I wrote the following letter to our property manager following an incident with our condo security company.  The security company owner apologized and the guard in question was removed from our property.  Both the property manager and owner agreed that his behavior was unacceptable.

Do you have security guard stories to share?  Please use our comment form.  We’d love to hear from you.

I want to file a complaint  against the security guard who was on duty last night.

I used the flashing lights on my car  around 6:15 pm, but failed to turn them off.  The lights were flashing when I returned to the condo at 6:30 pm (when it was still light out) until 9:00 pm, when a resident phoned me.  She noticed the lights from her window and warned that my battery was draining.

In fact, by the time I reached the car, the battery was dead.

It was impossible for the security guard to miss the flashing lights, since I’m parked near the entrance to the building.

He undoubtedly saw them blinking for several hours while he circled the parking lot.  But he didn’t bother to phone me.

I found him riding around in his little vehicle, no more than 30 feet from my car. I demanded to know why he failed to alert me. The guard replied: “It’s not my job. My job is to stop cars that shouldn’t park here.”

WHAT?  I then said, “It’s your job to warn residents if their lights are on.  You work for us.  WE pay your
salary.”

He said: “No, it isn’t my job.  If I have free time, then I might do something.  But it’s the resident’s problem, not mine.”

I waved down a passing cab and asked for help.  Our security guard watched with amusement while the cab driver jumped my car with cables I had on hand.

Another owner left her parking lights on several months ago.  But the guard on duty that night never phoned.  How much effort could it possibly be?  Clearly, our security guards think they work for bricks and mortar, not for the people who pay their salaries.

A security guard also plastered a visitor’s car with the type of warning stickers that can’t easily be removed.  What’s wrong with this picture?  The visitor had a temporary parking permit hanging in clear site!

Imagine if there was a life-threatening emergency? How fast would our guard would he drive his little cart in the opposite direction?

Respectfully,

Dr. Joyce Starr

Condo Security Guards: Your Rights – Their Responsibilities originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on December 21, 2011.

Non-smoker Rights eBook

The real objective was to stop owners from smoking inside their units, but without directly attacking smokers. I opened the bulletin with “cooking” and closed it with “food.” Perhaps you could use a similar document in your condo. Feel free to share it with your board and manager.

For years, my arguments regarding the dangers of secondhand smoke fell on deaf ears. I was victimized by the smoker next door and frequently attacked when I raised the issue at Board meetings. Researching the laws and hoping to help others fight back, I wrote the book, Secondhand Smoke Crimes. Gift the paperback to your neighbors or download the eBook version.

Today, to their great credit, our Board and property manager are pressing forward with environmental initiatives. I didn’t give up, and neither should you.

Healthy Environment – Clean Air

Dear owners and tenants:

Our condo association earned a prestigious environmental award in 2011. The Board and Management are taking active steps to create a healthy environment and clean air for all residents. As you know, we share a common air conditioning and heating system.

Here’s how you can help.

1) Do not leave your unit door open when cooking. Cooking fumes settle into the hallway carpets and walls. Do not leave your unit door open in an attempt to cool your apartment. We want to reduce, not increase, our common electricity costs.

2) Do not smoke inside your unit. When a smoker opens his/her unit door, cigarette fumes and toxins travel into the corridors and remain there for the long-term. You have a right to smoke on your balcony with the door closed. Please do not inflict your habit on your neighbors.

3) Do not smoke in the pool area. The pool is a common area. Smoking is prohibited in common areas – even outdoors within the private property!

4) Do not leave food or sodas on your balcony, at the pool or in other common areas – including the trash room. Food attracts ants and other undesirable creatures. The Association spends a considerable amount of money each month to prevent infestation. Please do your part to ensure a healthy environment.

From fellow unit owners and tenants,

Thank you for your support!

Related Post:

Cigarette Addicts: How they Rob Your DNA & Threaten Your Life

Condo Health – Clean Indoor Air – No Smoking Inside Your Unit originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on August 18, 2011.

