Landlord or Tenant: Related Cases
|Andrus v. L.A.D.||875 So.2d 124 (La.App. 5 Cir., 2004)||
Patron sued dog owner for damages after an alleged attack. The Court of Appeals, in reversing a finding for the patron, held that the patron did not establish that the dog posed an unreasonable risk of harm, which precluded a strict liability finding, and, that patron did not prove that the dog owner was negligent. Reversed.
|Auster v. Norwalk||943 A.2d 391 (Conn. 2008)||
Plaintiff, while on church premises, was bitten by a church employee's dog. Plaintiff seeks damages from church under the state dog bite statute, which imposes strict liability for damages on the dog's keeper. The Connecticut Supreme Court ruled in favor of the church, reasoning that a non-owner must be responsible for maintaining and controlling the dog at the time the damage is done in order to be held liable under the statute.
|Auster v. Norwalk United Methodist Church||894 A.2d 329 (Conn.App., 2006)||
The plaintiff, Virginia Auster, brought this action pursuant to General Statutes § 22-357FN1 to recover damages for personal injuries alleged to have been caused by the dog of an employee of the defendant, Norwalk United Methodist Church. Ms. Auster was a visitor who was on the premises to attend a meeting in the parish house when she was bitten by dog of church employee, who lived in an apartment in the parish house. After a jury trial, the verdict was returned in favor of the plaintiff, and the defendant appealed. (See summary judgment appeal, 2004 WL 423189). The Appellate Court held that church was not a “keeper” of the church employee's dog for purposes of statute which imposed strict liability on the keeper of any dog that did damage to the body or property of any person. The court reversed the judgment and remanded the action for a new trial on the issue of common-law negligence
|Auster v. Norwalk United Methodist Church (Unpublished)||2004 WL 423189 (Conn.Super.,2004) (only Westlaw citation available)||
In this unpublished Connecticut opinion, the defendant-church owned property and leased a portion of the premises to one of its employees, Pedro Salinas. The plaintiff was attacked by a dog, owned by Salinas, while lawfully on the defendant's premises. The plaintiff appealed a summary judgment ruling in favor of defendant. On appeal, the court found that a genuine issue of material fact existed as to whether defendant-church was a "harborer" of the dog under Connecticut law. Because Salinas and the church had no formal lease agreement, dispute existed as to the exact parameters of Salinas' exclusive control of the premises where his dog roamed. There also existed a material fact regarding the church's knowledge of the dog's vicious propensities because it had twice previously attacked a person. (Note the jury trial decision in favor of plaintiff was later overturned in Auster v. Norwalk United Methodist Church , --- A.2d ----, 94 Conn.App. 617, 2006 WL 797892 (Conn.App.)).
|Batra v. Clark||110 S.W.3d 126 (Tex.App.-Houston [1 Dist.],2003)||
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.
|Benningfield v. Zinsmeister||367 S.W.3d 561 (Ky.,2012)||
An 8-year-old boy and his sister were walking down a street when they were approached by a Rottweiler. Scared, the boy ran and was attacked by the dog, which caused the boy to suffer serious injuries. As a result, the mother of the child sued the owner of the dog and the landlord of the house where the dog resided under a Kentucky dog bite statute. The landlord won at both the trial and the appellate court level. Upon granting discretionary review for the case, the Kentucky Supreme Court investigated whether or not a landlord could be held strictly liable under the dog bite statute. The Court ruled that a landlord could, but only if the landlord permitted the dog to stay on or about the premises. Since the attack did not occur on or about the premises, the landlord was not found liable under the dog bite statute.
|Berg v. Nguyen||201 So. 3d 1185 (Ala. Civ. App. 2016)||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.|
|Bhogaita v. Altamonte Heights Condominium Assn.||765 F.3d 1277 (11th Cir., 2014)||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."|
|Bjugan v. State Farm Fire and Cas. Co.||969 F.Supp.2d 1283 (D. Ore. 2013)||
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.
|Bronk v. Ineichen||54 F.3d 425 (7th Cir. 1995)||
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.
