Opinion ID: 1316068
Heading Depth: 3
Heading Rank: 2

Heading: Sparks' Allegation of Discrimination Under Sections 3604(b) and 57-21-5(1)(b)

Text: ¶ 26 Sparks first asserts that Malibu took a discriminatory action on the basis of familial status, in violation of section 3604(b) of the FFHA and section 57-21-5(1)(b) of the UFHA, when Malibu issued the seven-day notice. Section 3604(b) states that it shall be unlawful (b) [t]o discriminate against any person in the terms, conditions, or privileges of sale or rental of a dwelling, or in the provision of services or facilities in connection therewith, because of race, color, religion, sex, familial status, or national origin. 42 U.S.C.A. § 3604(b) (1994) (emphasis added). The analogous Utah provision, section 57-21-5(1)(b), states in pertinent part: (1) It is a discriminatory housing practice to do any of the following because of a person's race, color, religion, sex, national origin, familial status, source of income, or disability: . . . . (b) discriminate against any person in the terms, conditions, or privileges of the sale or rental of any dwelling or in providing facilities or services in connection with the dwelling.... Utah Code Ann. § 57-21-5(1)(b) (1994) (emphasis added). ¶ 27 Federal courts have explained that a plaintiff may recover under section 3604(b) by successfully alleging either of two theories. [11] The appropriate theory depends upon the manner in which the alleged discrimination occurred. The first theory is disparate treatment, which requires a plaintiff to show that the landlord has intentionally treated the plaintiff differently from other persons or groups. See Harris v. Itzhaki, 183 F.3d 1043, 1051 (9th Cir.1999); Bangerter v. Orem City Corp., 46 F.3d 1491, 1501 (10th Cir.1995). The second theory is disparate impact, which instead involves a policy or practice of the landlord that is not intentionally discriminatory but is neutral on its face. See Bangerter, 46 F.3d at 1501; Huntington Branch, NAACP v. Town of Huntington, 844 F.2d 926, 933 (2d Cir.), aff'd, 488 U.S. 15, 109 S.Ct. 276, 102 L.Ed.2d 180 (1988) (per curiam). Disparate impact theory requires a plaintiff to show that the landlord's rule or policy, when applied, results in a discriminatory effect; that is, the policy affects one group or class of people differently from another group or class of people. See Huntington Branch, 844 F.2d at 933-34. Thus, whether a plaintiff alleges discrimination based on familial status, race, national origin, or any of the other bases listed in section 3604(b), a plaintiff must show either (1) intentional disparate treatment, or (2) disparate impact, without proof of discriminatory intent. See Bangerter, 46 F.3d at 1501. [12] ¶ 28 In the case before us, Sparks fails to distinguish whether her discrimination claim is for disparate treatment or disparate impact. Citing disparate impact cases, Sparks merely contends that Malibu's one-family rule and the seven-day notice had a discriminatory effect upon her. Regardless, Sparks' allegation of a 3604(b) violation fails under either a disparate impact or a disparate treatment theory. Sparks' claim fails under a disparate impact argument because she points to no general policy of Malibu that has caused a differential impact on a particular group or class of people. [D]iscriminatory impact cannot be established where you have just one isolated decision. Coe v. Yellow Freight System, Inc., 646 F.2d 444, 451 (10th Cir.1981); see also Michigan Protection & Advocacy Sera, Inc. v. Babin, 799 F.Supp. 695, 706 (E.D.Mich.1992) (Plaintiffs complain about a single allegedly discriminatory transaction. As such, the scope of this case is too narrow to qualify as one involving a discriminatory impact.), aff'd, 18 F.3d 337, 348 (6th Cir.1994). The single act of Sparks' eviction, including the purported discriminatory effect therefrom, is insufficient to constitute disparate impact. ¶ 29 Sparks' claim also fails under disparate treatment theory because she fails to refute valid justifications Malibu presented for her eviction. A plaintiff can show disparate treatment through one of two methods. The first method, also known as the direct method, requires a plaintiff to show that the defendant has taken an action that is explicitly, facially discriminatory. See Kormoczy v. Secretary, HUD, 53 