And it get’s worse! A slew of companies have popped up offering to help boards impose liens on condo & HOA owners  for nearly any reason. A condo board/HOA board member can destroy a neighbor’s life in a few hours – few questions asked – for less than $250. What a (raw) deal.

From: Billie Branam
Date: Sun, Feb 27, 2011 at 11:24 PM
Subject: Re: North Carolinian’s, WAKE UP—HOA/COA/CID–Fining,
assessing, FORECLOSING (legal, or not), Jane Jordan: TO MEDIA / HB 165
- QUESTIONS / Hello House Representatives Weiss

The Board that I was in hot dispute with in 2002-2004
was led by by a crew that crushed community spirit and input,
delegated tasks arbitrarily without full disclosure, played favorites
with some neighbors, discriminated against others, and totally ran the
HOA Board like the wild, wild West. According to the N&O story that
appeared in Jan/Feb 2005, the treasurer was involved in embezzlement
activities in his business dealings, yet he was not audited or
questioned about the HOA monies which he was in charge of for a number
of years.

If you look in the N&O you will see the story about him and
his affairs outlining a federal indictment. He really appeared to
lead the Board and appeared to have the management group entwined in
the whole conspiracy to ramrod me and others if any questions were
asked or input given contrary to his or others rules. These tactics
and futile efforts to solicit cooperation with the Board forced me and
others to leave. Perhaps I asked too many questions about the
maintenance costs, attended too many meetings, or even had the
audacity to ask to speak about maintenance and community issues. When
I pulled out the tape recorder, I knew I would be dead meat in that
crowd. To me, the Board acted like a posse out to hang someone or run
someone out of Dodge. Being a single female approaching sixty, I was
their perfect victim; old, lacking a male counterpart, and not in
their clique.

The president at the time was quite arbitrary and demanding to me and
her demeanor really intensified when I took the initiative to ask why
deck permits were not obtained and why my deck was condemned by the
Town of Cary for shoddy work done by their maintenance guy. She made
it very clear that I would be paying for that action (talking to code
people) in terms of payback. I perhaps painted a target on myself for
the Board members to attack when I questioned why the work on the
decks was not approved by building codes. It appeared the Board was
not prioritizing safety issues since many of the decks were quite
elevated and needed structural integrity. The emails I received from
the Board revealed the extent of their animosity and venom as well as
those of the management group.

I reported all of this harassment and terror tactics to 5 on your Side
and other news networks, even had an article written in the paper,
News and Observer, and appealed to the Attorney General’s office
consumer division. The AG did send a letter to the management group,
but the owner/manager appeared to fluff that over and somehow avoided
any repercussion or consequences. To me, it had become an ethical and
moral issue at this point, certainly reeking of conspiracy and decay.

But in the end, the HOA Board sliced and diced me even when I tried to
close my house. They continued the siege and torture of me and my
property by overcharging my dues and tacking on the deck costs which
was their responsibility in the closing statement at the sale of my
townhome. By the way, no charges were made to other homeowners who had
deck replacements. I should not have been charged and billed
repeatedly for the deck as was done. Decks were the HOA
responsibility as stated in the rules and regs of the HOA. I was also
charged for HOA dues at closing that had already been paid, but
because I had moved and could not keep fighting a lost cause, I closed
and suffered the financial losses.

The whole residency in that complex was a nightmare and took a toll
on my life, my health, and made me committed to a promise never again
to live in a community with a HOA Board. When I complained the deck
man they used had a criminal history, they continued to support that
person, who is still doing their decks and maintenance to this day.
When I asked that he not trespass on my property, the management group
and the HOA Board backed him and not me, allowing him to continue
working on my property. This was after I asked in front of multiple
witnesses that he stay off my property due to his negligence and prior
conduct.

