Opinion ID: 1316068
Heading Depth: 1
Heading Rank: 2

Heading: sparks' section 3604(c) claim

Text: ¶ 56 I also disagree with the majority's refusal to consider Sparks' claims and defenses under sections 3604(c) of the FHA and 57-21-5(2) of the Utah Fair Housing Act (UFHA), because Sparks did not raise these claims and defenses below. In Kaiserman Associates, Inc. v. Francis Town, 977 P.2d 462 (Utah 1998), this court explained that while the court ordinarily prefers to decide an appeal based on the arguments presented by the litigants, there are times when it is appropriate to go beyond those arguments. See id. at 464. This court stated, In our view, an overlooked ... argument should not compel an erroneous result. We should not be forced to ignore the law just because the parties have not raised or pursued obvious arguments. Id. Unlike Kaiserman, this issue was raised on appeal, and further, the section 3604(c) claim involves exactly the same issues of fact as the section 3604(b) claim. It is widely acknowledged that [t]he rule that a reviewing court will address only issues in the trial court is not absolute.... [T]here are numerous situations in which a reviewing court may reach an issue notwithstanding ... its being presented for the first time on appeal. 5 Am. Jur.2d Appellate Review § 691 (1995). One area in which it is appropriate to make such an exception is when the matter is of sufficient public concern. Id. Certainly, the area of housing discrimination is one of vital concern to the public, and in this narrow circumstance, I would make the exception and consider defendant's claim and defense. ¶ 57 Section 3604(c) prohibits the making or publishing of any notice, statement, or advertisement concerning the rental of a dwelling that indicates any preference or limitation based on familial status. See 42 U.S.C. § 3604(c) (1994). Many cases have held or recognized that the test for determining whether a violation has occurred is whether, given the natural interpretation of the words, it would indicate to the ordinary reader or listener, who is neither the most suspicious nor the most insensitive of readers or listeners, a discriminatory preference or limitation. See Jancik v. Department of Hous. & Urban Dev., 44 F.3d 553 (7th Cir.1995); Housing Opportunities Made Equal, Inc. v. Cincinnati Enquirer, Inc., 943 F.2d 644 (6th Cir.1991); Ragin v. New York Times Co., 923 F.2d 995 (2d Cir.1991); Spann v. Colonial Village, Inc., 899 F.2d 24 (D.C.Cir.1990); United States v. Hunter, 459 F.2d 205 (4th Cir.1972); Wilson v. Glenwood Intermountain Properties, 876 F.Supp. 1231 (D.Utah 1995), vacated and remanded on other grounds, 98 F.3d 590 (10th Cir.1996); Blomgren v. Ogle, 850 F.Supp. 1427 (E.D.Wash.1993). While this standard has most often been used in the context of commercial advertising, it has been used between private individuals as well. See Blomgren, 850 F.Supp. at 1439-41 (apartment complex rules discriminated based on familial status). Additionally, [s]ection 3604(c) may be violated without a showing of a subjective intent to discriminate. Llanos v. Estate of Anthony Coehlo, 24 F.Supp.2d 1052, 1057 (E.D.Cal. 1998) (citing Jancik, 44 F.3d at 556). Finally, the finder of fact may consider the per se unlawful notices as relevant to the issue of Defendants' intent as to the ... 3604(b) claim[]. Blomgren, 850 F.Supp. at 1441. ¶ 58 The seven-day notice indicates [a] preference, limitation, or discrimination based on .... familial status. 42 U.S.C. § 3604(c). No showing of intent on Malibu's part is necessary for Sparks to prove this claim or defense. This court should remand this issue to the trial court so that a fact-finder may determine whether a reasonable reader in Sparks' situation would have read the seven-day notice to require the eviction of her grandchild.