Experiencing Housing Law

(1)

University of Richmond

UR Scholarship Repository

Law Faculty Publications

School of Law

2016

Experiencing Housing Law

Carol N. Brown

University of Richmond

, [email protected]

Follow this and additional works at:

http://scholarship.richmond.edu/law-faculty-publications

Part of the

Housing Law Commons

This Book is brought to you for free and open access by the School of Law at UR Scholarship Repository. It has been accepted for inclusion in Law Faculty Publications by an authorized administrator of UR Scholarship Repository. For more information, please contact

[email protected].

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WEST ACADEMIC PUBLISHING'S

LAW

SCHOOL ADVISORY BOARD

JESSE H. CHOPER

Professor of Law and Dean Emeritus,

University of California, Berkeley

JOSHUA DRESSLER

Distinguished University Professor, Frank

R.

Strong Chair in Law

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YALE KAMISAR

Professor of Law Emeritus, University of San Diego

Professor of Law Emeritus, University of Michigan

MARY KAY KANE

Professor of Law, Chancellor and Dean Emeritus,

University of California, Hastings College of the Law

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President, William and Flora Hewlett Foundation

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Professor of Law, Yale Law School

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R.

MILLER

University Professor, New York University

Formerly Bruce Bromley Professor of Law, Harvard University

GRANTS. NELSON

Professor of Law, Pepperdine University

Professor of Law Emeritus, University of California, Los Angeles

A.

BENJAMIN SPENCER

Earle K. Shawe Professor of Law,

University of Virginia School of Law

JAMES]. WHITE

Robert

A.

Sullivan Professor of Law Emeritus

(3)

EXPERIENCING SERIESTM

EXPERIENCING

HOUSING

LAW

•

CAROL NECOLE BROWN

Professor of Law

The University of Richmond School of Law

t1wEST

ACADEfvllC

(4)

/

The publisher is not engaged in rendering legal or other professional advice, and this publication is not a substitute for the advice of an attorney. If you require legal or other expert advice, you should seek the services

of a competent attorney or other professional.

Experie11ci11g Series is a trademark registered in the U.S. Patent and Trademark Office.

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St. Paul, MN 55101

1-877-888-1330

West, West Academic Publishing, and West Academic are trademarks of West Publishing Corporation, used under license.

Printed in the United States of America

(5)

F'or vg late parents, Allen S. Bro11!Jl, ]1: a11d Valerie]. Bro11m, and for vry daughters,

Reagan iVlacke11zje Hmris and H{/111/{lh iVfadiso11 Harris.

Thank yo11 to

11ry h11sha11d, Patti Clinton Harris, Sr., for all

ef

his support.

(6)

Preface

This book emphasizes domestic housing law through a real property lens.

It is unique in its approach to housing law from an advanced property

perspective. Everyone has a "housingissue" whether it be developers of mixed

commercial and residential projects; local, state, and national governments

interested in tackling housing discrimination and making available an adequate

stock of affordable housing; homeowner associations and their members

concerned about maintaining their assessment base; landlords and tenants;

neighbors addressing issues of nuisance behavior; buyers and sellers of private

homes; the homeless confronted with laws criminalizing homelessness; the

elderly, handicapped, and poor confronted with exclusionary zoning; and

mortgage lenders interested in protecting their collateral and the priority of their

mortgage liens, just as examples. As such, this book endeavors to approach the

complex and rich topic of housing law through an exchange of ideas that, at

different moments, addresses all of these perspectives, and more.

My work has been aided by numerous colleagues, friends, students, and

housing law experts working in government as well as in the private sectors.

Thank you to everyone, in particular, to Dean Wendy Perdue of the University

of Richmond School of Law who has generously supported my work with

summer grants and research assistance funding; and

to

Kathleen Klepfer,

University of Richmond School of Law Reference and Research Services

Librarian, and the other members of the library staff at the University of

Richmond School of Law who provided invaluable research, permissions, and

intellectual assistance to this project.

CAROL NECOLE BROWN May 2016

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Author's Notes and Acknowledgments

The cases have been edited with footnotes and internal citations often

removed without comment. The remaining footnotes retain their numbering as

they appear in the cases.

I acknowledge the perm1ss1ons generously granted to reproduce

illustrations of, or excerpts from, the materials that I have indicated below. I

would also like to thank the many law reviews, law firms, and other publishers

that granted permission to reprint excerpts of their articles.

permission.

No part of this publication may be reproduced, stored in a retrieval system,

or transmitted in any form by any means, electronic, mechanical,

photocopying, recording, or otherwise, without the prior written

permission of Practising Law Institute.

permission.

Thomson Reuters. Reprinted with permission.

"HOA Liens Are First in Line" by Scott D. Samlin, Stephen Ornstein, Nanci

L.

\'V'eissgold, R. Colgate Selden and Rinaldo Martinez, December 3, 2014.

&

Bird

LLP.

Reprinted with permission.

permission.

pennission.

National Mortgage News© SourceMedia. Reprinted with permission.

(8)

/

I

viii AUTHOR'S NOTES AND ACKNOWLEDGMENTS

permission.

Probate

&

Property© American Bar Association. Reprinted with permission.

permission.

Restatement (Second) of Property: Landlord

&

Law Institute. Reprinted with permission.

with permission.

Institute. Reprinted with permission.

Revised Uniform Residential Landlord

&

Tenant Act© National Conference of

Commissioners on Uniform State Laws.

"Standing and Fair Housing Testers" by Scott M. Badami, April 12, 2013.

SFGATE © Hearst Communications, Inc. Reprinted with permission.

with permission.

Tiffany Real Property. Copyright

©

Thomson Reuters. Reprinted with

permission.

(9)

Summary

ef

Contents

PREFACE ... V AUTHOR'S NOTES AND ACKNOWLEDGMENTS ... VII

TABf,E OF CASES ...

xxv

Ti\llLE 01' STATUTES ... XLV

Introduction ... 1

PART ONE. THE PRIVATE HOUSING MARKET

Chapter 1. Common Interest Communities: Homeowner

Associations and Condominiums

...

55

A

Background of Condominiums and of Homeowner Associations ... 56

B. Formation ... 62

C.

Changing and Amending the Rules ... 72

D. Enforcing the Rules-Lien Foreclosure ... 104

E. Constitutional Issues ... 153

F. Liability of Common Interest Communities and Their Boards ... 190

Chapter 2. Housing Cooperatives ... 199

A.

Nature of the Members' Interest in the Cooperative: A Hybrid ... 202

B. 'fax Implications ... 220

C.

Legal Rights of Members Under the Occupancy At,rreement ... 229

D. Enforcement in the Cotnmunity ... 237

E. 'fhe Acceptance Process ... 279

Chapter 3. The Purchase and Sale of Private Homes ... 295

A. Transfer Fee Covenants ... 296

B. Mortgages and Mortgage Substitutes ... 305

C.

"Government Housing Subsidies" ... 338

D. Poreclosure ... 367

Chapter 4. Housing Discrimination- Common Interest

Communities ... 405

A.

Racially Restrictive Covenants and the Pourteenth Amendment ... .405

B. Discrimination and the Fair Housing Act ... .416

Chapter 5. Nuisance Law and Neighbors ... 529

A.

Restatement (Second) of Torts (1979) ... 530

13. Clean Energy ... 532

C. Right-to-Fann Statutes ... 553

D. Private Nuisances and Governmental Entities ... 565

E. Public Nuisance ... 581

F. Drug Nuisances: "Nuisance Properties" and Civil Forfeitures ... 598

(10)

/

Ix

SUMMARY OF CONTENTS

PART TWO. AFFORDABLE HOUSING: PUBLIC

AND PRIVATE HOUSING MARKETS

Chapter 6. Affordable Housing Programs ... 623

A.

