REAL ESTATE LAW UPDATE
JANUARY 2004

ANOTHER EXAMPLE OF A PROPERTY OWNER'S FAILURE TO ACCOMMODATE A PATRON WITH A MENTAL HEALTH SERVICE ANIMAL(OR, THE CASE OF "L.C." THE ATTACK CAT)


By Nathan B. Hannah


About a year and a half ago I told you about the case of the Seattle shopkeeper who was fined and sent to sensitivity training because she didn't allow a mental health service dog into her consignment clothing store. Now we have a new example that underscores my suggestion that if your customer (or tenant, or anyone else visiting your property that is "open to the public" with your express or implied permission) says they have to bring their dog in with them because it is a service animal, you better just let them in and not ask any questions. My source for the new example is the San Diego Union-Tribune, again by way of Overlawyered.com.

I must again emphasize that I do not in any way intend to minimize the very worthy societal goals of disabled-access legislation, or to minimize the importance of accommodating those whom such legislation is intended to help. I can't resist pointing out, however, the unintended consequences that can result when such laws are extended to situations not foreseen when those laws are adopted.

Mr. Espinosa visited the Escondido public library with his service dog, Kimba. There Kimba had an unfortunate altercation with a cat called "L.C." (not in honor of the famed Pittsburgh Steelers lineman L. C. Greenwood, as you will see below). Mr. Espinosa's claim against the library has now been pending since May 2001, and will be going to trial soon. I will pick up the newspaper account, which describes it more succinctly than I could, for the rest of the story:

In his 13-page suit, Espinosa says he suffers from anxiety attacks and that his California-certified assistance dog accompanies him to help him deal with them.

Espinosa says he was on assignment when he and Kimba, a Labrador mix that weighs about 50 pounds, entered the library and the cat attacked his dog. The cat, called L.C. for library cat, often sat on a pillow near the entrance.

Espinosa says the library had a sign that said "No Animals" except guide dogs, which violated his right and those of others who use assistance dogs to enter the city library.

Before officers arrived, Espinosa left to take Kimba to a veterinarian, who charged $46.49 for the treatment, according to a claim Espinosa filed with the city in May.

Espinosa says in his suit that he "suffers life-threatening anaphylactic reactions when exposed to cats" and that the city caused him "to come into an unknown and very dangerous and unsafe situation striking terror in (him) and causing him lasting physical and emotional injury" and permanent damage to his dog.

He contends the city violated both the California Disabled Act of 1990 and the California Unruh Civil Rights Act by its "continuing policy of putting the welfare of their dangerous cat above people with disabilities."

In the suit, Espinosa, says he has been diagnosed with many disorders, including bilateral pulmonary emboli, asthma, diabetes, gout and, more recently, with chronic pain syndrome, borderline personality disorder, major depressive disorder, panic disorder and post-traumatic stress disorder.


Later accounts say that Kimba was not seriously injured. In those same accounts, Mr. Espinosa says that his claim is for a violation of his civil rights, not for Kimba's injuries.

Although Mr. Espinosa's claim involves a government building, laws such as those relied on in his claim are usually also applicable to private property owners whose property is "open to the public." As I said in connection with the Seattle shopkeeper case, I can't help wondering if the library administrator and patron who allegedly "chastised" Mr. Espinosa for ignoring the library's sign and bringing Kimba into the library had any way of knowing why he did so.

Once again, the moral of the story is that if a visitor to your property says that his dog is a service animal, you had probably better let him bring the dog in, don't ask any questions, and put the cat out.

 

This communication is designed to bring legal developments of interest to the attention of our clients and others. It should not be relied upon as a substitute for specific legal advice in a particular matter. For further information on any of the subjects discussed, or for legal advice in connection with any particular matter, please contact us.
 
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