The Issue This cause initially arose upon a complaint of unfair or discriminatory housing and may be resolved upon jurisdictional and procedural issues as more fully described below.
Findings Of Fact The procedural history of this cause requires dismissal due to Petitioner's abandonment of the claim of discrimination. Petitioner did not respond to the initial order entered herein. Therefore, the Notice of Hearing for final formal hearing on December 2, 1996 was entered without any input from the Petitioner. It was mailed to all parties on October 23, 1996. On or about November 19, 1996, the U.S. Postal Service returned Petitioner's copy of the Notice of Hearing to the Division of Administrative Hearings bearing a new address for Petitioner. Petitioner had not seen fit to advise the Division of any change of address. The Notice of Hearing was remailed on or about November 20, 1996 to the new address for Petitioner. At formal hearing on December 2, 1996, both Respondents were present with their respective legal counsel and all their witnesses. Petitioner did not appear even though open video communication was maintained for one hour, with everyone except the Administrative Law Judge present at the Jacksonville location. Due to the possible "short notice" to Petitioner and in an abundance of caution because evidence and argument at that time suggested this case could be dismissed upon proper motion, no evidence on the merits was heard on December 2, 1996. After formal hearing was adjourned on December 2, 1996, the Notice of Hearing which had been remailed to Petitioner on November 20, 1996 was received back by the Division. The U.S. Postal Service had indicated that Petitioner was not at the new address either. Because the undersigned was without any means of locating Petitioner, an Order to Show Cause was entered on December 11, 1996. It provided, in pertinent part, 3. Petitioner is granted 20 days from the date of this order in which to show cause in writing, filed with the Division, why formal hearing should be rescheduled. If this instant order is returned by the post office as undeliverable, it may be presumed Petitioner has abandoned his claim by his failure to provide a current address during the time this case has been before the Division. If the order is not returned and Petitioner does not file anything, it will be presumed he has abandoned his claim and does not still seek a formal [sic hearing] in this cause. If Petitioner does show cause why this case should be rescheduled, this cause may be reset for formal hearing. The December 11, 1996 Order to Show Cause was served upon Petitioner at his last known address. Petitioner has not provided any other address during the time this cause has been before the Division. More than sixty (60) days have passed, and the Order to Show Cause has not been returned by the U.S. Postal Service. Petitioner has not filed any response so as to show cause why formal hearing on the merits should be rescheduled. Therefore, it is presumed that Petitioner has abandoned his claim and no longer seeks a formal hearing in this cause. The presumptions arising from the Williams/Higbee Motion to Dismiss require dismissal of Bessie Williams and Foland Higbee Realty, Inc. as Respondents Respondents Bessie Williams and Foland Higbee Realty, Inc. filed a Motion to Dismiss on December 6, 1996. (Copy attached to aid the Florida Commission on Human Relations) Pursuant to Rule 60Q-2.016 Florida Administrative Code, Petitioner had seven days plus five days for mailing in which to file a response in opposition to this motion. Petitioner has filed no response. Therefore, all allegations in the motion with its attached supporting documentation may be taken as true and unopposed. Petitioner has executed a General Release which discharged Bessie Williams and Foland Higbee Realty, Inc. of any liability for all events up to and including June 15, 1995. Petitioner's original Housing Discrimination Complaint was filed with the Florida Commission on Human Relations (Commission) on or about February 1, 1995. (Copy of complaint attached to aid the Florida Commission on Human Relations) Accordingly, Petitioner cannot proceed in this cause against Bessie Williams and Foland Higbee Realty, Inc. because all issues between Petitioner and these Respondents that occurred up to and including the date of his initial complaint have been settled, waived and released by Petitioner. III The absence of jurisdiction over the Jacksonville Housing Authority requires dismissal of that Respondent as a party. From the materials provided as part of the Commission's referral of this case to the Division of Administrative Hearings (Copies attached to aid the Florida Commission on Human Relations) it appears that: Petitioner did not name the Jacksonville Housing Authority in his original Housing Discrimination Complaint filed with the Commission on or about February 1, 1995. The Commission's July 16, 1996 "DETERMINATION OF NO REASONABLE CAUSE" to believe that a discriminatory housing practice had occurred also did not name the Jacksonville Housing Authority as a party; and The Petition for Relief herein, filed with the Commission on or about August 5, 1996 also does not name the Jacksonville Housing Authority as a party. It appears that the only reason the Jacksonville Housing Authority was named in this action at all is because Commission staff inadvertently and incorrectly used a Transmittal of Petition form for Petitions for Relief from an Unlawful Employment Practice and a form for Notice to Respondent of Filing Petition for Relief from an Unlawful Employment Practice naming the Jacksonville Housing Authority as Respondent. The only other possible reason for involving the Jacksonville Housing Authority in this case would be to allow it to conduct its own investigation and/or hearing pursuant to Section 760.34(3), Florida Statutes, in which case the Housing Authority still should not have been joined as a party Respondent. Pursuant to Section 760.34(2), Florida Statutes, a complaint of unfair or discriminatory housing must be filed within one year of the date the alleged discriminatory housing practice occurred. The complaint and petition herein are not clear as to the alleged date of discrimination in housing, but since the complaint herein was filed February 1, 1995, it logically follows that the alleged discrimination had to have occurred before February 1, 1995. Therefore, it is clearly too late, pursuant to statute, for Petitioner to refile any housing discrimination complaint against the Jacksonville Housing Authority for that time period.