|Carter v. Metro North Assocs.||680 N.Y.S.2d 239, 240 (N.Y.App.Div.1998)||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.|
|Chee v. Amanda Goldt Property Management||50 Cal.Rptr.3d 40 (Cal.App. 1 Dist., 2006),||Plaintiff, Lila Chee, a resident and owner of a condominium unit, appealed from a judgment entered in favor of all defendants on her complaint seeking damages for personal injuries she suffered when a dog belonging to Olga Kiymaz, a tenant of another unit in the same complex, jumped on Chee. In affirming the lower court's award of summary judgment, this court held that the landlord had no duty in absence of landlord's actual knowledge of dog's dangerous propensities. Further, the landlord was not liable to owner for nuisance. Finally, the condominium covenants, conditions, and restrictions (CC&R's) did not impose vicarious liability on landlord.|
|Cohen v. Clark||--- N.W.2d ----, 2020 WL 3524851 (Iowa June 30, 2020)||Karen Cohen possessed a severe allergy to pet dander which was medically documented. Cohen was even more severely allergic when exposed to cat dander which required her to carry an EpiPen with her. Initially her allergy to cats was the same as her allergy to dogs, however, with repeated exposure, her allergy to cats became worse. Cohen feared that her allergy to dogs would similarly progress if she were repeatedly exposed to dogs. As a result, Cohen entered into a lease agreement with 2800-1 LLC to rent an apartment relying on the fact that the apartment complex had a no pet policy. Two months into her lease, David Clark entered into a lease agreement with 2800-1 LLC to rent an apartment down the hall from Cohen. Shortly after moving in, Clark presented 2800-1 LLC with a letter from his psychiatrist explaining that due to Clark’s chronic mental illness a dog would benefit his mental health. Clark request a reasonable accommodation to have an emotional support animal (“ESA”) on the apartment premises. Jeffrey Clark, the leasing and property manager, notified the other tenants in the building of the request to accommodate the ESA and asked if any tenants had allergies to dogs. Cohen responded to Jeffrey detailing the allergies that she had to dogs and cats. Jeffrey subsequently contacted the Iowa Civil Rights Commission (“ICRC”) and requested a review or a formal agency determination. A staff member of the ICRC informed Jeffrey that he had to reasonably accommodate both Cohen’s allergies and Clark’s ESA request. There was no formal finding that this would constitute a reasonable accommodation. 2800-1 LLC allowed Clark to have a dog as his ESA while at the same time trying to mitigate Cohen’s allergies by having Cohen and Clark use separate stairwells and purchasing an air purifier for Cohen’s apartment. Despite the attempts to accommodate both tenants, Cohen still suffered allergic reactions and she had to limit the amount of time she spent in her apartment building. On September 27, 2017, Cohen brought a small claims action against 2800-1 LLC seeking one month’s rent as damages and alleging that 2800-1 LLC breached the express covenant of her lease that provided for no pets. Cohen also alleged that both Clark and 2800-1 LLC breached her implied warranty of quiet enjoyment. The small claims court dismissed Cohen’s claims. Cohen filed a notice of appeal three days later to the district court. The District Court concluded that 2800-1 LLC made sufficient efforts that would have justified denying Clark’s request for accommodation or asking him to move to another apartment building, however, because Iowa law was not sufficiently clear, they also dismissed the claims against 2800-1 LLC and Clark. Cohen filed an application for discretionary review to which 2800-1 LLC consented. The Supreme Court of Iowa granted the parties’ request for discretionary review. The Supreme Court noted that there is no law in Iowa or any other jurisdiction that clearly establishes how landlords should handle reasonable accommodation questions with ESAs. The Court ultimately found that Clark’s ESA was not a reasonable accommodation and that the 2800-1 LLC breached its promise to Cohen that the apartment would have no pets other than reasonable accommodations. 2800-1 LLC had other apartments available in other buildings that allowed pets. Cohen also had priority in time since she signed her lease first. The Court ultimately reversed and remanded the district court’s dismissal of Cohen’s case.|
|Crossroads Apartments Associates v. LeBoo||152 Misc.2d 830 (N.Y. 1991)||
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.