Low-Income Housing Tax Credit Programs ... 627

B. Section 8 Voucher Programs: Housing Choice Voucher

(fenant-Based) and Project-Based Rental Assistance ... 696

C.

Homeownership and Opportunity for People Everywhere VI

("HOPE VI")

···

... 735

D. Rental Assistance Demonstration ("RAD") ... 755

E. Affordable Homeownership ... 7 58

Chapter 7. Exclusionary and Inclusionary Zoning

...

771

A. Exclusionary Zoning ... 771

B. Inclusionary Zoning ... 893

Chapter 8. The Constitution, Discrimination, and Affordable

Housing ... 929

A. Criminalizing Homelessness ... 929

B. Constitutional and FHA Challenges ... 944

PART THREE. LANDLORD AND TENANT

Chapter 9. Tenants' Rights and Responsibilities ... 1015

A.

Establishing When the Legal Relationship of Landlord and Tenant

Exists ... 1015

B. Eviction of Tenants-Fourteenth Amendment Due Process and

Equal Protection Concerns ... 1032

C.

Death of the Tenant During the Lease Term ... 1057

D. Remedies ... 1064

E. Tenants' Liability for Damage to the Leasehold: Indemnity Clauses,

Subrogation Actions, and Releases ... 107 5

F. Landlords' Negligence and the Validity of Exculpatory Clauses ... 1098

Chapter 10. Landlords' Rights and Responsibilities

...

1127

A. Implied Duties of Landlords ... 1128

B. Grounds for Recovery of Possession ... 1183

C. Security Deposits ... 1199

Chapter 11. The Regulation of Rents: Rent Control and Rent

Stabilization ... 1213

A.

Historical Background of Rent Regulation (Both Rent Control and

Rent Stabilization) ... 1213

B. Affected Properties ... 1219

C.

Establishing and Adjusting Regulated Rents ... 1242

D. Eviction Control ... 1268

E. Decontrol ... 1293

(11)

SUMMARY OF CONTENTS xi

Chapter 12. Landlord and Tenant Law-Select Topics in

Discrimination

...

1323

A Domestic Violence, Sexual Assault, and Sexual Harassment ... 1323

B. Limited English Proficiency (LEP) and Illegal Immigration

Ordinances ... 1341

C.

Disability and Source of Income Discrimination ... 1386

D. Tenant Screening-Criminal and Eviction Records and Pair

I-1ousing ... 1409

E. Mental Illness-Hoarding and Fair Housing ... 1423

INDEX ... 1453

(12)

Table

of

Contents

PREFACE ... V AUTI-IOR'S NOTES AND ACKNOWLEDGMENTS ... VII

TABLE OF CASES ...

xxv

TABLE OF STATUTES ... XLV

Introduction ... 1

PART ONE. THE PRIVATE HOUSING MARKET

Chapter 1. Common Interest Communities: Homeowner

Associations and Condominiums

...

55

A.

Background of Condominiums and of Homeowner Associations ... 56

1.

Condominiums ... 58

2.

I-Iomeowner Associations ... 60

B. Formation ... 62

Baywood Estates Property Owners Association, Inc. v. Cao lo ... 63

Notes and Questions ... 70

Experiential Exercise #1: Drafting Governing Documents ... 71

C.

Changing and Amending the Rules ... 72

1. Standard for Judging Enforceability of Amendments, Generally ... 72

Holiday Pines Property Owners Association, Inc. v.

Wetherington ... 73

Evergreen Highlands Association v. West ... 79

Experiential Exercise #2: Restrictive Covenants Prohibiting

Sex Offenders ... 91

2. Leasing Restrictions ... 92

Bailey v. Stonecrest Condominium Association ... 94

Experiential Exercise #3: No-Lease Covenants ... 103

D. Enforcing the Rules-Lien Foreclosure ... 104

SFR Investments Pool

1,

LLC v. U.S. Bank, N.A. ... 105

Experiential Exercise #4: Superpriority Liens ... 123

Highland Lakes Country Club

&

Community Association v.

Franzino ... 125

In re Johnson ... ···

... 14 3

Notes and Questions...

···

152

E. Constitutional Issues ... 153

1. Eminent Domain and the Assessment Base ... 153

United States v. 0.073 Acres of Land ... 154

(13)

I

xiv TABLE OF CONTENTS

Experiential Exercise #5: Distinctions Between Single-Family

Usage Covenants and Covenants for Assessments ... 168

2. First Amendment Issues ... 169

Mazdabrook Commons Homeowners' Association v. Khan ... 169

Notes and

(~uestions

... 186

Experiential Exercise #6: Signage and the Pirst Amendment ... 189

P. Liability of Common Interest Communities and Their Boards ... 190

America v. Sunspray Condominium Ass'n ... 190

Chapter 2. Housing Cooperatives ... 199

A

Nature of the Members' Interest in the Cooperative: A Hybrid ... 202

United States Housing Poundation v. Porman ... 203

Experiential Exercise #1: Questions for Prospective Members ... 220

B. 'fax Implications ... 220

Ostrow v. Commissioner oflnternal Revenue ... 221

C.

Legal Rights of Members Under the Occupancy Agreement ... 229

Cunningham v. Georgetown Homes, Inc ... 230

Notes and Questions ... 235

Experiential Exercise #2: Maintenance and Repair ... 237

D. Enforcement in the Community ... 237

Levandusky v. One Pifth Avenue Apartment Corp ... 238

Notes and

(~uestions

... 253

Experiential Exercise #3: The Proprietary Lease ... 254

1. The Business Judgment Rule Standard ... 255

The "Business Judgment Rule" Conundrum: Legality vs.

Reality ... 255

2. The Reasonableness Test Standard ... 257

Judicial Deference to Management Decisions in Planned Unit

Developments ... 257

3. Arbitrary and Capricious Standard ... 259

40 West 67th Street Corp. v. Pullman ... 260

Experiential Exercise #4: The Smoke Pree Housing

Cooperative ... 269

George v. Board of Directors of One West 64th Street, Inc ... 271

Notes and Questions ... 277

Experiential Exercise #5: Questions for Current Cooperative

:i'vfetnbers ... 278

E. The Acceptance Process ... 279

Robinson v. 12 Lofts Realty, Inc ... 279

Experiential Exercise #6: Life-Style Questions and the CIC ... 294

Chapter 3. The Purchase and Sale of Private Homes ... 295

(14)

TABLE OF CONTENTS xv

I

Duffy v. Landings Assoc., Inc ... 299

Notes and Question ... 303

B.

Mortgages and Mortgage Substitutes ... 305

Anderson v. I<imbrough ... 307

Experiential Exercise #1: Mortgage Theories ... 320

In re Guido ... 320

Experiential Exercise #2: Mortgage Substitutes ... 329

Sherman v. Deutsche Bank National Trust Company ... 331

c.

"Government Housing Subsidies" ... 338

1. Mortgage Insurance ... 338

The FHA Mortgage Insurance Program ... 340

Budgetary Estimates for the Single-Family Mortgage Guarantee

Program of the Federal Housing Administration ... 342

Cason v. United States ... 343

Experiential Exercise #3: First-Time Homebuyer ... 350

2. Mortgage Interest and Real Property Tax Deductions ... 352

Analyzing Claims Regarding the Mortgage Interest Deduction ... 353

Edosada v. Commissioner oflnternal Revenue ... 356

Steinert v. Commissioner oflnternal Revenue ... 360

Experiential Exercise #4: Proposals for Reform Regarding the

Mortgage Interest Deduction ... 366

Foreclosure ... 367

1. Judicial Foreclosure ... 369

D.

