The Issue The issue in this case is whether Respondent unlawfully discriminated against Petitioner because of handicap in violation of the Florida Fair Housing Act.
Findings Of Fact At all relevant times, Petitioner Shelley M. Wright ("Wright") was a graduate student at Florida International University ("FIU") in Miami, Florida. Wright has a physical disability that affects her mobility, and, as a result, she uses a wheelchair or scooter to get around. There is no dispute that Wright falls within a class of persons protected against discrimination under the Florida Fair Housing Act ("FFHA"). Respondent Servitas Management Group, LLC ("SMG"), manages Bayview Student Living ("Bayview"), a privately owned student housing community located on FIU's campus. Bayview's owner, NCCD — Biscayne Properties, LLC, leases (from FIU) the real estate on which the project is situated. Bayview is a recently built apartment complex, which first opened its doors to students for the 2016-2017 school year. On November 20, 2015, Wright submitted a rental application for a single occupancy efficiency apartment in Bayview, fitted out for residents with disabilities. She was charged an application fee of $100.00, as were all applicants, plus a "convenience fee" of $6.45. Much later, Wright would request that SMG refund the application fee, and SMG would deny her request, although it would give her a credit of $6.45 to erase the convenience fee on the grounds that it had been charged in error. Wright complains that this transaction was tainted with unlawful discrimination, but there is no evidence of such, and thus the fees will not be discussed further. Wright's application was approved, and, accordingly, she soon executed a Student Housing Lease Contract ("First Lease") for a term commencing on August 20, 2016, and ending on July 31, 2017. The First Lease stated that her rent would be $1,153.00 per month, and that the total rent for the lease term would be $12,683.00. Because Wright was one of the first students to sign a lease, she won some incentives, namely $500.00 in Visa gift cards and an iPad Pro. The First Lease provided that she would receive a $200.00 gift card upon lease execution and the balance of $300.00 upon moving in. As it happened, Wright did not receive the gift cards in two installments, but instead accepted five cards worth $500.00, in the aggregate, on August 20, 2016. There were two reasons for this. One was that SMG required lease holders to appear in-person to take possession of the gift cards and sign a receipt acknowledging delivery. Wright was unable (or unwilling) to travel to SMG's office until she moved to Miami in August 2016 to attend FIU. The other was that SMG decided not to use gift cards as the means of paying this particular incentive after integrating its rent collection operation with FIU's student accounts. Instead, SMG would issue a credit to the lease holders' student accounts in the amount of $500.00. Wright, however, insisted upon the gift cards, and so she was given them rather than the $500.00 credit. Wright has alleged that the untimely (or inconvenient) delivery of the gift cards constituted unlawful discrimination, but the evidence fails to sustain the allegation, which merits no further discussion. In May 2016, SMG asked Wright (and all other Bayview lease holders) to sign an amended lease. The revised lease made several changes that SMG called "improvements," most of which stemmed from SMG's entering into a closer working relationship with FIU. (One such change was the aforementioned substitution of a $500.00 credit for gift cards.) The amended lease, however, specified that Wright's total rent for the term would be $13,836.00——an increase of $1,153.00 over the amount stated in the First Lease. The explanation was that, in the First Lease, the total rent had been calculated by multiplying the monthly installment ($1,153.00) by 11, which did not account for the 12 days in August 2016 included in the lease term. SMG claimed that the intent all along had been to charge 12 monthly installments of $1,153.00 without proration (even though the tenant would not have possession of the premises for a full 12 months) and thus that the First Lease had erroneously shown the total rent as $12,683.00. As SMG saw it, the revised lease simply fixed this mistake. Wright executed the amended lease on or about May 10, 2016 (the "Second Lease"). Wright alleges that this rent "increase" was the product of unlawful discrimination, retaliation, or both. There is, however, no persuasive evidence supporting this allegation. The same rental amount was charged to all occupants of the efficiency apartments, regardless of their disabilities or lack thereof, and each of them signed the same amended lease document that Wright executed. To be sure, Wright had reason to be upset about SMG's revision of the total rent amount, which was not an improvement from her standpoint, and perhaps she had (or has) legal or equitable remedies available for breach of lease. But this administrative proceeding is not the forum for redressing such wrongs (if any). Relatedly, some tenants received a rent reduction through the amended leases SMG presented in May 2016, because the rates were reduced therein for two- and four-bedroom apartments. As was made clear at the time, however, rates were not reduced on the one-bedroom studios due to their popularity. Wright alleges that she subsequently requested an "accommodation" in the form of a rent reduction, which she argues was necessary because she leased a more expensive studio apartment, not by choice, but of necessity (since only the one- bedroom unit met her needs in light of her disabilities). This claim fails because allowing Wright to pay less for her apartment than every other tenant is charged for the same type of apartment would amount to preferential treatment, which the law does not require. Wright makes two claims of alleged discrimination that, unlike her other charges, are facially plausible. She asserts that the handicapped parking spaces at Bayview are unreasonably far away for her, given her limited mobility. She further asserts that the main entrance doors (and others in the building) do not afford two-way automatic entry, and that as a result, she has difficulty exiting through these doors. The undersigned believes it is possible, even likely, that the refusal to offer Wright a reasonable and necessary accommodation with regard to the alleged parking situation, her problems with ingress and egress, or both, if properly requested, might afford grounds for relief under the FFHA. The shortcoming in Wright's current case is the absence of persuasive proof that she ever presented an actual request for such an accommodation, explaining the necessity thereof, for SMG's consideration. There is evidence suggesting that Wright complained about the parking and the doors, perhaps even to SMG employees, but a gripe, without more, is not equivalent to a request for reasonable accommodation. Determinations of Ultimate Fact There is no persuasive evidence that any of SMG's decisions concerning, or actions affecting, Wright, directly or indirectly, were motivated in any way by discriminatory animus directed toward Wright. There is no persuasive evidence that SMG denied a request of Wright's for a reasonable accommodation at Bayview. In sum, there is 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 SMG did not commit any prohibited act.