|Douglas Furbee, et al. v. Gregory L. Wilson, et. al.||--- N.E.3d ----, 2020 WL 1503236 (Ind. Ct. App. Mar. 30, 2020)||Shelly Linder lived in an apartment complex with a no-pet policy. Linder asked if she could have an emotional-support animal and provided a letter from a licensed family and marriage therapist, which stated that Linder had a disability and required an emotional-support animal to help alleviate her symptoms. The letter did not identify a specific disability and the landlord subsequently requested more information from Linder. Linder did not provide any additional information and instead brought her cat into her apartment as her emotional-support animal. The landlord charged Linder a fine after discovering the cat on the premises and gave her seven days in which to remove the cat. Linder failed to comply which led to Linder’s eviction. The Indiana Civil Rights Commission filed a complaint against the landlord on behalf of Linder in Delaware Circuit Court alleging that the landlord failed to accommodate her request for an emotional-support animal in turn violating the Indiana Fair Housing Act. The trial court denied summary judgment for the landlord and this appeal followed. The landlord conceded that Linder was disabled and requested a reasonable accommodation, however, the landlord argued that it was not given enough information from which to “meaningfully” review Linder’s request. The Delaware Court of Appeals agreed that the Landlord did not have sufficient information to meaningfully review Linder’s request and because Linder did not inform the Landlord about her disability and her need for the cat, she was acting in bad faith. The Court ultimately reversed and remanded the case to the trial court.|
|Flint v. Holbrook||608 N.E.2d 809 (Ohio App. 2 Dist.,1992)||
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.
|Giacalone v. Housing Authority of Town of Wallingford||998 A.2d 222 (Conn.App,2010)||
In this Connecticut case, a tenant, who was bitten by a neighbor's dog, brought a common law negligence action against the landlord, the housing authority of the town of Wallingford. The tenant then appealed after the lower court granted the landlord's motion to strike the complaint. On appeal, this Court held that the tenant properly stated a claim under common law negligence against the landlord. Relying on Auster v. Norwalk United Methodist Church, 286 Conn. 152, 943 A.2d 391 (2008) , the court concluded that a common-law negligence action brought against a landlord in a dog bite case should not be striken simply because the landlord was the the owner or keeper of the dog.
|Goldberger v. State Farm Fire and Casaulty Company||--- P.3d ----, 2019 WL 3792803 (Ariz. Ct. App. Aug. 13, 2019)||Joel and Kim Goldberger owned residential rental property in Flagstaff that was insured by State Farm Fire and Casualty Company under a rental dwelling policy. The Goldbergers filed a claim asserting that their tenant allowed feral cats to access the property and cause approximately $75,000 in “accidental damage.” State farm subsequently denied the claim asserting that feral cats are domestic animals and therefore the damage was not covered under the policy. The Goldbergers filed suit alleging breach of contract and insurance bad faith. State Farm moved to dismiss the complaint for failure to state a claim. State Farm claimed that the policy stated that accidental losses caused by “birds, vermin, rodents, insects, or domestic animals” were not covered by the policy. The superior court granted State Farm’s motion and this appeal followed. The Goldbergers argued that the superior court erred in dismissing their complaint due to the fact that the term “domestic animals” is reasonably susceptible to differing interpretations and must be construed against State Farm. State Farm argued that the exclusion in the policy was only susceptible to one reasonable interpretation. The Court stated that there were two interpretations to the term “domestic animal.” The first definition is a species-based definition that says that domestic animals are animals belonging to a broader class of animals that have been domesticated at some point in history. The second definition is an individualized definition that says that domestic animals are animals that are kept by a person for any of various purposes, including as pets. The Court ultimately decided that the individualized definition makes more sense in terms of the insurance policy itself as well as case law. In making this determination, the court noted the "nonsensical" outcome that would arise for exotic or nontraditional pets were a species-based definition adopted. Domestic animals encompass animals that are subject to the care, custody, and control of a person. On the facts alleged in the complaint alone, the Court could not say that the tenant was keeping the feral cats in such a manner that the exclusion would preclude coverage. The court therefore resolved all reasonable inferences in the Goldberger’s favor and presumed that the cats were feral. Because the feral cats that caused the damage are not domestic animals under all reasonable interpretations of the facts alleged in the complaint, the court erred in granting the insurer's motion to dismiss. The Court reversed the superior court’s order dismissing the Goldberger’s complaint and remanded for further proceedings consistent with the opinion.|
|Green v. Housing Authority of Clackamas County||994 F.Supp. 1253 (D. Oregon, 1998)||
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.
|Holcomb v. Colonial Associates, L.L.C.||2004 WL 1416659, 2004 WL 1416659 (N.C.) (Only Westlaw cite available)||
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.