2. Power of Sale Poreclosure ... 371

3. Strict Foreclosure ... 372

4. Statutory Redemption ... 373

Curtis v. U.S. Bank National Association ... 375

Protecting Tenants at Foreclosure Act of 2009 ... 384

Experiential Exercise #5: Renters' Protections and the PTFA ... 387

Easthampton Savings Bank v. City of Springfield ... 389

Notes and Questions ... 396

Experiential Exercise #6: Can Eminent Domain Solve

Municipalities' Underwater Mortgage Dilemma? ... .403

Chapter 4. Housing Discrimination- Common Interest

Communities ... 405

A. Racially Restrictive Covenants and the Fourteenth Amendment. ... .405

Shelley v. J(raemer ... 406

(15)

I

xvi TABLE OF CONTENTS

Experiential Exercise #1: Covenant Drafting and Reasonable

Accommodatl·on

_"

···

... 415

B. Discrimination and the Pair Housing Act ... .416

Hill v. Community of Damien of Molokai ... .418

Experiential Exercise #2: Campgrounds as "Dwellings"? ... .434

Architectural Exclusion in Public Spaces and the Pair Housing Act's

Accessibility Requirements for Covered Multifamily Dwellings .... .435

Robinson v. 12 Lofts Realty, Inc ... .459

Experiential Exercise #3: Permissible Questions an HOA May Ask

Applicants ... 475

Bhogaita v. Altamonte Heights Condominium Ass'n, Inc ... .476

Experiential Exercise #4: Competing Accommodations ... .489

Fair Housing Justice Center, Inc. v. Edgewater Park Owners

Cooperative, Inc ... 490

Experiential Exercise #5: Questions to Brokers ... 507

Bloch v. Prischholz ... 508

Experiential Exercise #6: The Contemporary Second Amendment

Debate in Housing Discrimination ... 525

Experiential Exercise #7: Roommates Wanted ... 527

Chapter 5. Nuisance Law and Neighbors ... 529

A. Restatement (Second) of Torts (1979) ... 530

B. Clean Enert,iy ... 532

Sowers v. Forest Hills Subdivision ... 533

Experiential Exercise #1: Incentivizing Clean Energy ... 541

Prah v. J'viaretti ... 542

Experiential Exercise #2: Your Shelter Is My Nuisance ... 551

C. Right-to-Farm Statutes ... 553

Toftoy v. Rosenwinkcl ... 554

Experiential Exercise #3: Cultural Nuisances ... 563

D. Private Nuisances and Governmental Entities ... 565

Mark v. Oregon State Department of Fish and Wildlife ... 566

Experiential Exercise #4: Moral Nuisances ... 579

E. Public Nuisance ... 581

1. Bank Foreclosures and Vacant Homes ... 581

City of Cincinnati v. Deutsche Bank National Trust Co ... 582

(16)

TABLE OF CONTENTS xvii

I

F. Drug Nuisances: "Nuisance Properties" and Civil Forfeitures ... 598

Commonwealth v. 1997 Chevrolet ... 598

PART TWO. AFFORDABLE HOUSING: PUBLIC

AND PRIVATE HOUSING MARKETS

Chapter 6. Affordable Housing Programs ... 623

A.

Low-Income Housing Tax Credit Programs ... 627

Low Income Housing Tax Credits ... 627

Texas Department of Housing and Community Affairs v. The

Inclusive Communities Project, Inc ... · ... 631

Experiential Exercise #1:Justice Alito's Dissent ... 669

In re Adoption of the 2003 Low Income Housing Tax Credit

Qualified Allocation Plan ... 670

Experiential Exercise #2: Where Exactly Should Poor People Live? ... 694

B. Section 8 Voucher Programs: Housing Choice Voucher

(Tenant-Based) and Project-Based Rental Assistance ... 696

1. Hip-Hop and Housing: Revisiting Culture, Urban Space,

Power, and Law ... 697

Housing Choice Vouchers ... 698

Vouchers: Project-Based Vouchers ... 701

Experiential Exercise #3: HCVs vs. PBVs ... 706

2. No Fault Evictions ... 706

Department of Housing and Urban Development v. Rucker ... 707

Experiential Exercise #4: Landlord Requirements and

Incentives for Section 8 Housing ... 715

Property as Triggering Interest for Procedural Rights ... 716

Baldwin v. Housing Authority of the City of Camden,

New Jersey ... 718

C.

Homeownership and Opportunity for People Everywhere VI

(''HOPE VI") ... 735

Cabrini-Green Local Advisory Council v. Chicago Housing

Authority ... 738

Experiential Exercise #5: Brochures About Hope VI ... 755

D. Rental Assistance Demonstration ("RAD") ... 755

1. Five Things You Should Know About RAD Public Housing

Conversions ... 7 56

2. HUD Publishes Notice on Expanded Rental Assistance

Demonstration Program ... : ... 7 56

(17)

I

xviii TABLE OF CONTENTS

E

.

Af

c

ior a e

d bl {_I

_r

omeowners 1p ···:···.

h.

···

758

1

Paths to Homeownership for Low-Income and Minority

•

llouseholds ... .

> . . .

759

Notes and Qllestl.ons

_'

···

... 768

Experiential Exercise #6: The Future of Affordable Housing

in r\merica ... 768

Chapter 7. Exclusionary and Inclusionary Zoning

... · ··· ··· · .. ·

771

A. Exclusionary Zoning ... 771

1. Affordable I-lousing ... 772

Southern Burlington County N.AAC.P. v. Township of

Mount Laurel (Mount Laurel I) ... 772

Southern Burlington County N.A.A.C.P. v. Township of

Mount Laurel (Mount Laurel II) ...

~

... 782

Experiential Exercise #1: "Tiny House" ... 806

Village of Arlington Heights v. Metropolitan Housing

Development Corporation ... 808

2. The Disabled ... 819

City of Cleburne v. Cleburne Living Center ... 820

Experiential Exercise #2: Housing Disabled Veterans ... 838

3. Family Occupancy Ordinances ... 839

Village of Belle Terre v. Barnas ... 840

Moore v. City of East Cleveland, Ohio ... 846

Experiential Exercise #3: Single-Family Use Ordinances, the

Constitution, and the FHA ... 865

4. Eldercare ... 866

Walnut Acres Neighborhood Association v. City of Los

Angeles ... 866

Experiential Exercise #4: Planning for an Aging Nation ... 877

5. Race ... 879

Buchanan v. Warley ... 879

Notes and

(~uestions

... 887

B. Inclusionary Zoning ... 893

1. Land Use Challenges ... 893

California Building Industry Association v. City of SanJose ... 894

Experiential Exercise #5: Minimum Parking Ordinances and

Affordable Housing ... 919

2. Workforce Housing ... 920

(18)

TABLE OF CONTENTS

xix

I

Experiential Exercise #6: The "Poor Door" and Affordable

I-lousing ... 926

Chapter 8. The Constitution, Discrimination, and Affordable

Housing ... 929

A. Criminalizing Homelessness ... 929

Desertrain v. City of Los Angeles ... 929

Experiential Exercise #1: A Fundamental Right to Housing ... 943

B. Constitutional and PHA Challenges ... 944

1. Racial Quotas ... 944

United States v. Starrett City Associates ... 945

Experiential Exercise #2: Affirmative and Targeted Marketing ... 958

2. Meeting Local Housing Needs ... 960

Langlois v. Abington Housing Authority ... 960

Experiential Exercise #3: Housing Preferences for Veterans ... 970

3. Source of Income Discrimination ... 971

Pasquince v. Brighton Arms Apartments ... 972

Experiential Exercise #4: Tips to A void FHA Source of

Income Liability ... 979

Godinez v. Sullivan-Lackey ... 980

E~per~~ntial

Exercise #5: Same-Sex Couples ... 988

4. Disability Accommodation and Section 8 Voucher

Termination ... 991

Garcia v. Washington County Department of Housing

Services ... 991

5. Coercion, Intimidation, Threats, or Interference ... 997

Lachira v. Sutton ... 997

Experiential Exercise #6: Municipal Housing Decisions and

Discrimination ... 101 O

PART THREE. LANDLORD AND TENANT

Chapter 9. Tenants' Rights and Responsibilities ... 1015

A.

