Regulation
of
SoberLivingHomes
1223N.ProvidenceRd.Media,PA19060
[email protected]
www.maddrenlaw.com
FederalRegulationsProtectingSoberHomes
• Disabledindividualsareofferedprotec'ons,notimmunity,
fromlocalzoninglaws.
• SourceofprotecHonsforsoberlivingoperatorsaretheFair
HousingAct(FHA),42USC§3601etseq,theAmericanswith
Disabili'esAct(ADA),42U.S.C.§12131etseq.andthe
federalRehabilita'onAct(RA).
• Therightsofrecoveringsubstanceabuserstolivein
supporHvehousinginresidenHalareasisprotectedbythe
FHA,ADA,andRAonlyiftheresidentsqualifyas“handicap”
or“disabled”andforFHApurposes,alsothatthepremises
qualifiesasa“dwelling.”
LitigationbasedonDiscriminationunderthe
FHA,ADAandRA
• TherearethreepossibletheoriesofdiscriminaHonbyzoning
authoriHesunderthefederalstatutes:
1)disparatetreatment,
2)disparateimpact,and
3)failuretomakeareasonableaccommodaHoninrules,policies,
pracHcesorserviceswhensuchaccommodaHonsmaybe
necessarytoaffordsuchpersonequalopportunitytouseand
enjoyadwelling.
ReasonableAccommodations
undertheFHA
UndertheFHA,illicitdiscriminaHonoccurswhenatownship
refuses“tomakereasonableaccommodaHonsinrules,
policies,pracHces,orserviceswhensuchaccommodaHonmay
benecessarytoafforda[handicapped]personequal
opportunityuseandenjoyadwelling.”
ReasonableAccommodations(cont.)
•  Whilefairhousinglawsintendthatallpeoplehaveequal
accesstohousing,thelawalsorecognizesthatindividuals
withdisabiliHesmayneedextratoolstoachieveequality.
•  Providingreasonableaccommoda'onisonewayforlocal
jurisdicHonstoproviderelieffromlanduseandzoningand
buildingregulaHonsandproceduresthathavetheeffectof
discriminaHngagainstthedevelopment,siHnganduseof
housingforindividualswithdisabiliHes.
•  AdopHngareasonableaccommodaHonordinancewillnot,
however,cureazoningordinancethatonitsface
discriminatesagainstindividualswithdisabiliHes.Norwillan
offerofreasonableaccommodaHoneverexcuseacityor
countyfromliabilityforintenHonaldiscriminaHon.
ReasonableAccommodationClaimsunderthe
FairHousingAct(FHA)
•  TheFHAmakesitunlawfultodiscriminateinthesaleorrental,ortootherwisemakeunavailableordeny,
adwellingtoanybuyerorrenterbecauseofahandicap.
•  UndertheFHA,anaggrievedsoberlivinghomeoperatorbearstheiniHalburdenofshowingthelocal
zoningboardorTownshipthattherequestedaccommoda'onis:
1)necessary
2)sothatahandicappedpersonhas
3)anequalopportunity
4)touseandenjoyadwelling,
Iftherequestorcandemonstratetheseelements,theburdenshi_stotheTownshiptoshowthatthe
requestedaccommodaHonisunreasonable.
•  WhethertheoccupantsofasoberhomemeettheFHAdefiniHonsof“handicap”andwhetherthesober
homemeetstheFHAdefiniHonofa“dwelling”andwhetherthereisthedirectlinkbetweenthe
requestedaccommoda'onandthe“equalopportunity”tobeprovidedtoahandicappedpersonare
determinedfirstbythelocalzoningofficialsonacase-by-casebasis.
“Necessary”
•  IftheproposedaccommodaHonprovidesnodirect
amelioraHonofdisability’seffect,itisnot“necessary”under
theFHA.
“Handicap”
•  Thereisnoperserulethatrecoveringalcoholicsanddrug
addictsaredisabledorhandicapped.
•  TheFHAdefiniHonof“handicap”isidenHcaltotheADA
definiHonofdisabled.
•  Handicapisdefinedas“(a)aphysicalormentalimpairment
thatsubstanHallylimitsoneormoremajorlifeacHviHes;(b)a
recordofsuchimpairment;or(c)beingregardedashaving
suchanimpairment."42U.S.C.§3602(h)
•  Importantly,theFHAexcludesfromstatutoryprotecHon
thosewho“currently”useorabusecontrolledsubstances.
•  TownshipshavearguedthatasoberlivingfacilityisnotenHtled
tofederalprotecHonwherearesidenthasdiedofanoverdose.
“EqualOpportunitytoUseandEnjoyaDwelling”
• “Equalopportunitytouseandenjoyadwelling”means“an
opportunityforhandicappedpersonstoliveinasingle-family
residenHalneighborhood.”
• DisabledpeoplearenotpermifedtobeexcludedfromtheAmerican
mainstreamandrelegatedtoundesirableneighborhoods.