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 SMG not liable for housing discrimination and awarding Wright no relief. DONE AND ENTERED this 27th day of September, 2017, in Tallahassee, Leon County, Florida. S JOHN G. VAN LANINGHAM Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 27th day of September, 2017.
The Issue Whether Respondent discriminated against Petitioner on the basis of handicap in violation of the Florida Fair Housing Act and, if so, the relief to which Petitioner is entitled.
Findings Of Fact At times relevant to this proceeding, Petitioner, a female born in October 1953, received housing assistance from a federally funded assistance program referred to as the Section 8 Choice Voucher program (the Section 8 program). The Section 8 program relevant to this proceeding is administered by Respondent and has eligibility criteria that a participant must meet. A participant receives a voucher from the Section 8 program that pays part, but not all, of the participant’s rent. Petitioner has also received Supplemental Security Income (SSI) at all times relevant to this proceeding. Respondent knew that Petitioner received SSI, but it had no information as to why she qualified to receive SSI. At the times relevant to this proceeding, Petitioner’s landlord was named Rupert Phipps. On May 27, 2007, Mr. Phipps issued to Petitioner a notice styled “Three-day Notice for Non- payment of Rent pursuant to Florida Statutes" (Notice). After stating the amount owed and the address of the rented premises, the Notice demanded “. . . payment of the rent or possession of the Premises within three days (excluding Saturday, Sunday and legal holidays). ” Petitioner was evicted from her apartment. The date of the eviction was not established. After being advised by Mr. Phipps that Petitioner had failed to pay her rent, Ms. Smith mailed to Petitioner a certified letter dated July 6, 2007, stating that she would be terminated from the Section 8 program effective August 6, 2007. The stated reason for the termination was Petitioner’s failure to pay rent to the landlord, which is considered a serious violation of the lease and, therefore, a violation of 24 C.F.R. § 982,511(4)(c), which prohibits a participant in the Section 8 program from committing any serious or repeated violation of the lease with the participant’s landlord. Ms. Smith’s letter also contained the following statement: . . . If you wish to appeal this decision, you have the right to an informal hearing. The request must be submitted to this agency in writing within 10 days from the date of this letter. Your request should be directed to Alex Morales, Executive Director. The ten-day period for the appeal is part of Respondent’s written policies and is consistent with the requirements of 24 C.F.R. § 982.554(a), that require an agency such as Respondent to have a written appeals process. Respondent has consistently treated the failure of a participant to pay his or her share of the rent as a serious violation of a lease. Petitioner was familiar with Respondent’s appeal process because she had successfully appealed a prior notice of termination of her participation in the Section 8 program. Ms. Smith’s letter was received by Petitioner on July 7, 2007. At some undetermined time between July 7 and July 19, 2007, Ms. Tennie called Ms. Smith and told Ms. Smith that she was sick. Ms. Smith told Ms. Tennie that she would have to follow the instructions set forth in the letter and respond in writing if she wanted an informal appeal. On July 19, 2007, Petitioner sent the following letter to the attention of Ms. Smith and Mr. Morales: Would you give me Mae Tennie another hearing because I got the letter to [sic] late and I was in the hospital due to an anurism [sic] stroke at the brain their [sic] was blood on my head and I’m still rehabilitating the after affects [sic] of this serious condition. In the case of my Section 8 voucher being terminated I plead for another hearing due to the terms [sic] of my hospitalization. Respondent received Petitioner’s letter on July 23, 2007. Petitioner’s written request for an appeal was after the ten-day deadline for filing the request. By letter signed by Mr. Morales and dated July 25, 2007, Respondent denied Petitioner’s request contained in her letter dated July 19 as follows: I am in receipt of your letter requesting a hearing. Please be advised that your request for a hearing cannot be granted because your request was not made within the required 10 day period. For this reason, your case will remain closed. No further action was taken by either party to this proceeding until December 2007, when Petitioner sought the services of Legal Services of Greater Miami, Inc. On December 20, 2007, Mr. Lewis, as counsel for Petitioner, sent the following letter to Mr. Morales: This office represents Ms. Mae Tennie regarding her participation in the Section 8 program administered through the Hialeah Housing Authority (“HHA”). Ms. Tennie has been a participant of Section 8 through HHA for the past 25 years. On July 6, 2007, HHA served Ms. Tennie with notice of its intent to terminate her Section 8 assistance on the basis that she violated one of her obligations under the program. The notice informed Ms. Tennie of her right to appeal the decision and to attend an informal hearing. The written request was to be submitted to HHA within 10 days of the date of the letter. Ms. Tennie faxed her written request for an appeal on July 19, 2007. A copy of Ms. Tennie’s letter is attached as “Attachment A.” In her request, she notified HHA that she was unable to submit her request within the time required because she [had] been, and still was, recovering from a brain aneurism.[2] On or about July 31, 2007, HHA notified Ms. Tennie that her request was denied because it was submitted too late. Ms. Tennie requests that HHA reconsider its denial and provide Ms. Tennie with an informal hearing to appeal the termination. Ms. Tennie is an elderly woman in failing health. In June 2007, Ms. Tennie was hospitalized twice at Jackson South Community Hospital as a result of suffering an “intracranial hemorrhage.”