Establishing When the Legal Relationship of Landlord and Tenant

Exists ... 1015

Benham v. Morton

&

Furbish Agency ... 1015

Ann Arbor Tenants Union v. Ann Arbor YMCA ... 1021

Experiential Exercise #1: "It Is a Thin Line Between Love and

I-late" .... · ... 1031

(19)

/

,

I xx

TABLE OF CONTENTS

B. Eviction ofTenants-Pourteenth i\mendment Due Process and

Equal Protection Concerns ... 1032

Lindsey v. Normet ... 1033

Notes and (~uestions ... 1045

Greene v. Lindsey ... 1047

C. Death of the Tenant During the Lease Term ... 1057

Miller & Desatnik Management Co., Inc. v. Bullock ... l 058 Notes and Questions ... 1063

Experiential Exercise #2: Until Death Do You Part? ... 1063

1). Remedies ... 1064

Dexheimer v. CDS, Inc ... 1065

Notes and

(~uestions

... 1073

E. Tenants' Liability for Damage to the Leasehold: Indemnity Clauses, Subrogation Actions, and Releases ... 107 5 State Farm Plorida Insurance Co., v. Loo ... 1075

Experiential Exercise #3: The Oh Too Big House ... 1086

Newman v. L &

I-I

Company ... 1088

Experiential Exercise #4: Registered Sex Offenders ... 1097

P. Landlords' Negligence and the Validity of Exculpatory Clauses ... 1098

Ransburg v. Richards ... 1099

Milligan v. Chesterfield Village GP, LLC ... 1116

Experiential Exercise #5: The Social Welfare and Distributional Harms from the Continued Use of Unenforceable Residential Lease Clauses ... 1126

Chapter 10. Landlords' Rights and Responsibilities ... 1127

A. Implied Duties of Landlords ... 1128

29 Holding Corp. v. Diaz ... 1128

Experiential Exercise #1: Strategic Breaches ... 1139

I~Iannan v. Dusch ... 1140

Sobelsohn v. American Rental Management Company ... 1150

Notes and

(~uestions

... 1156

Experiential Exercise #2: Natural Disasters and Implied Warranties ... 1157

f-Iilder v. St. Peter ... 1159

Experiential Exercise #3: Grievances Between Tenants ... 1172

Kazanoff v. United States ... 1173

(20)

---··--·---·----~

Notes and Questions ... 1210

Chapter 11. The Regulation of Rents: Rent Control and Rent

Stabilization ... 1213

A.

Historical Background of Rent Regulation (Both Rent Control and

Rent Stabilization) ... 1213

1. Rent Control ... 1213

2. Rent Stabilization ... 1216

B. Affected Properties ... 1219

Central Towers Co. v. Borough of Ft. Lee ... 1219

N ates and Questions ... 1223

Experiential Exercise #1: Is My Parking Space Rent-Controlled? ... 1224

Sea Castle Apartments, Ltd. v. Santa Monica Rent Control Board ... 1225

Experiential Exercise #2: Federal Preemption of Local Rent

Control Laws for HUD Financed Properties ... 1230

Block 268 LLC v. City of Hoboken Rent Leveling and Stabilization

Board ... 1231

Experiential Exercise #3: Rent Control Common Interest

Communities, and Airbnb ... '. ... 1241

C.

Establishing and Adjusting Regulated Rents ... 1242

Pennell v. City of San Jose ... 1245

Experiential Exercise #4: Pushing Back Against Rent Increases ... 1254

City of Berkeley v. City of Berkeley Rent Stabilization Board ... 1255

D. Eviction Control ... 1268

Sobel v. Higgins ... 1270

Notes and Questions ... 1274

Experiential Exercise #5: Eviction and the Costs of Rent Control.. .... 127 6

Braschi v. Stahl Associates Company ... 1277

Experiential Exercise #6: "Mere Roommates" and Occupants

Not Entitled to Noneviction Protection ... 1292

E. Decontrol ... 1293

Roberts v. Tishman Speyer Props., L.P ... 1294

(21)

\ xxl\ TABLE OF CONTENTS

B.

1sno v anta omca en on

_.

S

M · R t C trol Boarcl

_.

... .

_{... 1311}

...

1306

Notes and Questions...

2

F. Constitutional and Statutory Challenges to Rent Control ···

131

Guggenheim v. City of Goleta ...

1312

de'\ , .

.. ...

1319

Notes an <uestlons ... .

Chapter 12. Landlord and Tenant Law-Select Topics in

D ·1scr·1m1·nat1"on

···

... 1323

A. Domestic Violence, Sexual Assault, and Sexual Harassment ...

13

23

Bouley v Young Sabourin

...

1325

Notes an

_£

.cl Qt1esti-.ons

_{•••••••••••••••••••••••••••••••••••••••••••••••••••••••••••}

...

1328

Sandy Hill Apartments v. Kudawoo ...

1329

Notes and Questions ...

1333

Experiential Exercise

#1:

Male Victims of Domestic Violence ...

1335

Fahnbulleh v. GFZ Realty, LLC ...

1336

1340

#2:

Vicarious Liability for Landlords ...

1341

B. Limited English Proficiency (LEP) and Illegal Immigration

0 rdinances ...

1341

1.

Limited English Proficiency (LEP) ...

1342

New York East Coast Management v. Gonzalez ...

1343

5000

Park Associates v. Collado ...

134 7

1350

#3:

Language Requirements Under

the FHA ...

1355

2.

Illegal Immigration Ordinances ...

1355

Lozano v. City ofHazleton ...

1356

1371

A Divisive Split in the Eighth, Pifth, and Third Circuits: What

the Courts Have to Say About States and Communities

Taking Immigration into Their Own Hands ...

1371

Keller v. City of Premont ...

1373

1384

#4:

Discriminatory Advertisements ...

1385

C.

Disability and Source of Income Discrimination ...

1386

Giebeler v. M&B Associates ...

1388

Notes and Questions ...

1403

#5:

Source of Income

Discrimination-Trust Fund Babies and Bookies ...

1406

D. Tenant Screening-Criminal and Eviction Records and Fair

I-lousing ...

1409

Evans v. UDR Inc ...

1411

1421

E. Mental Illness-Hoarding and Fair Housing ...

1423

Douglas v. Kriegsfeld Corporation ...

1424

(22)

xx vii

Buck v. Del City Apartments,

Inc ... 1026, 1027 Buck v. Payne & Raines ... 314, 315

Buckhannon Board & Care Home, Inc.

v. West Virginia Dept. of Health &

Human Resources ... 486, 656 Buckley v. Valeo ... 180 Buckner v. Lakes of Somerset

Homeowners Ass'n, Inc ... 67 Buick v. Highland Meadow Estates at

Castle Peak Ranch, Inc ... 81 Building Industry Assn. of Central

California v. City of Patterson ... 895, 896

Building Industry i\ssn. of Central California v. County of Stanislaus . 903 Bulone v. United Servs. Auto.

