Justia Landlord - Tenant Opinion Summaries

The Second Circuit held that a landlord may be liable under the Fair Housing Act (FHA) for intentionally discriminating against a tenant who complains about a racially hostile housing environment that is created by and leads to the arrest and conviction of another tenant. In this case, the landlord allegedly refused to take any action to address what it knew to be a racially hostile housing environment created by one tenant targeting another, even though the landlord had acted against other tenants to redress prior, non‐race related issues. In holding that a landlord may be liable in those limited circumstances, the court adhered to the FHA's broad language and remedial scope. The court also held that post-acquisition claims that arise from intentional discrimination are cognizable under section 3604 of the FHA. Accordingly, the court vacated the district court's dismissal of plaintiff's claims under the FHA and analogous New York State law, as well as his claims under 42 U.S.C. 1981 and 82. The court remanded for further proceedings. View "Francis v. Kings Park Manor, Inc." on Justia Law

Broadly speaking, Seattle's First-In-Time ("FIT") rule requires Seattle landlords when seeking to fill vacant tenancies to provide notice of rental criteria, screen all completed applications in chronological order, and to offer the tenancy to the first qualified applicant (subject to certain exceptions). Plaintiffs were Seattle landlords who claimed the FIT rule facially violated their state constitutional rights. The trial court ruled the FIT rule was unconstitutional on its face because: (1) the rule facially effected a per se regulatory taking for private use; (2) the rule facially infringed on plaintiffs' substantive due process rights; and (3) the rule facially infringed plaintiffs' free speech rights. The Washington Supreme Court determined the FIT rule was constitutional, "[t]he FIT rule is unquestionably an experiment." The Court adopted the definition of regulatory takings set forth in Lingle v. Chevron U.S.A., 544 U.S. 528 (2005) for the purposes of Washington Constitution article I, section 16, and held plaintiffs did not meet their burden of showing the FIT rule facially met this definition. The Court also clarified the rational basis review applied in substantive due process challenges to laws regulating the use of property, and held plaintiffs did not meet their burden of proving the FIT rule failed rational basis review on its face. Furthermore, the Supreme Court held that on its face, the FIT rule required only factual disclosures, and the City met its burden of showing the rule survived deferential scrutiny. View "Yim v. Seattle" on Justia Law

Trinity Property Consultants, LLC ("Trinity Property"), petitioned the Alabama Supreme Court for a writ of certiorari to review the judgment of the Court of Civil Appeals holding that Trinity Property failed to meet its burden of demonstrating that Brittony Mays had been properly served in an eviction and unlawful-detainer action filed by Trinity Property pursuant to the Alabama Uniform Residential Landlord and Tenant Act, section 35- 9A-101 et seq., Ala. Code 1975. In 2018, the District Court entered a default judgment against Mays in the eviction and unlawful-detainer action filed by Trinity Property. Mays moved the district court, pursuant to Rule 60(b)(4), Ala. R. Civ. P., to set aside the default judgment on the basis that she had not been served with the complaint in the action; that motion was denied. Mays appealed the denial of the Rule 60(b)(4) motion to the Shelby Circuit Court; that court dismissed her appeal as untimely filed. Mays moved the circuit court, pursuant to Rule 59(e), Ala. R. Civ. P., to reinstate the appeal and to stay the execution of the default judgment. Trinity Property responded with an affidavit from the process server, who averred in relevant part he posted and mailed the summons and complaint when he did not receive a response from knocking on Mays’ front door. Mays's position was that merely knocking on the door, without more, was not a "reasonable effort" at personal service. The Alabama Supreme Court determined the process server’s effort at obtaining personal service was reasonable, the alternative method of service satisfied the requirements of due process. The Court reversed judgment of the Court of Civil Appeals and remanded this case for further proceedings. View "Ex parte Trinity Property Consultants, LLC." on Justia Law

The Court of Appeals affirmed the decision of the court of special appeals affirming the judgment of the trial court granting Defendants' motion to dismiss this action brought by a former tenant of a public market in Baltimore City, holding that the tenant was not a "displaced person" as that term is defined in Md. Code Ann. Real Prop. (RP) 12-201(e)(1)(i), and therefore, the tenant was not wrongfully denied moving and relocation expenses and there was no unconstitutional taking.After a rental agent for the public market advised the tenant that its business did not fit in the redevelopment plans for the market and that it should pursue other options, the tenant vacated the market. The tenant sued seeking compensation for moving and relocation expenses as a displaced person and for an unconstitutional taking. The trial court dismissed the action, concluding that the tenant did not qualify as a "displaced person" because the exemption in RP 12-201(e)(2)(iii) applied. The court of special appeals affirmed. The Court of Appeals affirmed, holding that the tenant was both not a displaced person under RP 12-201(e)(1)(i) and exempt from qualifying as a displaced person under RP 12-201(e)(2)(iii). View "Wireless One, Inc. v. Mayor & City Council of Baltimore" on Justia Law

Landlords challenged a Hammond ordinance that they either obtain a city license or hire licensed contractors to perform repairs and renovations to their properties. Obtaining a license involves a test, payment of a fee, and a criminal background check. The ordinance does not apply to individual homeowners working on the properties in which they reside. On summary judgment, the district court rejected their argument that the ordinance impermissibly burdens owners who do not reside in Hammond. The Seventh Circuit affirmed. The ordinance does not discriminate against non-residents and is supported by a rational basis. The court noted the significant differences between resident owners and landlords and the city’s interests in safety and the habitability of dwellings. View "Regan v. City of Hammond" on Justia Law

