Rent it Right
Rent it Right
Q: My elderly mother needs a caregiver twice a day to help her with dressing, bathing and food preparation, because her ability to walk is severely curtailed. Mother lives in an apartment complex that allocates one parking spot to each resident (mother has kept her car and parks it there so that her visiting children can use it to take her to doctor appointments).
The caregiver has to park on the street, sometimes more than a block away, which means that she bills my mother for the extra time it takes her to get to and from mother's unit.
Mother asked for an extra space, which is available, but management requires her to pay for it. As a person with a disability, isn't she entitled to a free parking space for the person whom she relies on for help with daily living activities? --Kelly P.
A: From your description of your mother's condition -- requiring help due to significant mobility problems -- it's clear that she qualifies legally as a person with a disability. That is, she is significantly impaired in one or more major life activities: namely, walking.
As a person with a disability, she could clearly ask management to make available a close-in parking spot for her personal use, because she could face injury or pain if she had to travel long distances from the house to the car. In other words, without a parking space close to the apartment, her use and enjoyment of the dwelling would be diminished.
Once a tenant can establish this direct link -- that the accommodation is necessary to address the problem -- then the question becomes whether it is reasonable to require management to provide the accommodation.
So, for example, if your mother were asking to bypass a wait list and be assigned a close-in spot immediately, a judge would consider the burden on the landlord of complying with this request. Most of the time, a situation like this is decided in the tenant's favor, because varying the normal parking policy in this way is not a big deal.
With this simple scenario as a backdrop, let's look at your mother's specific request. She's not asking for parking for herself; she's asking on behalf of a third party.
To prevail, your mother would have to argue that having to pay for the second parking spot for her helper would make it impossible for her to live comfortably in her rental; or, that the extra commute time she pays for as her helper walks to and from her car also makes it impossible for her to live there safely.
You can see that the neat, one-jump causal chain in our first scenario is missing here. Paying for the spot, or paying extra for the helper's walking time, doesn't necessarily prevent your mother from getting the care she needs. And for this reason, she might have a hard time convincing a judge that a free spot, or even an available spot, must be given to her caregiver.
One can imagine other situations in which the outcome might be different. Suppose, for example, that a husband and wife who both have disabilities and share a one-bedroom apartment ask for permission to have a live-in helper, in a state with an occupancy standard of two people per bedroom (that's the national guideline; some states are more generous).
Without a live-in, the couple will face many hours alone and will be unable to meet their basic needs.
Would it be reasonable to expect the landlord to adjust its policies, assuming building code space requirements would not be violated by the addition of one more occupant? Arguably yes, because of the direct link between the couple's ability to live safely in the rental and the accommodation sought.
And would it be reasonable to ask that no more rent be charged for this additional occupant? Now we're into the tricky waters posed by your question. Many judges will uphold the landlord's desire to charge for one more occupant, reasoning that this additional rent will not, by itself, defeat the couple's ability to live safely and comfortably in the rental.
Q: The street in front of my apartment building has become a popular spot for day laborers to hang out and wait for jobs. The place is quite messy and my tenants are upset. They don't like having to walk through the crowd, say they feel intimidated, and have asked me to do something about it or they'll move out. I'm also worried that if they are harmed, I'll be responsible. Any suggestions? --Arnold J.
A: The legal issues raised by the situation you describe are similar to the issues landlords face when the sidewalks in front of their buildings are taken over by drug gangs, prostitutes or other less savory types. Not that day laborers are in any way as fearsome and dangerous as some of these folks, by a long shot.
But the legal issue for the landlord is the same: To what extent are you responsible for dealing with a dangerous or even potentially dangerous situation taking place on public property directly adjacent to your building?
What's Your Home Worth?
Best of real estate tech: June 2015