What Are The Rules For Emotional Support Animals When Renting?

What Are The Rules For Emotional Support Animals When Renting?

What are the rules for landlords and tenants when it comes to emotional support animals?

For landlords there are important rules to follow to avoid running afoul with Wisconsin and Federal Discrimination laws.

An Emotional Support Animal (ESA) is defined in Wis. Stat. §106.50 as “an animal that provides emotional support, well-being, comfort, or companionship for an individual but that is not trained to perform tasks for the benefit of an individual with a disability.” That means that an ESA does not need any specific training in order to qualify under this statute.

In general ESAs are protected and landlords cannot discriminate against tenants with ESAs and must provide reasonable accommodations for owners of ESAs during the application process, when deciding on fees or in an eviction. The ESA must be necessary to afford the tenant the equal opportunity to use the dwelling and there needs to be a connection between the disability of the tenant and the accommodation the ESA provides.

Landlords can request the tenant seeking the accommodation to submit “reliable documentation” from a licensed health professional that shows (1) the tenant has a disability and (2) the related need for the ESA. If the disability and the need for the ESA are readily apparent or already known by the landlord, the landlord should not require the tenant to provide this documentation because that could be considered harassment.

Landlords can follow-up with the listed licensed health professional to ensure the professional is real and licensed. The health professional will not be able to discuss the tenant’s health with the landlord without violating HIPPA. However, it is likely that if the tenant supplies the landlord with a letter, the health professional will be willing to acknowledge they wrote a letter for the client. This should give the landlord comfort in knowing that the tenant is likely not lying.

If the tenant can provide the necessary paperwork, landlords cannot refuse housing, impose fines, evict or harass the tenant as a result of the ESA and must provide reasonable accommodations. The most common accommodations are (1) allowing the tenant to live with an ESA where the landlord normally has a no-pets policy or (2) waiving any pet deposit or other pet related fee.

From the legal perspective, ESAs are not “pets” and are closer to medical devices that the tenant needs in order to have an equal opportunity to enjoy the housing. This is an important distinction and can help landlords justify letting one tenant have an ESA but not allowing another tenant to have a pet.

Even though the tenant cannot be forced to pay a deposit or fee for having the ESA in the dwelling, the tenant is still liable “for sanitation with respect to, and damage to the premises caused by the [ESA].” This means that a landlord does not need to take on any extra liability when it comes to the ESA. Upon termination of the lease, the landlord should check for any sanitation issues with or damage to the property, because those are things that the tenant is responsible for and for which the tenant cannot receive accommodations.

Is Joint Representation a Good Idea?

Is Joint Representation a Good Idea?

It is common for a group of people to want one attorney to represent them all in a legal matter. Whether it is a married couple looking for estate planning representation or if it is two people who own a property together and are both looking to evict a tenant or sell the property.

Attorneys can be expensive, so from an economic standpoint, it can be financially beneficial to have one attorney rather than paying two or more attorneys to work with you.

This may seem like a great idea, but for an attorney, it may cause some tricky ethical problems. Attorneys are inclined to zealously advocate for their clients. This can be difficult when there is more than one client involved. If the individuals that are being represented by one attorney, do not agree on the right way forward there can be issues. The individuals may even decide they want different things throughout the process.

In this scenario, you can expect the attorney to request to be allowed to withdraw as counsel because the attorney will not be able to take any action when it is against what one of the clients wants. If client “A” wants to dismiss the case, but client “B” wants to keep going, the attorney will not be able to do either action without going against one of their wishes and will need to withdraw.

Another issue for people considering joint representation is that the attorney-client privilege applies to the group of clients. That means if there is anything client “A” is trying to keep secret from the client “B”, the Attorney will be allowed to tell client “B.” Moreover, the attorney likely has to tell client “B” in order to protect client “B’s” interest in the matter.

If you are considering having one attorney represent you and another person or other people, be sure you have thought about what happens if you all disagree. You may save money if things go as planned. But, you may still have to hire a separate attorney to represent you, if complications arise between you and the other clients.

If you find yourself in this situation, please contact one of our experienced attorneys.

What is a Guardian Ad Litem?

What is a Guardian Ad Litem?

A Guardian ad litem (GAL) is an attorney who is appointed by the Court to represent the best interests of a minor child. If the parties are represented by counsel, the attorneys often give their recommendation to the Court about who they think would be a good fit as GAL. The GAL is required to have had specific training and/or extensive experience in order to qualify. The Wisconsin State Bar has regular basic trainings for GALs with other more advanced trainings for things such as investigating domestic violence. Some Wisconsin counties keep attorneys on contract throughout the year to serve as GALs in cases.