Ass'n ... 1076 Burch v. Ncdpower Mount Storm,

LLC ... 535, 536 Burnett v. Bruner ... 1030 Burney v. Housing Auth ... 949, 950 Burns v. i\rchitectural Doors &

Windows ... 194 Burnside v. Simpson Paper Co ... 1072 Burrell v. City of Kankakee ... 744 Bush v. Kaim ... 291, 470 Butland v. Bowen ... 725 Butner v. United States ... 324 Cabrera v. Jakabovitz ... .497, 1004 Cabrini-Green Local Advisory

Council v. Chicago Housing Authority ... 738 Cain v. Powers ... 419, 421 Calder v. Bull ... 891 California Building Industry

Association v. City of San

Jose ... 894, 916, 918, 921 California Mobile Home Park Mgmt.

Co., United States v ... 1003, 1391, 1398

Callen v. Sherman's, Inc ... 184 Campbell v. Robb ... 528 Candlelight Prop., LLC v. MI-IC

Operating Ltd. P'ship ... 1102 Cannon Point North, Inc. v.

i\.beles ... 259 Cannon v. Ferguson ... 67, 69 Cannon v. University of Chicago ... 750 Canton v. Harris ... 660 Cape Jasmine Court Trust v. Cent.

l'v!ortg. Co ... 108 Capital City Mortgage Corp. v. Habana

Village i\rt & Folklore, Inc ... 1154

Cappaert v. Junker ... 1106 Carisiv. Wax ... 1138, 1139

(26)

Ill

I

xxviii

Carmer, In re ... 202 Carney v. Philippone ... 1299 Cascade Trailer Court v. Beeson ... 1078 Casey v. Wells Pargo Bank, N.A. ... 106 Cason v. United States ... 343 Castello, United States v ... 619 Caullett v. Stanley Stilwell & Sons,

Inc ... 298 Causby, United States v ... 545 Central Towers Co. v. Borough of

Ft. Lee ... 1219 Centurian Dev. v. Kenford Co ... 1132 Certain Lands, United States v.

(In re Newlin) ... 161 Certain Lots in City of Virginia Beach,

Virginia, United States v ... 610 CEW Mgmt. Corp. v. First Federal

Savings & Loan Association ... 544

Chamber of Commerce v.

Whiting ... 1356, 1358, 1359, 1377, 1381

Chandler, United States v ... 609, 611 Charleston Hous. Auth. v. U.S. Dept. of Agric ... 1383 Charlottesville Redev. & Hous. Auth.,

United States v ... 683 Chase Plaza Condominium Ass'n v.

JPMorgan Chase Bank, N.A. ... 115, 117, 122

Chastleton Corp. v. Sinclair ... 1320 Chemical Bank v. Stahl... ... 275 Cheney v. Village 2 at New Hope,

Inc ... 777 Chevron, U.S.A., Inc. v. Natural

Resources Defense Council,

Inc ... 637, 709, 712, 976, 1005 Chicago, B. & Q. R. Co. v.

Chicago ... 904 Chicago, City of v. Beretta U.S.A.

Corp ... 558 Chicanos Por La Causa, Inc. v.

Napolitano ... 1358 Christian v. Ad. Richfield Co ... 1030 Church of the Holy Trinity v. United

States ... 208, 953 Church of the Lukumi Babalu Aye, Inc.

v. City of Hialeah ... 520 Cincinnati, City of v. Beretta USA

Corp ... 588, 589 Cincinnati, City ofv. Deutsche Bank

National Trust Co ... 582 CIO v. McAdory ... 1249 Citizens to Preserve Overton Park v.

Volpe ... 814 Civil Rights Cases ... .409, 410

TABLE OF CASES

Civil Rights Comm'n v. Akron Metro. Housing Auth ... l 339 Clarendon Mobile Home Sales, Inc. v.

Fitzgerald ... 1162 Clark, Commissioner v ... 1414 Cleburne, Tex., City ofv. Cleburne

Living Center ... 820, 837, 917, 1377 Cleveland, City of v. Ameriquest

Mortgage Securities ... 587, 588, 589,590

Cleveland, City ofv. Washington Mut. Bank ... 583 Coates v. City of Cincinnati ... 933 Coghlan v. Miller ... 1037 Cole v. Lord ... 1018 College Mobile Home Park & Sales v.

Hoffmann ... 1106 Collins v. Barker ... 561 Comer v. Cisneros ... 960 Commission on Human Rights &

Opporrunities v. Sullivan

Associates ... 986, 987 Committee For A Better Twin Rivers v.

Twin Rivers Homeowners'

Ass'n ... 169, 174, 177, 179, 180, 181, 182, 185

Community Credit Union of New Rockford, N.D. v. Homelvig ... 1078, 1084

Community Schools v. Seattle School Dist. No. 1 ... 644 Concerned Tenants Association of

Father Panik Village v. Pierce ... 749, 750

Conch Cove Inc. v. Hartford Accident

& Indem. Co ... 1079

Concord Cmtys., L.P. v. City of

Concord ... 1268 Condominium v. Breitenbach ... 242 Conklin, Matter of Estate of.. ... 1406 Consumer Prod. Safety Commn. v.

GTE Sylvania, Inc ... 226 Continental Basketball Assoc. v.

Ellenstein Enter., Inc ... 1102 Continental Insurance Co. v.

K~ennerson ... 1081 Cook v. Sullivan ... 536 Cooper, People v ... 1203 Coppage v. Kansas ... 857 Cormier v. McRae ... 1187 Cornelia C. F. Horsford v. Commissioner ... 363 Corporex Development & Construction

Management, Inc. v. Shook ... 589, 590, 594

(27)

TABLE OF CASES

Cortland-Clinton, Inc., Matter of v. New York State Dept. of Health ... 1286 Countrywide Home Loans, Inc. v.

Reed ... 318 Countrywide Home Loans, Inc. v.

Schmidt ... 337 County 13d. of Arlington County,

Virginia v. Richards ... 966 Cox v. City of Dallas, Tex ... 514 Craig v. 13oren ... 823 Crawford v. Buckner ... 1106, 1107 Cripe v. City ofSanJose ... 1397 Crisafi, State v ... 184 Crosby v. Nat'! Foreign Trade

Council ... 1359 Crowell v. Housing Auth. of

Dallas ... 1106 Cruz, People v ... 1286 CSX Transp., Inc. v. McBride ... 656 Cunningham v. Georgetown Homes, Inc ... 230, 238, 253 Cunningham v. McI<:inley, Inc.,

No. 313062 ... 1191 Curlee v. Walker ... 67 Curtis v. U.S. Bank National

Association ... 375 Customer Co. v. City of

Sacramento ... 904 Cuyahoga Falls, City of v. Buckeye

Cmty. Hope Found ... 689 Da'.1r:IerChrysler Corp., Matter of v.

Spitzer ... 1299 Dallas, City of v. Jennings ... 579 Dandridge v. Williams ... 862 Daniclenko v. I<:inney Rent i\ Car,

Inc ... 1177 Dattcl Family Ltd. P'ship v.

\Vintz ... 1079 Davidson 13ros., Inc. v. D. Katz & Sons,

Inc ... 185 Davidson v. New Orleans ... 856 Davis v. Moore ... 1188 Davis v. Romney ... 346, 348 Davis v. Schnell ... 813 Davis v. Williams ... 1166 Daya v. Commissioner ... 359 De Bruyn Produce Co. v.