[3] I have attached copies of supporting medical documentation as “Attachment B.” As a result of this very serious medical condition, Ms. Tennie’s cognitive abilities were significantly diminished. Ms. Tennie was bed-bound and only able to communicate under great strain. The Fair Housing Act, the Americans with Disabilities Act, and Section 504 of the Rehabilitation Act of 1973, prohibits [sic] any agency or landlord receiving federal funds to deny equal access for individuals with disabilities to housing or other program benefits and services. To ensure individuals with disabilities have equal access to those services and benefits, an agency or landlord is required to provide reasonable accommodations to that person’s disability. One form of reasonable accommodations is the modification of a program rule or policy. The right to a hearing to appeal the termination of Section 8 assistance is a benefit that Ms. Tennie, as a participant, was entitled to. Ms. Tennie made clear in her letter to HHA that she was unable to comply with HHA’s time requirement because of her disabling medical condition. Ms. Tennie also asked that the policy be modified to accommodate her disability. HHA should have reasonably accommodated Ms. Tennie’s disability by simply modifying the time period by adding 3 extra days for her to submit her request for a hearing. By failing to do so, HHA effectively denied Ms. Tennie equal access to federal benefit under the Section 8 program, that of having a hearing to appeal her termination. Ms. Tennie is therefore renewing her request to HHA for reasonable accommodations to her disability by modifying the time limit to request a hearing. For the above reasons, Ms. Tennie requests that HHA reconsider its denial and provide Ms. Tennie a hearing to challenge her termination from Section 8. Please do not hesitate to contact me with any questions or additional information at ... . [telephone number omitted.] [Footnotes omitted.] By letter dated December 26, 2007, Respondent denied the request set forth in Mr. Lewis’s letter. Thereafter, Petitioner filed the complaint with HUD that culminated in this proceeding as described in the Preliminary Statement of this Recommended Order. Ms. Tennie was hospitalized June 7, 2007, and discharged June 14, 2007. Mr. Lewis attached to his letter a discharge summary from Jackson Memorial Hospital, which contained the following diagnoses on discharge: Intracranial hemorrhage with intraventricular extension secondary to uncontrolled hypertension. Diabetes. The discharge summary reflects that Petitioner had fallen the Saturday before admission and had hit her head on a doorknob. The discharge summary reflects that on discharge she was awake, alert, and oriented times three. She had fluent speech and she was able to ambulate without difficulty. She was instructed to make an appointment with her primary care doctor in one week and to follow up in the Jackson Memorial’s Stroke Clinic in 4 to 8 weeks. Petitioner was discharged to home in a stable condition. Petitioner scheduled an appointment with Milton R. Bengoa, M.D., and on June 18, 2007, she kept that appointment. No finding is made as to Petitioner’s physical status as determined by Dr. Bengoa because nearly all of his notes of that meeting are illegible. In response to questions from her attorney, Petitioner testified as follows beginning at page 27, line 12: Q. And Ms. Tennie, can you please describe what your current health conditions are? A. Right now it’s not very good, because after I had the aneurism I have been having problems walking and problems breathing and I have seizures that I never had before until I had the aneurism and I take all kinds of medicines. And I just found out last week I have a brain mass and they don’t know if it is cancer or what, because the blood that was left in my head was still there so I have excruciating headaches. Q. And could you please explain what your health condition was at or about the time you suffered the stroke or shortly after you had suffered the stroke? A. Well, shortly after I suffered the stroke I had to try and walk all over again, because my memory where I had the stroke at, the neurologist said that it was so deep in my brain that they couldn’t do surgery and that it was going to mess my motor skills up. So I had to learn how to swallow. I forgot how to swallow meat and stuff, so I started eating soft food. I had problems breathing, so when I come [sic] home I had a breathing machine – oxygen machine there. My daughter had to help me try to walk all over again. Q. And so I take it you had someone helping you? A. Yes. My daughter. I moved home with my daughter, because they wanted to put me out at Purdue, it is a nursing facility, but she wanted me to come home with her, so that is what I did. I went home with my daughter and I stayed there for six months. Then I found the place down the street, close to her, which was a two bedroom. Q. Now, prior to suffering the stroke, how was your – can you describe what your health condition was. A. Before I had the stroke, I was sick too. I have congestive heart failure, so I kept going back and forth into the hospital because of my breathing. When the water built up around my heart it had [sic] me to where I can’t breathe. So I have to go in and let them pull the water off. And I was sick before I had the stroke. Petitioner also testified that she could not timely request a hearing and blamed that inability on her general medical condition. Petitioner’s testimony as to her medical condition shortly after the hospitalization is unconvincing because it contradicts the description of her medical condition as described by her treating physician in the discharge notes. The evidence established that Petitioner received Ms. Smith's letter dated July 6, 2007, and understood its contents. Petitioner’s testimony is insufficient to establish that her medical condition caused her failure to timely request an informal hearing to appeal of the termination of her participation in the Section 8 program. Petitioner failed to establish that she required an extension of the expired deadline to request an informal hearing as a “reasonable accommodation” of her condition.