|Howle v. Aqua Illinois, Inc.||2012 IL App (4th) 120207 (Ill.App. 4 Dist.)||As the result of a dog bite on the defendant’s rental property, the plaintiff suffered a torn cheek and irreparable damage to her ear. The plaintiff therefore attempted to recover damages from the defendant on the common law theory of negligence and through Illinois’ Animal Control Act. The trial court, however, dismissed the Animal Control Act claim and, later, granted the defendant’s motion for summary judgment on the negligence claim. Upon appeal, the appellate court affirmed the lower court’s decision, though it stated a motion for summary judgment was more appropriate then the motion to dismiss for the Animal Control Act claim.|
|In re Kenna Homes Cooperative Corporation||557 S.E.2d 787 (W.V. 2001)||
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.
|Janush v. Charities Housing Development Corp.||169 F.Supp.2d 1133 (N.D. Ca., 2000)||
Tenant brought action under the Federal Fair Housing Act alleging that her landlord failed to reasonably accommodate her mental disability by refusing to allow her to keep companion animals in her rental unit. Tenant put forth evidence establishing that the animals lessened the effects of her mental disability by providing companionship. The housing authority argued that only service dogs are a reasonable accommodation. The court rejected the housing authority's argument, holding that animals other than service animal can be a reasonable accommodation for a disability. Also, the court noted that whether an accommodation is reasonable is a fact-specific inquiry, requiring an analysis of the burdens imposed on the housing authority and the benefits to the disabled person.
|Klitzka ex rel. Teutonico v. Hellios||810 N.E.2d 252 (Ill.App. 2 Dist.,2004)||
In this Illinois case, the Appellate Court considered, as a matter of first impression, under what circumstances does a landlord owe a duty of care to his tenant's invitees to prevent injury from an attack by an animal kept by the tenant on the leased premises? A minor invitee (Alexus) of the tenants was bitten by tenants' dog and brought a negligence action against residential landlords. It was undisputed that the tenants held exclusive control over the premises and paid $700 a month in rent to the landlords. The Appellate Court held that even if landlords knew tenants' dog was dangerous, the landlords had no duty to protect the tenants' invitee because landlords retained no control over the leased premises where injury occurred. "Here, the tenants' affirmative conduct of bringing the dog into the living space of the home, an area over which the landlords had no control, is what might have been the proximate cause of Alexus' injuries."
|Majors v. Housing Authority of the County of DeKalb Georgia||652 F.2d 454 (5th Cir. 1981)||
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.
|Maldonado v. Fontanes||568 F.3d 263 (C.A.1 (Puerto Rico),2009)||
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.
|Morehead v. Deitrich||932 N.E.2d 1272 (Ind.App.,2010)||
Postal carrier sued landlord for negligence after tenant's dog bit her. The Court of Appeals affirmed summary judgment for defendant, holding that landlord did not have a duty to keep dog from biting postal carrier absent control over the property.
|Nason v. Stone Hill Realty Association||1996 WL 1186942 (Mass. 1996)||
A tenant with multiple sclerosis took in her mother's cat when her mother became ill. The housing authority had a no pets policy and requested that the tenant remove the pet from the premises. The tenant in turn offered a letter from her physician stating that "there would be serious negative consequences for her health if she was compelled to remove the cat." The court held that the tenant did not meet her burden of proving a nexus between the cat and her multiple sclerosis, reasoning that the physician's note does not state that the cat is necessary to alleviate her symptoms and that a more reasonable accommodation may be available.
|Prindable v. Association of Apartment Owners of 2987 Kalakaua||304 F.Supp.2d 1245 (D. Hawaii, 2003)||
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.
|Ramirez v. M.L. Management Co., Inc.||920 So.2d 36 (D. Fla. 2004)||
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.
|Ranwez v. Roberts||601 S.E.2d 449 (Ga.App., 2004)||
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.
|Ranwez v. Roberts||601 S.E.2d 449 (Ga. 2004)||
Plaintiff brought claims against her tenant neighbor and the property owner after she was viciously attacked by her tenant neighbor's four pit bulls. The trial court granted summary judgment in favor of the property owner. The Court of Appeals affirmed the decision holding the property owner was an out-of -possession landlord.
|Rivers v. New York City Hous. Auth.||694 N.Y.S.2d 57, 58 (N.Y.App.Div.1999)||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.|
|Roberts v. 219 South Atlantic Boulevard, Inc.||914 So.2d 1108 (Fla. 2005)||
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.