Romero ... 1026 De Canas v. Bica ... 1359, 1361,

1362, 1376, 1377, 1378, 1379

de St. Aubin v. Flacke ... 1273 De Angelo, State v ... 172 Deem v. Charles E. Smith Mgmt.,

Inc ... 1180 Deetz, State v ... 548

xxix

Degenhardt v. Ewe Limited

Partnership ... 1191 Department of Housing and Urban

Development v. Rucker ... 707 Depner v. United States National

Bank ... 546, 54 7 Deputy v. duPont ... 224 Desert Palace, Inc. v. Costa ... 497, 647 Desertrain v. City of Los

Angeles ... 929 Dexheimer v. CDS, Inc ... 1065 Diakonos Holdings, LLC v.

Countrywide Home Loans,

Inc ... 108 Dieffenbach v. Attorney General of

Vermont ... 373 Dillman v. Hoffman ... 546 DiLullo v. Joseph ... 1078, 1083 Dinicu v. Groff Studios Corp ... 267 Diocese of Rochester, I\ latter of v.

Planning Bd ... 248 Dix Mut. Ins. Co. v.

LaFramboise ... 1078 Doe v. Bolton ... 852 Dolan v. City of Tigard ... 904 Dorn v. Oppenheim ... 1061 Douglas v. Kriegsfcld ... 1420, 1424, 1446, 1449, 1451 Downey v. Jackson ... 579 Drain v. Friedman ... 291, 471 Drake v. O'Brien ... 1060 Druckerv. Mauro ... 1293 DSP Venture Group, Inc. v.

Allen ... 1154 DuBois v. Ass'n of Apt. Owners ... .482 Duckett v. Silberman ... 291, 4 70 Duda v. Thompson ... 1133 Duffy v. Landings Assoc., Inc ... 299 Dugand v. Magnus ... 1059 Dunes S. Homeowners i\ss'n v. First

Flight Builders, Inc ... 145, 146, 149 Dunnington v. Thomas E. Jarrell

Co ... 1155 Duvall v. County of l<:itsap ... 992, 994 Dyna-Med, Inc. v. Fair Employment &

Housing Com ... 131 O E. St. Johns Shingle Co. et al. v.

Portland ... 575 Earl W. Jimerson Housing Company,

Inc. v. Butler ... 232 Eastern Nat'l 13ank v. Glendale Fed. Sav.

& Loan i\ss'n ... 335

Easthampton Savings Bank v. City of Springfield ... 389, 396, 397, 399,597

(28)

I

xxx

East-.tv1iller v. Lake County Highway Dep't ... 517, 519, 524, 1005 Eastpointe Property Owners' Ass'n, Inc. v. Cohen ... 76 Eckstein v. United States ... 211, 213,

223

Edde, Matter of v. Columbia

Univ ... 248 Edgar v. Siegel.. ... 1320 Edmonds, City of v. Oxford House,

Inc ... 1414 Edosada v. Commissioner of Internal Revenue ... 356 Edward Gray Apartments v.

Williams ... 977 Edwards v. District of Columbia ... 749 Egan v. Schmock ... 1008 Eggen v. Wetterborg ... 1044 Ehrlich v. City of Culver City ... 916 Eidson v. Pierce ... 725, 726 Eisenstadt v. Baird ... 841, 853, 854, 857 Elder v. Jones ... 315 Elderhaven, Inc. v. City of

Lubbock ... 1415 Emerson College v. City of

Boston ... 395 Emmons v. Emmons ... 312 Employment Division v. Smith ... 519 Ensign Bickford Realty Corp. v. City

Council ... 905 Entelman v. Hagood ... 1037 Erdman v. Lower Yakima Valley

B.P.O.E. Lodge No. 2112 ... 1072 Eskanos & Supperstein v. Irwin ... 1094

Espinoza v. Farah Mfg. Co ... 1383 Estes Express Lines, Inc., v. Chopper

Express, Inc ... 1090 Eubanks v. First Mt. Vernon Indus.

Loan Ass'n, Inc ... 1188 Euclid v. Ambler Realty Co ... 547 Euclid, Village of v. Ambler Realty

Co ... 843, 847, 851, 903, 905, 916 Evans v. Pollock ... 67 Evans v. Tubbe ... 513 Evans v. UDR Inc ... 1411 Evergreen Highlands Association v.

West ... 78 Ewen v. Maccherone ... 197 F. S. Royster Guano Co. v.

Virginia ... 841, 855 Fahnbulleh v. GFZ Realty,

LLC ... 1336 Fair Housing Congress v. Weber ... 889 Fair I-lousing Council v. Montgomery

Newspapers ... 1010

TABLE OF CASES

Cooperative, Inc ... 490 Fair Housing of the Dakotas, Inc. v.

Goldmark Property Management, Inc ... 487 Faretta v. California ... 184 Farrar v. Hobby ... 486 FCC v. Florida Power Corp ... 1249 Fe Bland v. Two Trees Mgt. Co ... 249,

253

Federal Housing Financing Agency v. City of Chicago ... 403, 595 Federal Ins. Co. v. Paulk ... 1078 Federal Land Bank of Columbia v.

Godwin ... 333, 336 Ferguson v. Skrupa ... 857, 1055 Fiacco, Matter of v. Santee ... 248 Fidelity Pederal Sav. & Loan

Ass'n ... 1364 Fidelity Int'! Currency Advisor A Fund,

LLC ex rel. Tax Matters Partner v. United States ... 360 Finish Line, Inc. v. J akobitz ... 1138 Fire Ins. Exch. v. Hammond ... 1078 Fireman's Fund Ins. Co. v.

Rojas ... 1076 First English Evangelical Lutheran

Church of Glendale v. County of Los Angeles ... 1248 First Fed. Sav. & Loan Ass'n v.

Bailey ... 131, 132 Fisher v. Berkeley ... 1320 Flagg Bros., Inc. v. Brooks ... 187 Fletcher v. Peck ... 814 Pletcher v. The Dakota, Inc ... 293, 474 Flynn v. Brooklyn City R.R. Co ... 263 Fobe Associates v. Demarest ... 785 Ponseca v. City of Gilroy ... 897 Pontaine v. Deutsche Bank National

Trust Co ... 380 Forman v. Community Services,

Inc ... 206 Portunato v. Shenango Limestone

Co ... 1060 Fox v. Kings Grant Maint. Ass'n ... 179 France v. Peck ... 1073 Prancis v. Trinidad Motel ... 1026 Francisco v. Commissioner ... 226 Franklin Fire Ins. Co. v. Noll ... 1103 Franklin Tower One, LLC v.

N.M ... 975, 987 Fresh Cut, Inc. v. Fazli ... 1104, 1111 Frey v. Abdo ... 316 Freygang v. Verona ... 1222 Friedenthal v. Thompson ... 1044

(29)

TABLE OF CASES

Frontiero v. Richardson ... 823 Fudge v. City of Providence Fire

Dep't ... 964 Fuentes v. Shevin ... 184 Fullinwider v. S. Pac. R.R. Co ... 226 Gaboury v. Ireland Rd. Grace Brethren,

Inc ... 1030 Gade v. Nat'! Solid Wastes Mgmt.

Ass'n ... 1359 Gaffney v. Board of Trustees of the

Orland Fire Protection District. .... 556 Galante v. Hathaway Bakeries,

Inc ... 1078 Gallagher v. Magner ... 643, 651, 661 Galligan v. Arovitch ... 1106 Gamble v. City of Escondido ... 1437 Garcia v. Washington County

Department of Housing

Services ... 991 Gardner v. Collins ... 661 Gardner v. Keteltas ... 1145 Gautreaux v. Chicago Housing

Authority ... 744 746

G

_{emsco, Inc. v. Walling ... 953}

'

General Accident Fire & Life Assurance

Corp. v. Traders Furniture Co ... 1078 General Bargain Ctr. v. American Alarm

Co ... 1103 General Bldg. Contractors Ass'n v.