Recommendation Based upon the foregoing Findings of Fact and Conclusions of Law, it is hereby RECOMMENDED that the Florida Commission on Human Relations enter a final order finding Respondent not liable for the acts of discrimination alleged in the subject Petition for Relief. DONE AND ENTERED this 16th day of December 2009, in Tallahassee, Leon County, Florida. CLAUDE B. ARRINGTON Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 16th day of December 2009.
The Issue The issue in this case is whether the Respondent has committed a discriminatory housing practice based on the Petitioner's physical handicap, in violation of the Fair Housing Act, Sections 760.20-760.37, Florida Statutes.
Findings Of Fact In September of 1993, the Petitioner rented an efficiency unit from the Respondent. They had an unwritten month-to-month tenancy agreement. In addition to the monthly rent for the efficiency unit, the Respondent also billed the Petitioner monthly for the electricity used in the efficiency unit. The Petitioner resided in the efficiency unit with his wife. The efficiency unit was part of the house in which the Respondent lived with his wife and their minor child. In September of 1993, the Petitioner was suffering from the disease Lupus. When he rented the efficiency the Petitioner told the Respondent that he was suffering from Lupus and provided the Respondent with some information about the disease. As a result of the Lupus, in September of 1993, the Petitioner suffered from symptoms which were, to some extent, disabling, but at that time the Petitioner was still able to work and was employed as a security guard. For approximately two years the Petitioner and the Respondent had a substantially harmonious relationship. During that time the Petitioner and his wife were frequently invited to participate in social occasions in the Respondent's home. During that time the Respondent twice loaned money to the Petitioner so that the Petitioner could buy automobiles. On several occasions the Respondent worked on the Petitioner's automobiles without charging the Petitioner for his labor. On several occasions the Respondent helped the Petitioner find work when the Petitioner was unemployed. During 1995 the Petitioner was hospitalized as a result of his Lupus and other medical complications caused by the Lupus. During the course of the 1995 hospitalization, all of the Petitioner's toes were surgically removed and portions of all ten of his fingers were surgically removed. After a lengthy hospitalization, the Petitioner returned to reside in the efficiency unit he rented from the Respondent. While recuperating from the surgery, it was necessary for the Petitioner to use a wheelchair. To facilitate the Petitioner's access to the efficiency unit, the Respondent built and installed a ramp at the entrance to the efficiency unit. During the Petitioner's recuperation, the Petitioner's wife had to make a two-week trip to Cuba. The Respondent installed an intercom between the efficiency unit and the portion of the house in which the Respondent resided, so that the Petitioner would be able to contact the Respondent if he needed assistance. While the Petitioner's wife was in Cuba, the Respondent's wife assisted the Petitioner on several occasions and prepared several meals for the Petitioner. During the latter part of 1995 the Petitioner's attitude and conduct began to change. He became very confrontational and argumentative. He also made a number of threatening statements to his wife, to the Respondent's wife, and to others. He also engaged in frequent loud and abusive arguments with his wife. On November 14, 1995, the Petitioner's wife called the police because her husband had threatened to kill her and himself with a revolver. The police impounded for safekeeping the Petitioner's .38 caliber revolver and several rounds of ammunition. During the following months, the Petitioner continued to be confrontational and argumentative, and continued to make threatening remarks. On at least one occasion the Petitioner made remarks to the Respondent's wife to the effect that he could burn down the house or blow up the house. These remarks caused the Respondent's wife to worry about her safety and the safety of her family. As a result of those worries, on one occasion in April of 1996 when the Respondent's wife heard a "ticking" sound in the Petitioner's efficiency unit, she became frightened that the Petitioner might have left a bomb in the efficiency, and she called the police. The police searched the efficiency unit and did not find a bomb. In April of 1996, the Respondent began eviction proceedings against the Petitioner by filing a Complaint for Tenant Eviction in the County Court. The grounds for the eviction were that the Petitioner had failed to pay rent for one month and had failed to pay for electricity for two months. The Petitioner never paid the past due rent and electricity bills. The Petitioner and his wife moved out of the Respondent's efficiency unit the day before he was to be evicted. The Respondent's act of evicting the Petitioner was not motivated by the Respondent's handicap. The Respondent's act of evicting the Petitioner was motivated solely by the Petitioner's failure to pay past-due rent and electricity bills and by the Petitioner's confrontational and threatening conduct.2
Recommendation On the basis of all of the foregoing it is RECOMMENDED that a Final Order be issued in this case dismissing the Petition and denying all relief requested by the Petitioner. DONE AND ENTERED this 1st day of October, 1998, in Tallahassee, Leon County, Florida. MICHAEL M. PARRISH Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32301-3060 (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 Respondents engaged in a discriminatory housing practice in violation of the Florida Fair Housing Act, as amended, sections 760.20 through 760.37, Florida Statutes (2011)1/.