The case arose from a landlord’s repeated refusal to consent to the proposed assignment of a ground lease for the anchor space in a shopping center. The plaintiffs were the entities that wished to assign the leasehold interest and the entities that agreed to take the assignment; the defendants were the landlord and its parent company. In their original and first amended complaints, plaintiffs alleged the landlord unreasonably withheld consent to the plaintiffs’ lease assignment request. While the litigation was pending, plaintiffs made an amended lease assignment request, which the landlord similarly rejected. In their second amended complaint, plaintiffs asserted the same five causes of action as before, but added allegations about the landlord’s refusal to consent to their amended assignment request. The landlord filed an anti-SLAPP motion to strike the second amended complaint, contending plaintiffs’ amended assignment request and the landlord’s response to that request were settlement communications and statements made in litigation, and therefore constituted protected activity. The trial court denied the motion, finding the landlord’s rejection of the amended assignment request was not a settlement communication or litigation-related conduct, but rather an ordinary business decision. The Court of Appeal agreed and affirmed the order denying the anti-SLAPP motion. View "ValueRock TN Prop. v. PK II Larwin Square" on Justia Law

A landlord may be liable under the Fair Housing Act of 1968 (FHA) for failing to take prompt action to address a racially hostile housing environment created by one tenant targeting another, where the landlord knew of the discriminatory conduct and had the power to correct it. The Second Circuit adhered to the FHA's broad language and remedial scope, holding that the FHA reaches conduct that, as here, would constitute discrimination in the enjoyment of residence in a dwelling or in the provision of services associated with that dwelling after acquisition. Furthermore, HUD's 2016 Final Rule, HUD's other implementing regulations, and the views expressed in its amicus brief only reinforce the court's textual interpretation that a landlord may be liable under the FHA for failing to intervene in tenant-on-tenant racial harassment of which it knew or reasonably should have known and had the power to address.In this case, plaintiff alleged that defendants had actual knowledge of the tenant's criminal racial harassment of plaintiff but, because it involved race, intentionally allowed it to continue even though defendants had the power to end it. Therefore, the court vacated the district court's dismissal of plaintiff's claims under the FHA and analogous New York State law, as well as his claims under 42 U.S.C. 1981 and 1982. The panel remanded for further proceedings. The panel affirmed the district court's dismissal of plaintiff's remaining claims. View "Francis v. Kings Park Manor, Inc." on Justia Law

Websites like Airbnb serve as intermediaries, providing homeowners a forum for advertising short-term rentals of their homes and helping prospective renters find rooms and houses for temporary stays. Chicago’s 2016 Shared Housing Ordinance requires interested hosts to acquire a business license; its standards include geographic eligibility requirements, restrictions on how many units within a larger building can be rented, and a list of buildings where such rentals are prohibited. Approved hosts are subject to health, safety, and reporting requirements, including supplying clean linens and sanitized cooking utensils, disposing of waste and leftover food, and reporting illegal activity known to have occurred within a rented unit. Keep Chicago Livable and six individuals challenged the Ordinance. The Seventh Circuit remanded for a determination of standing, stating that it was not clear that any plaintiff had pleaded or established sufficient injury to confer subject matter jurisdiction to proceed to the merits. The individual owners did not allege with particularity how the Ordinance (and not some other factor) is hampering any of their home-sharing activities; the out-of-town renters did not convey with sufficient clarity whether they still wish to visit Chicago and, if so, how the Ordinance is inhibiting them. All Keep Chicago Livable contends is that the alleged uncertainty around the Ordinance’s constitutionality burdens its education and advocacy mission; it does not allege that it engages in activity regulated by the Ordinance. View "Keep Chicago Livable v. Chicago" on Justia Law

In 2010, the Utah Department of Transportation (UDOT) condemned an access point from Bangerter Highway to the West Point Shopping Center. At the time of the condemnation, the shopping center was owned by FPA West Point, LLC. FPA leased buildings in the shopping center to a number of businesses, including K MART Corporation (Kmart). Both FPA and Kmart entered the condemnation proceedings, asserting rights to just compensation. The first appeal (Utah Department of Transportation v. FPA West Point, LLC) addressed valuation methods in the context of a condemnation award determination. In that case, the Utah Supreme Court held that courts must use the aggregate-of-interests approach (which determines the value of properties with divided ownership interests by assessing the value of each property interest separately) in deciding the amount of a condemnation award. In this appeal the issue presented for the Supreme Court's review centered on whether the district court erred by granting a condemnation award to Kmart, a lessee, even though Kmart’s lease contained a clause terminating its leasehold interest in the event of a condemnation. The Court held that it did: because the termination clause extinguished all of Kmart’s compensable property interests, Kmart was not entitled to compensation. Accordingly, the district court’s grant of a condemnation award to Kmart was reversed. View "UDOT v. Kmart Corp." on Justia Law

Plaintiffs filed suit challenging a mobile home park's policy requiring all occupants to provide documentation evidencing legal status in the United States to renew their leases as violating the Fair Housing Act (FHA). The Fourth Circuit vacated the district court's grant of summary judgment for the mobile home park, holding that plaintiffs have made a prima facie case that the policy disparately impacted Latinos in violation of the FHA, satisfying step one of the disparate impact analysis, and that the district court therefore erred in concluding otherwise. The court also held that the district court seriously misconstrued the robust causality requirement described in Tex. Dep't of Housing & Cmty. Affairs v. Inclusive Communities Project, Inc., 135 S. Ct. 2507, 2513 (2015), and erroneously rejected plaintiffs' prima facie claim that the policy disparately impacted Latinos. Accordingly, the court remanded for further proceedings. View "Giron de Reyes v. Waples Mobile Home Park LP" on Justia Law