Pennsylvania ... 496 General Electric Co. v. Joiner ... 731 General Motors Co1p., United States

v ... 156, 159 George v. Board of Directors of One

West 64th Street, Inc ... 271 George Washington University v.

District of Columbia ... 864 Georgia Latino Alliance for Human

Rights v. Governor of Ga ... 1362 Georgia Props., Inc. v. Dalsimer ... 1293 Gerber v. Longboat Harbour N.

Condo., Inc ... 527 Giaccio v. Pennsylvania ... 933 Giebcler v. M & B Associates ... 417,

481, 1414, 1417, 1421

Giebeler v. M&B Associates ... _. 1388 Gilbert Frank Corp. v. Federal Ins.

Co ... 272 Giles, United States v ... 638 Givoni v. Santa Monica Rent Control

Bd ... 1268 Gladstone, Realtors v. Village of

Bellwood ... 96 GNS P'ship v. Fullmer ... 1078, 1084 Godinez v. Sullivan-Lackey ... 980 Goforth v. Eads ... 326

xxxi

Goldberg v. 400 E. Ohio Condo. Ass'n ... 527 Goldberg v. Kelly ... 723, 732 Goldblatt v. Hempstead ... 903 Golder v. Commissioner ... 358 Gomez v. Chody ... 744 Gomez v. Illinois St. Bd. of Educ ... 7 46 Gomillion v. Lightfoot ... 813 Gonzales v. City of Peoria ... 1367 Gonzales, United States v ... 709 Good Shepherd Manor Found.,

Inc ... 1437 Grace v. Town of Brookline ... 391 Grace, United States v ... 827 Gradjelick v. Hance ... 1092, 1093,

1115

Graham v. Richardson ... 823 Gramercy Spire Tenants' Ass'n v.

Harris ... 1228 Grannis v. Ordean ... 732, 1050 Grant Co. v. Srogi ... 1277 Grant v. Detroit Ass'n of Women's

Clubs ... 1025 Graves v. County of Dauphin ... 1339 Graves v. S.E. Downey Registered Land

Surveyor, P.J\. ... 1018 Gray v. TD Bank, N.A ... 194 Greater New Orleans Fair Housing

Action Center v. St. Bernard

Parish ... 640 Green Party v. Hartz Mountain Indus.,

Inc ... 174, 177, 181 Green v. Bock Laundry Machine

Co ... 711 Greenberg v. Board of Mgrs. of

Parkridge Condominiums ... 267 Greene v. Lindsey ... 712, 1047, 1056 Grcnader v. Spitz ... 219 Grenvil Realty Corp. v. New York State

Div. of Hous. & Cmty.

Renewal.. ... 1312 Griffin Development Co. v. City of

Oxnard ... 906 Griffin v. Illinois ... 841 Griffin v. School Board ... 813 Griggs v. Duke Power Co ... 635, 641,

643,645,649,665, 963

Griswold v. Connecticut.. ... 841, 844, 853,854,857,858

Griswold, Estate of... ... 873 Groner v. Golden Gate Gardens

Apts ... 1420 Groome Res. Ltd. v. Parish of

Jefferson ... 482 Grooms, United States v ... 288, 468 Grosjean v. American Press Co ... 813

(30)

I

xxx

East-l'vliller v. Lake County Highway Dep't ... 517, 519, 524, 1005 Eastpointe Property Owners' Ass'n, Inc. v. Cohen ... 76 Eckstein v. United States ... 211, 213,

223

Edde, Matter of v. Columbia

Univ ... 248 Edgar v. Siegel ... 1320 Edmonds, City of v. Oxford House,

Inc ... 1414 Edosada v. Commissioner oflnternal Revenue ... 356 Edward Gray Apartments v.

Williams ... 977 Edwards v. District of Columbia ... 749 Egan v. Schmock ... 1008 Eggen v. Wetterborg ... 1044 Ehrlich v. City of Culver City ... 916 Eidson v. Pierce ... 725, 726 Eisenstadt v. Baird ... 841, 853, 854, 857 Elder v. Jones ... 315 Elderhaven, Inc. v. City of

Lubbock ... 1415

/

Emerson College v. City of

Boston ... 395 Emmons v. Emmons ... 312 Employment Division v. Smith ... 519 Ensign Bickford Realty Corp. v. City

Council ... 905 Entelman v. Hagood ... 1037 Erdman v. Lower Yakima Valley

B.P.O.E. Lodge No. 2112 ... 1072 Eskanos & Supperstein v. Irwin ... 1094

Espinoza v. Parah Mfg. Co ... 1383 Estes Express Lines, Inc., v. Chopper

Express, Inc ... 1090 Eubanks v. Pirst Mt. Vernon Indus.

Loan Ass'n, Inc ... 1188 Euclid v. Ambler Realty Co ... 547 Euclid, Village of v. Ambler Realty

Co ... 843, 847, 851, 903, 905, 916 Evans v. Pollock ... 67 Evans v. Tubbe ... 513 Evans v. UDR Inc ... 1411 Evergreen Highlands Association v.

West ... 78 Ewen v. Maccherone ... 197 F. S. Royster Guano Co. v.

Virginia ... 841, 855 Fahnbulleh v. GFZ Realty,

LLC ... 1336 Fair Housing Congress v. Weber ... 889 Pair Housing Council v. Montgomery

Newspapers ... 1010

TABLE OF CASES

Cooperative, Inc ... 490 Fair Housing of the Dakotas, Inc. v.

Goldmark Property Management, Inc ... 487 Faretta v. California ... 184 Farrar v. Hobby ... 486 FCC v. Florida Power Corp ... 1249 Pe Bland v. Two Trees Mgt. Co ... 249,

253

Federal Housing Financing Agency v. City of Chicago ... 403, 595 Federal Ins. Co. v. Paulk ... 1078 Federal Land Bank of Columbia v.

Godwin ... 333, 336 Ferguson v. Skrupa ... 857, 1055 Fiacco, Matter of v. Santee ... 248 Fidelity Federal Sav. & Loan

Ass'n ... 1364 Fidelity Int'! Currency Advisor A Fund,

LLC ex rel. Tax Matters Partner v. United States ... 360 Finish Line, Inc. v. J akobitz ... 1138 Fire Ins. Exch. v. Hammond ... 1078 Fireman's Fund Ins. Co. v.

Rojas ... 1076 First English Evangelical Lutheran

Church of Glendale v. County of Los Angeles ... 1248 First Fed. Sav. & Loan Ass'n v.

Bailey ... 131, 132 Fisher v. Berkeley ... 1320 Flagg Bros., Inc. v. Brooks ... 187 Fletcher v. Peck ... 814 Fletcher v. The Dakota, Inc ... 293, 474 Flynn v. Brooklyn City R.R. Co ... 263 Fobe Associates v. Demarest ... 785 Fonseca v. City of Gilroy ... 897 Fontaine v. Deutsche Bank National

Trust Co ... 380 Forman v. Community Services,

Inc ... 206 Fortunato v. Shenango Limestone

Co ... 1060 Fox v. Kings Grant Maint. Ass'n ... 179 France v. Peck ... 1073 Francis v. Trinidad Motel ... 1026 Prancisco v. Commissioner ... 226 Franklin Fire Ins. Co. v. Noll ... 1103 Franklin Tower One, LLC v.

N.M ... 975, 987 Fresh Cut, Inc. v. Pazli ... 1104, 1111 Frey v. Abdo ... 316 Freygang v. Verona ... 1222 Friedenthal v. Thompson ... 1044

(31)

TABLE OF CASES

Frontiero v. Richardson ... 823 Fudge v. City of Providence Fire

Dep't ... 964 Fuentes v. Shevin ... 184 Fullinwider v. S. Pac. R.R. Co ... 226 Gaboury v. Ireland Rd. Grace Brethren,

Inc ... 1030 Gade v. Nat'! Solid Wastes Mgmt.