Findings Of Fact Background Respondents Hoyt and Nancy Davis (the Davises) own a residential property located at 1856 Cross Pointe Way, St. Augustine, Florida (the Property). The Property is utilized exclusively as a rental. Respondent Florida Coastal Jacksonville Realty, Inc. ("Florida Coastal") and its principal John McMenamy ("McMenamy") acted as listing agents for the Property (collectively, the "Broker Respondents"). Mr. McMenamy and his company have managed the rental of the Property for approximately six years. In association with their listing of the Property, the Broker Respondents were responsible for advertising, showing, accepting applications for and assisting in the selection of tenants for the Property. At the time of the events in question, the Property was being offered for lease at a rate of $1,450 per month. Generally, due to its location within a St. Johns County golf community and proximity to good schools, the Property rents easily and quickly. The Rental Applications On May 14, 2010, Petitioner Jaime Terry (Mrs. Terry) contacted McMenamy regarding the Property. McMenamy instructed Mrs. Terry on the rental application process. On the afternoon of Sunday, May 16, 2010, Petitioners submitted via e-mail their rental application, dated May 15, 2010. On their application, the Petitioners disclosed that they had previously declared bankruptcy. The bankruptcy was entered in December 2007 and discharged in January 2009. Petitioners also disclosed that they were currently living with Mrs. Terry's parents. The application included a statement of the Terrys' monthly income, and also disclosed that they had three children residing with them -- aged eleven, five and two at the time. A memo attached to the application elaborated on the bankruptcy and other details of their employment and financial situation. Mrs. Terry testified that during the application process the Respondents did not solicit additional information concerning her employment history. On May 18, 2010, McMenamy ran a credit check on the Terrys using the "Online Rental Exchange." The credit report for Jaime Terry reflected a credit score of 664, while Steven Terry's assigned score was 649. However, both reports noted "conditional" approval because of the bankruptcy filing. Although the exact date is unknown, at approximately the same time that the Terrys submitted their application, another couple, Rick and Jessica Egger (the Eggers) contacted McMenamy regarding their interest in possibly renting the Property. On the evening of Thursday, May 20, 2010, the Eggers formally submitted an application to rent the Property. The Eggers' application disclosed that, unlike the Terrys', they did not have a bankruptcy in their history. In addition, the Eggers' combined monthly income was higher than the Terrys'2/ and the younger of their two children was nine years old. The credit report obtained for the Eggers reflected a credit score of 672 for Jessica Egger and 696 for Rick Egger, with an unconditional approval rating. Respondents' Tenant Selection Process McMenamy testified that in evaluating applications, potential tenants must meet certain minimum criteria. Factors he considers in assessing applicants include credit checks, criminal background checks, employment status, and rental history. However, he agreed that the evaluation process he uses is subjective. McMenamy acknowledged that bankruptcy would not automatically disqualify a potential tenant, and in fact, confirmed that he has rented to tenants who have a bankruptcy in their history. With regard to credit scores, McMenamy testified that he considered a score below 500 to be unacceptable. Mrs. Davis testified that McMenamy manages the entire process of renting the Property on behalf of herself and her husband. Once McMenamy determines the suitability of a prospective tenant, he discusses that tenant with the Davises. McMenamy does not discuss applicants with the Davises that he does not consider eligible. The Davises do not participate in the background screening process and they do not review applicants' credit ratings. However, Mrs. Davis was aware of McMenamy's process for selecting tenants, and she confirmed her understanding that applicants must meet certain minimum requirements. In selecting a tenant, McMenamy looks not only for a candidate that is financially qualified, but also one who will rent the property for a significant period of time, will take good care of the property, and will make monthly rent payments in a timely manner, according to Mrs. Davis. Denial of Petitioners' Lease Application Mr. Davis testified that he and Mrs. Davis discussed the Petitioners' application with McMenamy. At hearing, Mr. Davis recounted that conversation as follows: Cross-examination by Mr. Organes: Q. Mr. Davis, you stated that you had discussed with Mr. McMenamy the application of Steven and Jaime Terry? A. Yes. Q. And that’s a common practice with Mr. McMenamy as when he receives reasonably qualified applicants, he discusses them with you? A. Yes. Q. And that’s what he did with the Terrys? A. Yes. Q. And you said you did not tell him not to rent to them because of their children? A. That is true, we did not tell him. Q. The issue of children wasn’t discussed at all? A. No. Q. What reason did you give him to tell them why their application was being denied? A. Because of their past rental history and their bankruptcy foreclosure. Q. In general if you don’t approve of an applicant, what reason would you give for denying that applicant? A. I would give that reason, that we didn’t feel that, you know, we probably would get a better applicant and the reason we turned them down is because we didn’t feel that they were suitable for our rental. There is no evidence in this record as to precisely when the above conversation between the Respondents took place, although based upon Mr. Davis's statement that "we probably would get a better applicant" it is reasonable to infer that it was prior to the Eggers submitting their application on the evening of Thursday, May 20, 2010.3/ Early on the morning of Friday, May 21, 2010, McMenamy sent an e-mail to Ms. Terry, which read: Jaime I left a message yesterday but did not hear from you. I spoke to the owner about the application and she was concerned about not really having any rental history and the number of small children. She is a perfectionist and just had the home professionally painted. The one family who lived there had small children and there were handprints all over the walls so that it needed to be repainted. So this was her main concern and therefore does not want to rent to you and the family. If you have any questions please call. Sincerely, John At hearing, Mrs. Davis maintained that the Petitioners' children were not the determining factor in the decision to deny their application. Rather, it was based on their finances and lack of rental history. Consistent with Mr. Davis's testimony, Mrs. Davis also testified that she and her husband did not instruct McMenamy to