An important distinction to make is that the GAL does not represent the minor child. Only the minor
child’s “best interests.” The main difference here is that a GAL is not bound to do what the minor child
asks them to do. By contract, an advocate attorney is more bound to do what their client asks them to. See Wis. Stat. § 767.407(4) for more information on this. Instead, the wishes of the minor child are one of the factors that a GAL takes into account when making their recommendation to the Court.

When a GAL is appointed, the parties may be ordered to pay a deposit toward the GAL’s fees. It is
typical for both parties to be responsible for paying one-half of the fees. Different counties
require different down payments and allow GALs to charge different rates.Once the GAL is appointed and any required deposits are paid, they will begin theirinvestigation. They mostly focus on custody and placement issues. They will likely want tospeak with any lawyers on the case, both parties individually, the minor child and other people who have relevant information (i.e., teachers, day care providers, relatives, medical and other treatmentproviders, or child welfare agencies). The GAL may see a need for further professionals to get involvedand conduct investigations such as custody studies or psychological evaluations. Additionally, GALs arerequired by law to investigate and report to the Court if there is any evidence of domestic abuse.

The GAL will prepare an official report to the Court which outlines their recommendation, taking
into consideration any and all evidence of the issues that they believe would be used at a potential trial.

They will include a proposed placement schedule that is in the best interests of the child. The GAL may participate in any depositions or contested hearings which involve custody and placement. They can cross-examine the parties’ witnesses and even call their own witnesses to introduce evidence to the Court.

If a GAL has been appointed to your case, you will want to cooperate with their investigation. If you have an attorney, you will want your attorney to communicate regularly with the GAL to make sure they have everything they need to determine what is in the best interest of the minor child.

May I Go to Another State to Get a Speedy Divorce?

May I Go to Another State to Get a Speedy Divorce?

In Wisconsin, there is a 120-day waiting period for divorces. After the summons and complaint are served on you or your spouse, the earliest you could be divorced is roughly four months later. However, for most people, settling divorce issues takes significantly longer than 120 days.

Are you thinking that sounds like too long and you are wondering if you can get around that rule? There are drive-through marriage chapels in Las Vegas, are there drive-through divorce chapels? I won’t leave you in suspense on that one. No. There are no drive-through divorce locations in the U.S.

Each state has different rules when it comes to divorce procedures. A simple internet search “Where can I get divorced the fastest” will bring up an article that shows that Alaska requires a 30-day waiting period, which means theoretically you could get divorced four times faster in Alaska.

However, every state also has rules about who can get divorced in that state. In Wisconsin, to get divorced one of the spouses must have been a resident of Wisconsin for six months and a resident of the county where the divorce was filed for 30 days prior to filing for divorce. As the counter example, Alaska requires the couple to have lived in Alaska for at least six consecutive months within the six years before filing for divorce. As you can see, moving yourself to Alaska to get divorced faster is not a very good option.

If you get divorced in a different state in the U.S., your divorce is given “full faith and credit” here in Wisconsin unless there is an issue with how one of the parties was served. If you got divorced in Alaska and followed all the rules there, you are still divorced in Wisconsin. But what if your divorce happened in another country?

The rule in Wisconsin is that courts may recognize a divorce from another country under the legal concept of “comity.” There are two important things to note from this: First, the “may” recognize does not mean that courts have to recognize the foreign divorce. It would be hard to say with certainty if your divorce would “count” in Wisconsin. Second, the legal concept of “comity” is not an entirely clear area of the law, it basically means that courts should give credit to foreign courts unless it goes against the law, morals, or public policy of Wisconsin.

In the past, Wisconsin courts have looked at the circumstances of the divorce in a foreign country and decided if it undermines the states legal system. The classic example of this is a case where two Wisconsin residents traveled to Mexico for a divorce. They followed the Mexican laws and were able to get a very fast totally legal divorce in Mexico. However, because the Wisconsin court found that the Mexico divorce was done with the specific purpose of trying to circumvent Wisconsin laws, it was decided that the divorce should not be given full faith and credit.

