Opinion ID: 76013
Heading Depth: 3
Heading Rank: 1

Heading: The Chain-Link Fence, Counts I and II

Text: 16 Loren, Newbold, and Janke argue that appellees discriminated against them by denying their application for a chain-link fence in their front yard because this fence was a reasonable modification of their property to permit the handicapped residents, Newbold and Janke, a safe and equal opportunity for full enjoyment of the premises under the Fair Housing Act. They assert that the chain-link fence was reasonable to allow Janke time outdoors with her guide dog without the possibility of her wandering from the premises and to prevent her guide dog from biting individuals who might come onto the property. They further represent that the front yard provides a more scenic space for her time outside than other parts of the lot. 17 Under the Fair Housing Act, a handicapped individual is one who has (1) a physical or mental impairment which substantially limits one or more of such person's major life activities, (2) a record of having such an impairment, or (3) be[en] regarded as having such an impairment. 42 U.S.C. § 3602(h)(1)-(3). The district judge correctly considered Newbold and Janke to be handicapped under the Fair Housing Act, which prohibits 18 (A) a refusal to permit, at the expense of the handicapped person, reasonable modifications of existing premises occupied or to be occupied by such person if such modifications may be necessary to afford such person full enjoyment of the premises .... [or] 19 (B) a refusal to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford such person equal opportunity to use and enjoy a dwelling .... 20 42 U.S.C. § 3604(f)(3)(A) & (B) (emphasis added); Fla. Stat. § 760.23(9)(a) & (b) (identical statutory wording). 21 The Supreme Court has decided that discrimination under the Fair Housing Act includes a refusal to make a reasonable accommodation for handicapped persons. City of Edmonds v. Oxford House, Inc., 514 U.S. 725, 729-30, 115 S.Ct. 1776, 1779, 131 L.Ed.2d 801 (1995). Whether a requested accommodation is required by law is `highly fact-specific, requiring case-by-case determination.' Groner v. Golden Gate Gardens Apartments, 250 F.3d 1039, 1044 (6th Cir.2001) (citation omitted). Under the Fair Housing Act, plaintiffs have the burden of proving that a proposed accommodation is reasonable. Groner, 250 F.3d at 1045; Bryant Woods Inn, Inc. v. Howard County, Md., 124 F.3d 597, 603-04 (4th Cir. 1997); Elderhaven, Inc. v. City of Lubbock, Tex., 98 F.3d 175, 178 (5th Cir.1996). 22 There is no evidence in this record that Hernando Beach, Inc., HBSPOA, or Sasser discriminated against appellants by denying their request for a chain-link fence in their front yard. Appellants failed to introduce any evidence that other houses in the deed-restricted subdivision have been permitted to construct fences on the front of their lots. Appellees informed appellants that they would approve construction of a chain-link fence on the back or the side of their house. For the specific reasons of preventing Janke from wandering from the premises, prohibiting her guide dog from biting anyone entering onto the premises, and enabling Newbold and Janke the ability to be outside unsupervised, a chain-link fence on the back or side of the house would accomplish the same purposes by providing an opportunity to be outdoors safely in accordance with the deed restrictions of the subdivision. While a chain-link fence on the back or side yard of their property may not be appellants' preference, it nevertheless would be a reasonable accommodation for the asserted needs of the handicapped appellants. We conclude that the district judge properly granted summary judgment to appellees on Counts I and II relating to the front-yard, chain-link fence because appellants have not established a genuine issue of material fact to show that appellees discriminated against them in violation of the Fair Housing Act by denying their application for a front-yard, chain-link fence. Significantly, a reasonable accommodation, compliant with the deed restrictions of the subdivision, was available to serve the stated purposes of appellants.