• However,theFHAdoesnotgivehandicappedindividualsthe
prerogaHvetoliveinapar'cularhomeofhisorherchoosing,
regardlessoftheapplicablezoningregulaHons.
“Dwelling”
• AdwellingisdefinedintheFHAas“anybuilding,structure,or
porHonthereofwhichisoccupiedas,ordesignatedorintendedfor
occupancyas,aresidencebyoneormorefamilies.”42U.S.C.§
3602(b).
• TheThirdCircuitCourtofAppeals,afederalcourtwhichcovers
Pennsylvaniahasheldthatadrugandalcoholtreatmentfacility
doesfallintotheFHAdefiniHonofa“dwelling.”LakesideResort
Enterprises,LPv.BoardofSupervisorsofPalmyraTownship,455F.
3d154,(3dCir.2006)
“Dwelling”(cont.)
Dwellingtest(Lakesidecase):
1)dotheoccupants“intendtoremaininthefacilityforanysignificantperiodof
Hme”;and
2)dotheoccupants“view[thefacility]asaplacetoreturntoduringthat
period.”
Lakeside:Anaveragelengthofstayofjust14.8dayswassufficientsincethis
lengthofstaywasaresultofinsurancecoverageandthatitwaslongerthana
typicalhotelstay.Thesecondprongwasmet,“thoughbarely,”becausethe
residentsatemealstogether,receivedmailatthefacilityandmadeittheir
residencewhiletheyweretherebyhangingpicturesonthewallandreceiving
visitors.
UnreasonableAccommodation
• AnaccommodaHonisunreasonableifit:
1)imposesunduefinancialandadministraHveburdens;
2)imposesan‘unduehardship’ontheTownship;or
3)requiresafundamentalalteraHoninthenatureofthe
Township’szoningprogram.
ReasonableAccommodationRequestMechanics
• EvidenceinsupportofareasonableaccommodaHonrequestmustfirst
bepresentedtolocalzoningofficialsunlesslocalgovernmentofficials
havepreviouslymadestatementsorotherwiseindicatedthatan
applicaHonwouldnotreceivefairconsideraHon,oriftheprocedure
itselfisdiscriminatory.
• AviolaHonoftheFHAorADAdoesnotoccurunHlarequestfora
reasonableaccommodaHonismadeanddeniedbythelocalzoning
board.
• Wherealocalzoningschemespecifiesproceduresforseekinga
reasonableaccommodaHon,courtshavedecided,andtheDepartment
ofJusHceandHUDagree,thattheseproceduresmustordinarilybe
followed.
ReasonableAccommodationRequestMechanics
(cont.)
• Ifnoprocedureisspecified,personswithdisabiliHesmay,nevertheless,
requestareasonableaccommodaHoninsomeotherway,andalocal
governmentisobligatedtograntitifitmeetsthecriteria.
• Alocalgovernment'sfailuretorespondtoarequestforreasonable
accommodaHonoraninordinatedelayinrespondingcanbeaviolaHonof
theFHA.
• LocalgovernmentsareencouragedtoprovidemechanismsforrequesHng
reasonableaccommodaHonsthatoperatepromptlyandefficiently,without
imposingsignificantcostsordelays.Thelocalgovernmentshouldalsomake
effortstoinsurethattheavailabilityofsuchmechanismsiswellknown
withinthecommunity.
RecommendationsforTownships’Reasonable
AccommodationProcedures
TownshipsshouldexaminetheirreasonableaccommodaHonproceduresand
wherenoneexist,consideranewordinancetoimplement.Requestsfor
reasonableaccommodaHonshouldbewrifenandprovidethefollowing
informaHon.
(1)Nameandaddressoftheindividual(s)requesHngreasonableaccommodaHon;
(2)Nameandaddressofthepropertyowner(s);
(3)AddressofthepropertyforwhichaccommodaHonisrequested;
(4)DescripHonoftherequestedaccommodaHonandtheregulaHon(s),policyor
procedurefromwhichaccommodaHonissought;and
(5)ReasonthattherequestedaccommodaHonmaybenecessaryforthe
individual(s)withthedisabilitytouseandenjoythedwelling.(FHAstandard)
RecommendationsforReasonable
AccommodationProcedures(cont.)
• AnyinformaHonidenHfiedbyanapplicantasconfidenHalshould
beretainedinamannersoastorespecttheprivacyrightsofthe
applicantandshouldnotbemadeavailableforpublicinspecHon.
• Ifanindividualneedsassistanceinmakingtherequestfor
reasonableaccommodaHon,theTownshipshouldofferto
provideassistancetoensurethattheprocessisaccessible.
Questions?
Contact:
MichaelL.Maddren
MaddrenLawOffice
1223N.ProvidenceRd.
Media,PA19063
[email protected]
(610)565-1200x.801