reject the Petitioners' application because of their children. After being informed that their application was denied, Petitioners immediately began searching for alternate housing. Mrs. Terry testified that their primary concern was to locate a rental in a high quality school district. Within a couple of weeks of receiving the denial e-mail from McMenamy, the Terrys located a home at 983 Lilac Loop, St. Johns, Florida. Petitioners entered into a lease for this property on June 6, 2010; the rent was $ 1,200 per month. Although the Lilac Loop home was acceptable, the Terrys considered it to be inferior to the Property, and Petitioners paid to have the home repainted and wired for cable access. The cable installation fee was $150.00. On September 22, 2010, Petitioners were notified that the Lilac Loop house was in foreclosure. Petitioners appealed to a default-law organization in an attempt to enforce their one-year lease, but were ultimately unsuccessful. As a result of the foreclosure, Petitioners were forced to seek alternative housing within the same school district, and in November 2010, leased a property at 1528 Summerdown Way, Fruit Cove, Florida, 32259. The monthly rent at 1528 Summerdown Way was $1,600 monthly. Petitioners also incurred additional expenses necessitated by hiring a moving service, in the amount of $773.50. At of the hearing, Petitioners continued to reside in the Summerdown Way rental. The Commission Investigation On August 16, 2010, the Terrys filed a Housing Discrimination Complaint with HUD alleging they had been unlawfully discriminated against by Respondents based upon their familial status. Thereafter, the Commission opened an investigation of the allegation. As part of that investigation, Respondents were invited to submit written statements setting forth their version of the events at issue, and any defenses to the allegation they wished to raise. On August 19, 2010, the Davises submitted a written statement to the FCHR. In the first paragraph of that submittal the Davises stated: To Whom it May Concern: We enlisted realtor John MaMenamy to find a new tenant for our rental house at 1856 Cross Pointe Way, St. Augustine, FL 32092. Mr. McMenamy was told that we preferred not to rent to someone with more than one, if any, very small children at this particular time. The reason being we just had to have the interior of the house professionally repainted and repairs made to several areas, the walls in particular. Additionally, in light of the fact there were several highly qualified persons interested in and looking at the house concurrently. The submittal continued by identifying four former tenants of the Property, as well as the current tenants (the Eggers), all of whom had children living with them. It is found that McMenamy's e-mail of May 21, 2010, and the Davises' letter of August 19, 2010, constitute direct evidence that Respondents' decision not to rent to Petitioners was based upon their familial status. The testimony of McMenamy and the Davises that familial status was not the reason for refusing to rent to Petitioners is rejected as not credible.
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 Respondents guilty of a discriminatory housing practice against the Terrys in violation of section 760.23(1) and (2), and prohibiting further unlawful housing practices by Respondents. DONE AND ENTERED this 30th day of May, 2012, in Tallahassee, Leon County, Florida. S W. DAVID WATKINS Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 30th day of May, 2012.
The Issue The issue is whether any of the respondents is guilty of unlawful discrimination against Petitioner in the rental of a dwelling, in violation of section 760.23(2), Florida Statutes (2018).
Findings Of Fact At all material times, Petitioner has been an individual with a disability because he is infected with the human immunodeficiency virus (HIV). He is required regularly to take medication to control the disease. At all material times, Respondent Scandinavian Properties, LLC (Respondent Scandinavian) has owned a small complex of rental units in Miami Beach consisting of one or more Airbnb units at the back of the property and two duplex units at the front of property in a two-story building. This case involves one of the two-bedroom, one-bath duplexes with the address of 7910 Byron Avenue, Unit 1 (Unit 1), which was the ground-floor duplex. At all material times, Respondent Renes has been a managing principal of Respondent Scandinavian, and Respondent Bourguigne has been an employee of a property management company retained by Respondent Scandinavian to manage the complex. In an effort to find a suitable rental unit, Petitioner employed the services of a real estate broker or associate, who contacted Respondent Renes to discuss the rental of Unit 1, which had just undergone extensive renovations of two years' duration. Petitioner was recovering from recent surgery, so, as a favor to the real estate agent, Respondent Renes agreed to rent Unit 1 to Petitioner with a background check, but not the customary face-to-face meeting that Respondent Renes required with prospective tenants. Thus, Respondent Renes had limited, if any, contact with Petitioner during the lease negotiations. Petitioner and Respondent Scandinavian entered into a 12-month lease commencing November 1, 2018 (Lease). The Lease prohibited keeping any pets, smoking "in the Premises," creating any "environmental hazards on or about the Premises," keeping any flammable items "that might increase the danger of fire or damage" on the premises without the consent of Respondent Scandinavian, destroying, defacing, damaging, impairing or removing any part of the premises belonging to Respondent Scandinavian, and making any alterations or improvements to the premises without the consent of Respondent Scandinavian, although Petitioner was allowed to hang pictures and install window treatments. The Lease required Petitioner to ensure that all persons on the premises acted in a manner that did not "unreasonably disturb any neighbors or constitute a breach of the peace" and permitted Respondent Scandinavian to adopt or modify rules for the use of the common areas and conduct on the premises. The Lease assigned to Petitioner the responsibility for maintaining smoke detectors, locks, keys, and any furniture in the unit. The Lease permitted "[o]ccasional overnight guests," who could occupy the premises for no more than seven nights per month, and required written approval for anyone else to occupy the premises. Among the rules of the complex was a prohibition against disabling smoke detectors. However, without reference to the Lease provision applicable to pets, one rule allowed one dog or one cat. Another rule assured that management would help tenants gain access to their units when locked out. Within a few weeks of the commencement of the Lease, Petitioner's visitors violated two provisions of the Lease by smoking outside and allowing a dog to run loose in the common area. Respondent Renes or