Recommendation Upon the foregoing findings of fact and conclusions of law, it is RECOMMENDED that the Florida Commission on Human Relations enter a final order dismissing the Petition for Relief and underlying claims of unfair housing against all Respondents. RECOMMENDED this 13th day of February, 1997, at Tallahassee, Florida. ELLA JANE P. DAVIS Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (904) 488-9675 SUNCOM 278-9675 Fax Filing (904) 921-6847 Filed with the Clerk of the Division of Administrative Hearings this 13th day of February, 1997. COPIES FURNISHED: Jean Marie LaManna, Esquire Luis Tous, Esquire Office of the General Counsel 600 City Hall 220 East Bay Street Jacksonville, FL 32202 Jerome Reed, Jr. 1471 West 13th Street Jacksonville, FL 32209 H. Leon Holbrook, III, Esquire Independent Square 1 Independent Drive, Suite 2301 Jacksonville, FL 32202-5059 Sharon Moultry, Clerk Human Relations Commission 325 John Knox Road Building F, Suite 240 Tallahassee, FL 32303-4149 Dana Baird, General Counsel Human Relations Commission 325 John Knox Road Building F, Suite 240 Tallahassee, FL 32303-4149
The Issue Whether Respondents have violated Florida's Fair Housing Act by refusing to rent an apartment to Petitioner because of her mental disability and familial status. If so, whether Petitioner should be granted the relief she has requested.
Findings Of Fact Based upon the evidence adduced at hearing and the record as a whole, the following findings of fact are made: Petitioner is a single parent. She has three sons, aged 10, 12, and 14. At all times material to the instant case, her sons have lived with her in the same household. At all times material to the instant case, Petitioner has suffered from phobias and from anxiety and panic attacks. At all times material to the instant case, Petitioner has received social security disability benefits from the federal government based upon her mental disability. Summer Lakes is a rental apartment community in Oakland Park, Florida. Petitioner lived in an apartment at Summer Lakes with her three sons from June of 1994 to January of 1995. During the period of her tenancy, Petitioner experienced financial problems. As a result, she had difficulty making her rent payments. In January of 1995, she was evicted from her Summer Lakes apartment for nonpayment of rent. Following her eviction, she and her sons lived with her mother in her mother's house (where Petitioner and her sons still live). Petitioner's financial situation improved following her eviction. By August 12, 1996, she had been able to save a substantial sum of money. On or about that date (August 12, 1996), Petitioner returned to Summer Lakes to inquire about again renting an apartment in the community. Flags outside the rental office indicated that apartments were available for rent. Upon entering the rental office, Petitioner was greeted by Vicki Atkinson (now Keating), Summer Lakes' manager. Summer Lakes had had another manager when Petitioner had lived there previously. Petitioner filled out an application to lease an apartment in the community and handed it to Ms. Atkinson. She also presented to Ms. Atkinson various documents in an effort to show that she would be financially able to make the required rent payments. Among these documents were bank statements which reflected that Petitioner had approximately $25,000 in the bank. Petitioner, in addition, showed Ms. Atkinson paperwork Petitioner had received from the federal government regarding her social security disability benefits. The paperwork indicated that Petitioner had been awarded these benefits (monthly payments of $910.00) based upon the finding that she had a mental disability. Immediately after reviewing the paperwork, Ms. Atkinson told Petitioner, "We don't want your kind here." Petitioner pleaded with Ms. Atkinson to let her rent an apartment in the Summer Lakes community. She even offered to have someone co-sign her lease. Ms. Atkinson was unmoved. Claiming that Petitioner's income was insufficient, she refused to rent an apartment to Petitioner. Her refusal was actually based upon her desire not to rent to a person with a mental disability. In refusing to rent an apartment to Petitioner, Ms. Atkinson was acting on behalf of the owner of Summer Lakes, Pittco Summer Lakes Associates, Ltd. (Pittco). Pittco no longer owns Summer Lakes and Ms. Atkinson no longer is its manager. Pittco sold Summer Lakes to SummerLake Oakland Park, Ltd., on or some time before July 1, 1998.
