reversed the denial of qualified immunity to the Mayor as to the plaintiffs' Fourteenth Amendment substantive due process claims and ordered those claims dismissed.