F.3d 821, 824 (7th Cir.1995); Bangerter, 46 F.3d at 1500 & n. 16. The defendant must then show that it would have taken action against the plaintiff anyway. See Kormoczy, 53 F.3d at 824. The direct method does not apply in the case before us because Sparks has failed to establish that the seven-day notice demonstrates, on its face, an intent to discriminate. The ambiguous directive in the seven-day notice fails to so demonstrate. ¶ 30 Even if the direct method were applicable to the case before us, as Justice Durham suggests, no dispute of material fact would preclude summary judgment in favor of Malibu. Justice Durham's conclusion to the contrary ignores Sparks' burden in contesting summary judgment. When a motion for summary judgment is properly made and supported, the party opposing summary judgment must set forth specific facts showing that there is a genuine issue for trial. Utah R. Civ. P. 56(e). ¶ 31 Applying rule 56 and the direct method to the instant case, no dispute of material fact exists, even assuming Sparks has shown that the notice constituted facial discrimination. See Kormoczy, 53 F.3d at 824. In support of its motion for summary judgment, Malibu presented numerous good-faith bases for evicting Sparks, and argued (as Kormoczy and Justice Durham would require) that it would have evicted Sparks even if her family were not multi-generational. The burden in opposing summary judgment then shifted to Sparks to show that Malibu would not have evicted Sparks if her family were not multi-generational. To show that her eviction was based entirely on her multi-generational family, Sparks necessarily had to controvert Malibu's justifications for evicting her. She utterly failed to meet her burden in this regard. Indeed, she has openly admitted that she failed to cure numerous violations of her lease agreement with Malibu. Thus, Sparks has failed to show that Malibu would not have taken the same action against her absent the fact of her multi-generational family. As a result, under the direct method, any dispute as to Malibu's purported discriminatory intent in issuing the seven-day notice is immaterial and does not preclude summary judgment. ¶ 32 The second method through which a plaintiff may establish disparate treatment requires a plaintiff to show that a defendant's purported justification for an allegedly discriminatory action is merely a pretext for discrimination. See Gamble, 104 F.3d at 305-06; see also Texas Dep't of Community Affairs v. Burdine, 450 U.S. 248, 254-56, 101 S.Ct. 1089, 67 L.Ed.2d 207 (1981) (Title VII); McDonnell Douglas Corp. v. Green, 411 U.S. 792, 802-05, 93 S.Ct. 1817, 36 L.Ed.2d 668 (1973) (Title VII). If a plaintiff then fails to produce evidence of pretext, the plaintiff's disparate treatment claim fails as a matter of law under either Title VII or Title VIII. See, e.g., Gamble, 104 F.3d at 305-06 (finding for defendant under Title VIII because defendant asserted valid justification for alleged discrimination and plaintiff failed to show evidence of pretext); Shumway v. UPS, 118 F.3d 60, 65 (2d Cir.1997) (notwithstanding evidence of discrimination, affirming summary judgment in favor of employer under Title VII because employee failed to show that employer's justification for discharge was pretextual); Essex v. UPS, 111 F.3d 1304, 1309 (7th Cir.1997) (same); Murray v. City of Sapulpa, 45 F.3d 1417, 1421-22 (10th Cir.1995) (same). Thus, if a landlord presents multiple good faith justifications for an eviction, the tenant must show that the justifications are merely a pretext for discrimination. Otherwise, any alleged instance of discrimination is immaterial and the tenant cannot recover under a disparate treatment theory. ¶ 33 In this case, Malibu has set forth multiple valid, good-faith justifications for evicting Sparks. Therefore, to recover for disparate treatment, Sparks must show that Malibu's justifications for evicting her are merely a pretext for discrimination. Sparks has failed to do so. She admits that she failed to cure all of the violations listed in the seven-day notice. Thus, because Sparks has failed to show pretext, the alleged discrimination by Malibu in the seven-day notice is immaterial, and Sparks' allegation that Malibu violated section 3604(b) and its Utah Code counterpart, section 57-21-5(1)(b), fails as a matter of law.