Recommendation Based on the foregoing Findings of Fact and Conclusions of Law, it is RECOMMENDED that the Florida Commission on Human Relations enter a final order finding that, although Ms. Atkinson and Pittco committed a "discriminatory housing practice" by refusing to rent an apartment to Petitioner because of Petitioner's mental disability and familial status, the Commission is without authority to grant the relief Petitioner has requested. DONE AND ENTERED this 1st day of October, 1998, in Tallahassee, Leon County, Florida. STUART M. LERNER Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 SUNCOM 278-9675 Fax Filing (850) 921-6847 Filed with the Clerk of the Division of Administrative Hearings this 1st day of October, 1998.
The Issue Whether Respondent committed a discriminatory housing practice against Petitioner as alleged in the Petition for Relief dated September 15, 2005, and if so, what relief should the Florida Commission on Human Relations provide.
Findings Of Fact Because no evidence was offered at the final hearing held in the instant case, no findings of fact are made.
Recommendation Based upon the foregoing, it is hereby RECOMMENDED that the Commission issue a Final Order dismissing Petitioner's Petition. DONE AND ENTERED this 30th day of November, 2005, in Tallahassee, Leon County, Florida. S FLORENCE SNYDER RIVAS Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 SUNCOM 278-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 30th day of November, 2005.
The Issue The issue in this case is whether Respondent unlawfully discriminated against Petitioner by refusing to rent her an apartment because she is legally blind and relies upon a service dog to ambulate independently.
Findings Of Fact Petitioner Lourdes Guzman (“Guzman”) is legally blind and relies upon a service dog (also referred to as a guide dog or “seeing eye” dog) to ambulate independently. Respondent Charles Harris (“Harris”) owns an eight-unit apartment building (the “Property”) located in Bay Harbor Islands, Florida. Harris, who is retired, holds the Property for investment purposes and lives on the rental income it generates. In or around April of 2002, Harris placed an advertisement in the newspaper seeking a tenant for one his rental units. Guzman saw this ad, was interested, and made an appointment to see the Property. A short time later, Guzman and her live-in boyfriend José Robert (“Robert”) met Harris and Paul Karolyi (“Karolyi”) late one afternoon at the Property. (Karolyi is a tenant of Harris’s who helps out at the Property; Guzman and Robert viewed him as the “building manager,” which was apparently a reasonable perception.) During their conversation, the prospective renters mentioned that they owned a dog. Upon hearing this, Harris explained that he had just finished renovating the advertised unit because the previous tenant’s dog had destroyed the rug and caused other damage to the premises. Thus, Harris told Guzman and Robert, he was not interested in renting this unit to someone with a dog. Robert then informed Harris that: (a) Guzman’s sight was impaired; (b) the dog in question was a service dog; and (c) Harris was legally obligated to let Guzman bring the dog into the unit, should she become Harris’s tenant, as a reasonable accommodation of her handicap. Once he understood the situation, Harris acknowledged that a service dog was different and stated that he would not refuse to rent the unit to someone with a service dog. Accordingly, Harris gave Guzman and Robert a rental application, which Guzman later completed and returned to Harris. After receiving Guzman’s application, Harris checked her references and discovered that Guzman’s two most recent landlords considered her to be a poor tenant. While Guzman disputes the veracity of some of the information that was provided to Harris, at hearing she admitted that much of what he learned was true. The following rental history is based on Guzman’s admissions. Town & Country Apartments. From October 2001 until January 24, 2002, Guzman lived at the Town & Country Apartments in Bay Harbor Islands, Florida. Her landlord was T & C Associates, Ltd. (“T & C”). At least six times during this 16-month period, Guzman failed to timely pay her rent and was required to pay a late fee. She also received at least five statutory “three-day notices” warning that her failure to pay the overdue monthly rent within 72 hours would trigger an eviction proceeding.1 T & C sued to evict Guzman after she failed to pay the rent due for December 2001. Consequently, when Guzman vacated the Town & Country Apartments on January 24, 2002, she did so pursuant to a writ of possession. Guzman claims that she chose to be evicted as an expedient means of breaking her lease with T & C. The Sahara. After being evicted from the Town & Country Apartments, Guzman moved into a unit at the “Sahara”—— which Guzman described at hearing as a “motel”——pursuant to a short-term lease. Guzman’s landlord at the Sahara was Allen L. Kaul (“Kaul”). Guzman lived at the Sahara for about two months.2 Guzman had some sort of dispute with Kaul, and when she moved out of the Sahara she took the keys to the unit she was vacating and the remote control device that opened a gate to the premises; these items were never returned to Kaul. These facts convinced Harris that Guzman was not an acceptable risk. He notified Guzman that he would not rent to her due to her “poor credit history.” Ultimate Factual Determinations Harris rejected Guzman’s rental application, not because of her handicap or service dog, but because he discovered, through a reasonable process of checking references, that Guzman had recently been evicted from one apartment and vacated another under suspicious (or at least questionable) circumstances, taking with her some personal property of the landlord’s that she never returned. There is no credible, competent evidence that Harris rented his apartments to non-handicapped persons having rental histories similar to Guzman’s. Nor does the evidence support a finding that Harris invoked Guzman’s negative rental history (the material aspects of which were undisputed) as a pretext for discrimination. In short, Harris did not discriminate unlawfully against Guzman; rather, he rejected her rental application for a legitimate, nondiscriminatory reason.