If you were living overseas and got divorced according to the laws of that country, without doing it just to circumvent the laws of Wisconsin, it is likely that a Wisconsin Court would give your divorce full faith and credit. If you got divorced internationally but now live in Wisconsin, a Wisconsin court should have the ability to modify the judgement as long as the circumstances would allow for modification the same as if you had been divorced in Wisconsin.

If you are trying to figure out how to get divorced the fastest way possible, it’s likely that traveling to another state or country to get a quicky-divorce will not work.. At best it will leave you in a place of uncertainty as to whether or not you are actually divorced. In Wisconsin, getting divorced in the county that you have been a resident of for at least the last 30 days is the fastest and safest way to get divorced.

If you are ready to discuss the divorce process please reach out to one of our experienced family law attorneys. They have the experience and compassion to help you navigate this process.

 

Family Court is a Court of Equity

Family Court is a Court of Equity

Often when trying to define what “equity” means in the legal context, people use words like “fair” or “equal” but neither of those really encompass what it means for the Court to be a “court of equity.” So, I am going to try and explain what it means without using ‘legalese’ or using the word in the definition. Even though this article will be mostly referencing family law or family court, this can apply to non-family law cases also.

Below is the Cornell Law School Legal Information Institute’s definition.

Equity: In law, the term “equity” refers to a particular set of remedies and associated procedures involved with civil law. These equitable doctrines and procedures are distinguished from “legal” ones. While legal remedies typically involve monetary damages, equitable relief typically refers to injunctions, specific performance, or vacatur. A court will typically award equitable remedies when a legal remedy is insufficient or inadequate. For example, courts will typically award equitable relief for a claim which involves a particular or unique piece of real estate, or if the plaintiff requests specific performance.[1]

This definition provides an interesting dividing line worth noting. Family Court is a court of equity and not a “court of law”, which means that there are not always hard and fast rules that the judge uses to make a ruling. In Family law there generally are not statements such as, “Well, Spouse A, because you did ‘X’ that means you get primary placement of the child.” Instead the court has a number of factors to consider when making most decisions.[2] Compare this to a court of law that says, “You were going one mile an hour over the speed limit, that’s illegal, here’s your fine.”

While there may be discretion as to whether to enforce the law, there are typically few factors that a court reviews to determine if someone actually broke the law. As a practical matter, most Family Law cases are difficult to appeal because the Family Court judge has discretion in making most decisions and two different judges might come to different decisions when looking at all the factors. On appeal, the court of appeals is only allowed to determine if the Family Court judge abused that discretion, which is rare.

Wisconsin courts have used a variety of phrases to describe the Court of Equity. “”A court of equity has inherent power to fashion a remedy to the particular facts.”[3] Other cases say that the court of equity has “wide latitude”[4] to provide both sides the relief they need. This means that a court could try to find a way to give both parties all, or a portion of, what the parties want, even if there is not a specific law that says that particular outcome is required. Courts get to “adapt,”[5] or “shap[e] [their ruling] . . . to fit the changing circumstances of every case and the complex relations of all the parties.”[6]

This type of court ruling is incredibly different from the “justice is blind” statue that we have heard about the court system. Courts of equity are not blind. Courts of equity have their eyes wide open, looking at all the circumstances they are allowed to look at. They try to mold and craft a ruling to the contours of the case.

You may be thinking, it seems that all courts should be like this. The issue is, this type of court ruling or procedure, where each case is treated as unique, becomes near impossible to predict. Different judges might look at the same facts and consider the same factors but come to different conclusions or rulings. We rely on our courts to interpret laws consistently so that there is predictability in our society. People want to know what the consequences of their actions will be. But, there are settings, like family law, where we realize that no two cases or families are similar enough that a one size fits all approach would work.

In Summary, the best way to describe the court of equity, is to say “it’s like a court of law and rules, but it is allowed to be more creative in finding a solution that is right for the specific case at hand and the court of equity can be less concerned about if that same ruling would work for the next case.”

[1] https://www.law.cornell.edu/wex/equity

[2] Wis. Stat. § 767.41(5)

[3] Town of Fond du Lac v. City of Fond du Lac, 22 Wis. 2d 525, 531-32, 126 N.W.2d 206 (1964).

[4] Beidel v. Sideline Software, Inc., 2013 WI 56.

[5] Am. Med. Servs., Inc. v. Mut. Fed. Sav. & Loan Ass’n, 52 Wis. 2d 198, 205, 188 N.W.2d 529 (1971).

[6] Ash Park, LLC v. Alexander & Bishop, Ltd., 2010 WI 44.