Bourguigne advised Petitioner of the violations, which do not appear to have resulted in any penalties. Admitting to the presence of the dog, Petitioner testified only that the video of the dog violation, if not also the smoking violation, led him to believe that he was being watched. Petitioner's complaint of individual surveillance became an ongoing issue--in his mind. The minimal staffing and small area occupied by the small complex, as a practical matter, both precluded individual operation of cameras to trace the movements of Petitioner and his visitors in the common area and facilitated the surveillance of all, or nearly all, of the common area with relatively few cameras. The evidence fails to support Petitioner's claim that the respondents at any time conducted video surveillance particularly of Petitioner or his visitors. Subsequently, Respondent Renes or Bourguigne advised Petitioner that someone had been shouting his name outside the gate of the complex during the evening hours. This incident is not prohibited by the Lease because the person, while perhaps acquainted with Petitioner, was not his invitee onto or about the premises. Nonetheless, Petitioner's sole reported reaction to this disturbance was to demand a copy of any video--and complain when the respondents failed to comply with his demand. Another of Petitioner's visitors parked a car outside the gate in a space reserved for occupants of the Airbnbs. When, evidently in the presence of Petitioner, Respondent Bourguigne confronted the visitor, the visitor replied that he had only been parked there for 20 minutes. Respondent Bourguigne stated that she had seen the car parked in the spot for 43 minutes. Again, Petitioner's sole response was not to deal with the violation, but to complain about surveillance, evidently of the parking area. The most serious violations of the Lease were discovered on January 28, 2019, when Respondent Renes conducted an inspection of Unit 1. Respondent Renes inspected all rental units of the complex every two or three months to check for safety issues that could imperil tenants or the complex itself. In her inspection, Respondent Renes found that Petitioner had disconnected the smoke alarms and encased them in plastic tape to render them inoperative. She also found that Petitioner had crowded the unit with furniture to the point of impeding egress and constituting a fire hazard. Although not involving safety issues, Respondent Renes found that Petitioner had attached screws to metal doors and kitchen cabinets, damaging these new fixtures. Additionally, Respondent Renes noted the presence of a cat. As noted above, the rules conflicted with the Lease as to the presence of a single dog or cat. In any event, by this time, the respondents were aware that the cat, as well as a human, routinely shared Unit 1 with Petitioner, and the respondents had impliedly consented to these cohabitations. Again, Petitioner's reaction to the Lease violations found by Respondent Renes on January 28 was not to address the problems. Instead, he objected to the inspection as singling him out. By letter delivered to Petitioner on February 14, 2019, Respondent Scandinavian advised that he was in violation of the Lease for allowing an unauthorized person and a cat to occupy the unit, for wrapping the smoke detectors in plastic, for damaging the unit's fixtures by attaching screws into the metal doors and kitchen cabinets, and by cluttering the interior of the unit so as to impede internal movement. The letter demands that Petitioner correct the violations within seven days, or else Respondent Scandinavian would terminate the lease. Respondent Bourguigne's main involvement with this case involves an incident that occurred on the evening of February 15, 2019, when Petitioner locked his keys in his unit and was unable to unlock the door or otherwise enter the unit. Petitioner called the office, but Respondent Bourguigne, who responds to such requests during her normal working hours of Monday through Friday from 9:00 a.m. to 5:00 p.m., did not receive the call until the following morning when she listened to messages. Respondent Bourguigne promptly called Respondent Renes for guidance, and Respondent Renes directed her to summon the complex's handyman, who, as soon as he could, which was 1:00 p.m. on February 16, drove to the complex and opened Unit 1 for Petitioner. Rather than call a locksmith when the respondents failed to respond immediately to his call to the office, Petitioner and a companion attempted to break into Unit 1 with a screwdriver at about 1:30 a.m. Although unaware of the lockout, Respondent Renes learned of the attempted break-in through an automated security system, so she called the police, who reported to the scene and, after briefly interrogating Petitioner, determined that no crime had taken place. Petitioner wrongly concluded that Respondent Renes had been watching him in real time and called the police, knowing that the apparent perpetrator was really Petitioner and no crime was taking place. While locked out of his unit, Petitioner had also sent emails to Respondent Renes. In one of them sent on February 16, Petitioner advised for the first time that he was diagnosed with HIV and dependent on medication that was locked in his unit. Respondent Renes testified that she did not see these emails until days later. At minimum, it is clear that, prior to February 16, no respondent was on notice of Petitioner's disability, so the seven-day notice letter delivered two days earlier could not have been motivated by a discriminatory intent. Despite the seven-day deadline contained in the letter of February 14, by email or text dated February 21, Petitioner advised Respondent Renes that, by 2:00 p.m. on February 22, he "will have remedied each of the … listed [violations]." This was one day past the deadline. Because Petitioner failed timely to meet the conditions of the February 14 seven-day notice letter, Respondent Scandinavian commenced an eviction proceeding on February 22 and, after a hearing, obtained a judgment ordering the eviction of Petitioner. Petitioner failed to prove any discriminatory intent on the part of any of the respondents in their dealings with him, any incidental discriminatory effect in their acts and omissions, or any failure or refusal to accommodate Petitioner's disability. To the contrary, as to discrimination, Respondent Renes chose to forego eviction and instead give Petitioner a chance timely to remedy the Lease violations; when Petitioner failed to do so, Respondent Scandinavian proceeded to evict Petitioner. Nor has any act or omission of any respondent had a discriminatory incidental effect on Petitioner. Lastly, the availability of Respondents Renes and Bourguigne or other employees of Respondent Scandinavian to open units to locked-out tenants and occupants was reasonable and in no way constituted a failure to accommodate Petitioner's disability, for which Petitioner never requested or, on these facts, needed an accommodation.