Recommendation Based on the foregoing Findings of Fact and Conclusions of Law, it is RECOMMENDED that the FCHR enter a final order dismissing Guzman’s Petition for Relief. DONE AND ENTERED this 1st day of May, 2003, in Tallahassee, Leon County, Florida. JOHN G. VAN LANINGHAM Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 SUNCOM 278-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 1st day of May, 2003.
The Issue The issue in this case is whether Respondent unlawfully discriminated against Petitioner on the basis of her national origin or ethnicity in violation of the Florida Fair Housing Act.
Findings Of Fact Petitioner Fabiola Heiblum ("Heiblum") is a Hispanic woman who, at all times relevant to this action, has owned Unit No. 5C in the Carlton Bay Condominium, which is located in North Miami Beach, Florida. She purchased her unit in 2004 and has resided there continuously since some time in 2005. Respondent Carlton Bay Condominium Association, Inc. ("Association") is the entity responsible for operating and managing the condominium property in which Heiblum's unit is located. In March 2008, the Association's Board of Directors ("Board") approved a special assessment, to be levied against all unit owners, the proceeds of which would be used to pay insurance premiums. Each owner was required to pay his share of the special assessment in full on April 1, 2008, or, alternatively, in three equal monthly installments, due on the first of April, May, and June 2008, respectively. Heiblum's share of this special assessment was $912.81. At or around the same time, the Board also enacted a procedure for collecting assessments, including the special insurance assessment. According to this procedure, owners would have a grace period of 15 days within which to make a required payment. After that period, a delinquent owner would be notified, in writing, that the failure to pay his balance due within 15 days after the date of the notice would result in referral of the matter to an attorney for collection. The attorney, in that event, would file a Claim of Lien and send a demand letter threatening to initiate a foreclosure proceeding if the outstanding balance (together with costs and attorney's fees) was not paid within 30 days after receipt of the demand. This collection procedure applied to all unit owners. Heiblum did not make any payment toward the special assessment on April 1, 2008. She made no payment on May 1, 2008, either. (Heiblum concedes her obligation to pay the special assessment and does not contend that the Association failed to give proper notice regarding her default.) The Association accordingly asked its attorney to file a Claim of Lien against Unit No. 5C and take the legal steps necessary to collect the unpaid debt. By letter dated May 8, 2008, the Association's attorney notified Heiblum that a Claim of Lien against her property had been recorded in the public records; further, demand was made that she pay $1402.81 (the original debt of $912.81 plus costs and attorney's fees) to avoid foreclosure. On or around May 10, 2008, Heiblum gave the Association a check in the amount of $500, which the Association returned, under cover of a letter dated May 16, 2008, because its attorney was now in charge of collecting the overdue debt. Heiblum eventually paid the special assessment in full, together with costs and attorney's fees, thereby obviating the need for a foreclosure suit. Heiblum believes that the Association prosecuted its claims for unpaid special assessments more aggressively against Hispanics such as herself than persons of other national origins or ethnicities, for which owners the Association allegedly showed greater forbearance. Specifically, she believes that the Association did not retain its attorney to undertake collection efforts against non-Hispanic unit owners, sparing them the costs and fees that she was compelled to pay. There is, however, no competent, persuasive evidence in the record, direct or circumstantial, upon which a finding of any sort of unlawful housing discrimination could be made. Ultimately, therefore, it is determined that the Association did not commit any prohibited discriminatory act vis-à-vis Heiblum.
Recommendation Based on the foregoing Findings of Fact and Conclusions of Law, it is RECOMMENDED that Florida Commission on Human Relations enter a final order finding the Association not liable for housing discrimination and awarding Heiblum no relief. DONE AND ENTERED this 27th day of February, 2009, in Tallahassee, Leon County, Florida. JOHN G. VAN LANINGHAM Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 SUNCOM 278-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 27th day of February, 2009.
