Landlord or Tenant

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Yuzon v. Collins


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.
Wright v. Schum


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.
Whittier Terrace Associates v. Hampshire


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.
White v Diocese of Buffalo, N.Y 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.
When Fido is Family: How Landlord-Imposed Pet Bans Restrict Access to Housing Renters today face widespread landlord-imposed pet restrictions. At the same time, Americans increasingly view their pets as family members, and many do not see giving up their animals as an option when looking for housing. Consequently, pet-owning renters often struggle to find suitable places to live and end up compromising on quality, location, and safety. As homeownership drops and renting becomes more prevalent across the United States, landlord-imposed pet restrictions increasingly constrain choices, effectively reducing access to housing for many Americans. These policies particularly impact low-income families and those with socially-maligned dog breeds.

This Note analyzes how landlord-imposed pet restrictions burden renters with dogs, with a particular focus on renters in the Los Angeles area. Parts II and III explain how legal and cultural attitudes toward pets are evolving, and how public and private restrictions constrain pet ownership. Part IV discusses the impact of landlord-imposed pet restrictions on renters and compares the situation to non-rental contexts in which people have sacrificed their own well-being to protect their pets. Part V asserts that the Fourteenth Amendment Due Process Clause and the penumbral right to privacy can be interpreted to protect pet-owning families from government-imposed pet restrictions. It argues that while these constitutional protections do not apply in the private rental context, they do suggest that landlords unreasonably infringe on renters' privacy interests and that legislators should act to constrain landlord control.
Ward v. Hartley


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.
US - Pets and Housing - Subpart G. Pet Ownership in Public Housing. The purpose of this subpart is, in accordance with section 31 of the United States Housing Act of 1937 (42 U.S.C. 1437z-3), to permit pet ownership by residents of public housing, subject to compliance with reasonable requirements established by the public housing agency (PHA) for pet ownership.
US - Pets and Housing - Subpart C. Pet Ownership for the Elderly or Persons with Disabilities This subpart implements section 227 of the Housing and Urban Rural Recovery Act of 1983 (12 U.S.C. 1701r-1) as it pertains to projects for the elderly or persons with disabilities under: (1) the housing programs administered by the Assistant Secretary for Housing - Federal Housing Commissioner; (2) projects assisted under the programs contained in chapter VIII of this title 24; and (3) the public housing program. The rule specifically states that it does not apply to assistance or service animals. The rule states that, except as otherwise provided, no project owner that manages a project for the elderly or disabled may restrict or discriminate against any person by reason of the person's ownership or presence of a common household pet in the person's dwelling unit. A "common household pet," is defined as "[a] domesticated animal, such as a dog, cat, bird, rodent (including a rabbit), fish, or turtle, that is traditionally kept in the home for pleasure rather than for commercial purposes" (excluding reptiles with exception of turtles). Notice of the allowance must be provided to tenants and tenants must be given the ability to access to pet rules. The project owner must establish reasonable rules to govern the keeping of pets.
US - Assistance Animal - Assessing a Person’s Request to Have an Animal as a Reasonable Accommodation Under the Fair Housing Act
University Towers Associates v. Gibson

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.

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