Recommendation It is RECOMMENDED that the Florida Commission on Human Relations enter a final order finding the respondents not guilty of the charges set forth in the Petition for Relief. DONE AND ENTERED this 13th day of January, 2021, in Tallahassee, Leon County, Florida. S ROBERT E. MEALE Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 13th day of January, 2021. COPIES FURNISHED: Tammy S. Barton, Agency Clerk Florida Commission on Human Relations 4075 Esplanade Way, Room 110 Tallahassee, Florida 32399-7020 (eServed) Philip Kim, Esquire Pensky & Kim, P.A. 12550 Biscayne Boulevard, Suite 401 North Miami, Florida 33181 (eServed) Jack Wilson 17560 Atlantic Boulevard, Apartment 515 Sunny Isles Beach, Florida 33160 (eServed) Cheyenne Costilla, General Counsel Florida Commission on Human Relations 4075 Esplanade Way, Room 110 Tallahassee, Florida 32399-7020 (eServed)
The Issue Whether Respondent Perry Carrell ("Respondent") failed to provide reasonable accommodations for Petitioner Jean Rath’s ("Petitioner") disability and discriminated against Petitioner because of her disability in violation of Florida’s Fair Housing Act; and, if so, the relief that is appropriate.
Findings Of Fact In 2005, Respondent purchased condominium unit 604 in Tiara Towers, located at 3120 North Highway A1A, Fort Pierce, Florida 34949. Respondent purchased the condominium unit as his primary residence. In 2013, Respondent decided to rent the unit to Petitioner. In May 2013, Petitioner and Respondent entered into a written residential lease agreement for Petitioner to lease the premises from Respondent from July 1, 2013, to June 30, 2015. Pursuant to the lease, Petitioner was obligated to pay monthly rent to Respondent in the amount of $1,850.00. Petitioner’s tenancy was subject to the rules and regulations of the condominium association. The association’s rules do not allow for tenants to have pets. In addition, the association requires all leases be in writing. The written lease between Petitioner and Respondent expired on June 30, 2015. A properly executed second written lease was never executed by Petitioner and submitted to the association. Nevertheless, Petitioner continued residing at the premises on a month-to-month basis. Petitioner is disabled and requires a service animal because of her disability. Over the course of the tenancy, the association became concerned about Petitioner’s violation of its rules, including the lack of documentation of Petitioner’s dog as a service animal, and the lack of a new written lease after the initial lease expired on June 30, 2015. In an effort to assist Petitioner in keeping the dog, Respondent gathered information to demonstrate the qualifications of Petitioner’s dog as a service animal and provided the documentation to the association on Petitioner’s behalf. Based on the lack of a new written lease and the absence of sufficient documentation as to the service animal, the association fined Respondent $2,000.00. Respondent provided Petitioner with a termination of lease and demand to vacate notice on May 28, 2016. The notice of termination was based on the fines by the association against Respondent for not having a timely signed lease in place, and the association’s belief that sufficient documentation had not been presented to support the dog as a service animal. Petitioner vacated the unit on or about July 1, 2017. Respondent did not re-lease the unit and sold the unit on March 22, 2017. During the appeal process, the fine of $1,000.00 related to the service animal was rescinded by the association. Respondent paid the $1,000.00 fine related to the lack of a written lease, and has not requested reimbursement from Petitioner. At hearing, Petitioner acknowledged Respondent did not discriminate against her on the basis of her disability, and that Respondent advocated to the association on her behalf. The persuasive and credible evidence adduced at hearing demonstrates that Respondent did not fail to reasonably accommodate Petitioner’s disability or discriminate against Petitioner on the basis of her disability.
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 dismissing the Petition for Relief. DONE AND ENTERED this 27th day of February, 2018, in Tallahassee, Leon County, Florida. S DARREN A. SCHWARTZ Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 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, 2018. COPIES FURNISHED: Tammy S. Barton, Agency Clerk Florida Commission on Human Relations 4075 Esplanade Way, Room 110 Tallahassee, Florida 32399-7020 (eServed) Jean Rath 422 Southeast Naranja Avenue Port St. Lucie, Florida 34983 Glenn J. Webber, Esquire Glenn J. Webber, P.A. 101 Southeast Ocean Boulevard, Suite 203 Stuart, Florida 34994 (eServed) Cheyanne M. Costilla, General Counsel Florida Commission on Human Relations 4075 Esplanade Way, Room 110 Tallahassee, Florida 32399-7020 (eServed)
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.