|Sarno v. Kelly||78 A.D.3d 1157 (N.Y.A.D. 2 Dept.. 2010)||
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.
|Scott v. Donkel||671 So.2d 741 (Ala.Civ.App.,1995)||
In this Alabama case, there was an injury to a non-tenant child by a dog bite, and the defendant was a landlord. The attack occurred off the rented premises in the public street. The action was based upon negligence, that is, a failure to protect against a dangerous condition. The key to such a claim is the knowledge of the landlord. Plaintiff presented no evidence of the landlord being aware of the dog let alone that he knew of its vicious propensity. The court did not find a duty to inspect the premises and discover this information. The court did not reach the point that the attack occurred off the premises. The granting of the motion for summary judgment for the landlord was upheld.
|Smith v. Kopynec||119 So.3d 835 (La.App. 1 Cir.,2013)||
The plaintiff appeals the lower court's dismissal of her claims against defendant-landowners and their insurers. The plaintiff was injured (for the second time) by the defendant-landowners' son's pitbull while walking past their home. While it was undisputed that the landowners did not own the dog, the issue was whether they had a duty to prevent the attack via "custodial liability." Here, the defendant-landowners asserted that they thought the son had gotten rid of the dog after it was confiscated and quarantined by animal control after it first attacked the plaintiff. Thus, this court found that defendant-landowners did not know of the dog's presence on their property and affirmed the trial court's order of summary judgment.
|Stolte v. Hammack||716 S.E.2d 796 (Ga. App., 2011)||
After home owner’s roommate was attacked by a pit bull inside the home, the victim filed suit against owner under the vicious animal and the premises liability statutes. The Court of Appeals held that, because the roommate knew about the dog’s vicious propensity to the same extent as the owner, the owner was not liable. Plaintiff must present evidence that the owner had superior knowledge of the dog's temperament for the owner to be liable.
|Tran v. Bancroft||648 So.2d 314 (Fla.App. 4 Dist.,1995)||
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.
|United States v. Univ. of Neb. at Kearney||940 F. Supp. 2d 974, 975 (D. Neb. 2013).||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."|
|University Towers Associates v. Gibson||846 N.Y.S.2d 872 (N.Y.City Civ.Ct. 2007)||
In this New York case, the petitioner, University Towers Associates commenced this holdover proceeding against the rent-stabilized tenant of record and various undertenants based on an alleged nuisance where the tenants allegedly harbored pit bulls. According to petitioner, the pit bull is an alleged “known dangerous animal” whose presence at the premises creates an threat. The Civil Court of the City of New York held that the landlord's notice of termination did not adequately apprise the tenant of basis for termination; further, the notice of termination and the petition in the holdover proceeding did not allege objectionable conduct over time by the tenant as was required to establish nuisance sufficient to warrant a termination of tenancy.
|Ward v. Hartley||895 A.2d 1111 (Md.App., 2006)||
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.
|White v Diocese of Buffalo, N.Y||138 A.D.3d 1470 (N.Y. App. Div. 2016)||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.|
|Whittier Terrace Associates v. Hampshire||532 N.E.2d 712 (Mass. 1989)||
Defendant was a person with a psychiatric disability and living in public housing. Defendant claimed to have an emotional and psychological dependence on her cat. The court held that the housing authority discriminated against defendant under Section 504 of the Rehabilitation Act for failure to waive the no pets policy as a reasonable accommodation for the mental disability. The court noted that there must be a narrow exception "to the rigid application of a no-pet rule, involving no untoward collateral consequences," because the handicapped person could fully receive the benefits of the program if provided the accommodation.
|Wright v. Schum||781 P.2d 1142 (Nev.,1989)||
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.
|Yuzon v. Collins||10 Cal.Rptr.3d 18 (Cal.App. 2 Dist.,2004)||
In this California case, a dog bite victim sued a landlord, alleging premises liability in landlord's failure to guard or warn against tenants' dangerous dog. On appeal from an order of summary judgment in favor of the landlords, the Court of Appeal held that the landlord owed no duty of care, as he had no actual knowledge of dog's dangerous propensities and an expert witness's declaration that the landlord should have known of the dog's vicious propensities was insufficient to warrant reconsideration of summary judgment ruling. The landlord's knowledge that tenants may have a dog because it is allowed through a provision in the lease is insufficient to impute liability where the landlord has no knowledge of any previous attacks or incidents.