Ass'n ... 1359 Gaffney v. Board of Trustees of the

Orland Fire Protection District ... 556 Galante v. Hathaway Bakeries,

Inc ... 1078 Gallagher v. Magner ... 643, 651, 661 Galligan v. Arovitch ... 1106 Gamble v. City of Escondido ... 1437

Garcia v. Washington County Department of Housing

Services ... 991

Gardner v. Collins ... 661 Gardner v. Keteltas ... 1145 Gautreaux v. Chicago Housing

Authority ... 744, 746 Gemsco, Inc. v. Walling ... 953 General Accident Fire & Life Assurance

Corp. v. Traders Furniture Co ... 1078 General Bargain Ctr. v. American Alarm

Co ... 1103 General Bldg. Contractors Ass'n v.

Pennsylvania ... 496 General Electric Co. v. Joiner ... 731 General Motors Corp., United States

v ... 156, 159 George v. Board of Directors of One

West 64th Street, Inc ... 271

George Washington University v. District of Columbia ... 864 Georgia Latino Alliance for Human

Rights v. Governor of Ga ... 1362 Georgia Props., Inc. v. Dalsimer ... 1293 Gerber v. Longboat Harbour N.

Condo., Inc ... 527 Giaccio v. Pennsylvania ... 933 Giebeler v. M & B Associates ... 417,

481, 1414, 1417, 1421

Giebeler v. M&B Associates ... 1388

Gilbert Frank Corp. v. Federal Ins. Co ... 272 Giles, United States v ... 638 Givoni v. Santa Monica Rent Control

Bd ... 1268 Gladstone, Realtors v. Village of

Bellwood ... 96 GNS P'ship v. Fullmer ... 1078, 1084

Godinez v. Sullivan-Lackey ... 980

Goforth v. Eads ... 326

xxxi

Goldberg v. 400 E. Ohio Condo.

Ass'n ... 527 Goldberg v. Kelly ... 723, 732 Goldblatt v. Hempstead ... 903 Golder v. Commissioner ... 358 Gomez v. Chody ... 744 Gomez v. Illinois St. Bd. ofEduc ... 746 Gomillion v. Lightfoot ... 813 Gonzales v. City of Peoria ... 1367 Gonzales, United States v ... 709 Good Shepherd Manor Found.,

Inc ... 1437 Grace v. Town of Brookline ... 391 Grace, United States v ... 827 Gradjelick v. Hance ... 1092, 1093,

1115

Graham v. Richardson ... 823 Gramercy Spire Tenants' Ass'n v.

Harris ... 1228 Grannis v. Ordean ... 732, 1050 Grant Co. v. Srogi ... 1277 Grant v. Detroit Ass'n of Women's

Clubs ... 1025 Graves v. County of Dauphin ... .1339 Graves v. S.E. Downey Registered Land

Surveyor, P.A ... 1018 Gray v. TD Bank, N.A. ... 194

Greater New Orleans Fair Housing Action Center v. St. Bernard

Parish ... 640 Green Party v. Hartz Mountain Indus.,

Inc ... 174, 177, 181 Green v. Bock Laundry Machine

Co ... 711 Greenberg v. Board of Mgrs. of

Parkridge Condominiums ... 267

Greene v. Lindsey ... 712, 1047, 1056

Grenader v. Spitz ... 219 Grcnvil Realty Corp. v. New York State

Div. of Hous. & Cmty.

Renewal.. ... 1312 Griffin Development Co. v. City of

Oxnard ... 906 Griffin v. Illinois ... 841 Griffin v. School Board ... 813 Griggs v. Duke Power Co ... 635 641

643,645,649,665,963 ' ,

Griswold v. Connecticut ... 841, 844, 853,854,857, 858

Griswold, Estate of.. ... 873 Groner v. Golden Gate Gardens

Apts ... 1420 Groome Res. Ltd. v. Parish of

Jefferson ... 482 Grooms, United States v ... 288, 468 Grosjean v. American Press Co ... 813

(32)

I

xxxii

Gross v. FBL Pinancial Services, Inc ... 646, 652

Gross, Matter of v. Perales ... 1301

Grossman v. Baumgartner ... 1274

Grutter v. Bollinger ... 683

Guardians Association v. Civil Service Commission ... 745

Guggenheim v. City of Goleta .... 1242,

1312 Guido, In re ... 320

Guinn v. United States ... 813

Guiseppi v. Walling ... 953

Gustafson v. Alloyd Co ... 639, 653 Guth v. Tazewell County ... 559

Guzman v. McDonald ... 1205

Habib v. Thurston ... 1187

Hailu v. Simonds ... 1194

Haines v. St. Charles Speedway ... 1121

Halet v. Wend Investment Co ... 638

Hall v. City of Santa Barbara ... 1273

Halprin v. Prairie Single Family Homes of Dearborn Park Ass'n ... 508, 519, 1005, 1006, 1007 Hammen v. Baltimore County Police Department ... 382

Hammett v. Rosensohn ... 132

Hampton v. Mott Motors, Inc ... 1188

Hannaford Bros., Co. Customer Data Sec. Breach Litig., In re ... 194

Hannan v. Dusch ... 1140, 1149 Hanson v. Veterans Administration ... 638

Harmon v. Markus ... 1275

Harper v. Virginia State Board ... 841

Harris v. Itzhaki ... .473, 663, 1448 Harris v. Kemp ... 313

Hartford Accident & Indemnity Co. v. Insurance Commissioner of Commonwealth ... 187

Hartshorne v. Hartshorne ... 138

Hatch v. Anderson ... 1193

Havens Realty Corp. v. Coleman ... 494,

505 Hay v. Dept. of Transportation ... 574

Hayes, In re ... 324

Hazleton, City ofv. Lozano ... 1356,

1357 Heatherridge Mgmt. Co. v. Benson ... 1205, 1206 Helen D. v. DiDario ... 1390

Hemisphere Building Co. v. Village of Richton Park ... 1397, 1398 Henrioulle v. Marin Ventures, Inc ... 1106

Henry Horner Mothers Guild v. Chicago Hous. Auth ... 750

TABLE OF CASES Herman v. Rohan ... 1060

Hernandez v. City of Hanford ... 905

Herpolsheimer v. Christopher ... 1142

Herring v. Dep't of Soc. & Health Servs ... 1071

Herzog, Matter of v. Joy ... 1286

Hevenor, Matter of ... 1133

Heyert v. Orange & Rockland Utils ... 1133

HFH Ltd. v. Superior Court ... 904, 910 Hidden Harbour Estates, Inc. v. Basso ... 244

Hidden Harbour Estates, Inc. v. Norman ... 76, 241 Hiett v. Lake Barcroft Cmty Ass'n ... 1090

Highland Lakes Country Club & Cmty. Ass'n v. Franzino ... 60, 61 Highland Lakes Country Club & Community Ass'n v. Pranzino ... 125,

141 Highland Lakes Country Club & Community Association v. Franzino ... 124

Hilder v. St. Peter ... 1159

Hill v. Community of Damien of Molokai ... 418, 504 Hill v. Group Three Housing Dev. Corp ... 725, 726 Hill v. Robertson ... 314

Hines v. Davidowitz ... 1359, 1365, 1366, 1369, 1378 Hinton v. Sealander Brokerage Co ... 1187, 1188 Hobday v. Kane ... 1145

Hodel v. Virginia Surfa