I was the victim, others are the victims, and will continue until
these Boards are addressed, their criminal/civil activities are
reigned in and punished. Until this is instituted with legislation and
oversight, the community members will continue to suffer financially,
mentally and physically, as well as targeted socially in the
community. These Boards are rogues who rule the neighborhoods with
total disregard for homeowners and their investments.

I always think good will prevail and that acts will be punished. I
moved away and the next year found out that the HOA Board was
replaced, the treasurer was convicted of financial crimes, and the
decks were finished with proper permits.
But, a new Board has emerged, the same deck man is still working and
supervised by a relative, who was appointed arbitrarily by the current
Board to a quasi manager position with little or no input from the
neighborhood. So life continues, HOA Boards change members, but not
practices, and the terror remains rampant in these communities. HELP
these people! They may as well live in a third world country dictated
by ego maniacs and power mongers!

Please consider regulations that will have teeth, a regulatory Board
to regulate the Boards, and consequences for the criminal or civil
violations of these members of HOA Boards. I moved, but have
compassion for those who cannot move due to age, disability or
circumstances beyond their control. It appears heartless to hear the
suffering, read the stories, and walk on by like it does not happen.
Family friends have lost their condos to solvable issues of back dues,
lack of positive communication from the Boards, or just plain slippery
slopes created by these Boards. It happened to me and it can happen
to you or some other unsuspecting homeowner! Don’t throw the newly
married homeowners, the elderly disabled, or the struggling families
under the bus! Buyers beware is always the motto, but these
situations emerge after the property closes and the buyer then needs
emergency measures to be in place. We need 9-1-1 in this case of
hidden problems which can’t always be determined by unsuspecting
property owners. Some say they survive by sinking their heads in the
sand and hoping they won’t be targeted, but that does not always work
either. We need to be able to dial 9-1-1 and get help from NC State
government and from the federal government for violation of citizen
rights and for the stalking, terrorizing, and damage these Boards do.

HOA Boards Out of Control – Foreclosures, liens, abuse. originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on February 28, 2011.

Please refer to  condo election expert Valmore Lucier’s Condo Board Election Revolt. His anecdotes re condo electioneering & fraud would have you in stitches – if the consequences weren’t so sad. As board victim Karoline Kuebler wrote:  “Guess who broke all the rules, who  harassed, terrorized, discriminated and destroyed….the Board.”  Download the eBook version of our Homeowners Defense Kit.

Board of Directors of  the Mystical Condominium Association

Dear Board Member:

On January 17, 2011, I submitted the candidacy form for the Board of Director position to our Property Manager and ask her for specific policies and procedures regarding the regular election process. Although they were very kind, neither the property manager nor her assistant could give me accurate and precise information regarding this vital process for our democratic election. I understood that passing the exam for the Florida Bar or the CAM license doesn’t turn these professionals into association election specialists.

Florida Statute Chapter 718.112(2)(d)(3) and Chapter 61B-23.0021 of the Florida Administrative Code provide specific rules and previsions for election process. Property Managers, Attorneys and Board of Director need to know this process.

Pursuant to Florida Statutes Section 718.5012(9) the Office of the Ombudsman can provide us with an election monitor. It’s a very good investment in the peaceful, neighborly relationships of your community, especially if there are already rumors of malfeasance and election fraud circulating among your neighbors. Election Monitor policies and procedures of condo board elections prevent controversy, manipulation and misconduct.

Surprisingly, many unit owners were opposed to signing the Petition. They were mislead and misinformed regarding the role of the Monitor and about the cost and fees. Furthermore, some unit owners feel afraid and intimidated. The total cost of the Election Monitor will be around $300.- or free if the Ombudsman attends in person. The information that was circulated was incorrect, not thousand of dollars.

Unfortunately, the Petition for Monitor Election was denied. Celebration of this denial clearly shows lack of neutrality. Management Office should play an impartial role and conduct themselves accordingly, safekeeping the interests of all 309 units equally. This would be an excellent opportunity to show all unit owners transparency and lack of interest in personal agendas. A fair election is a very effective way to guarantee the integrity of our association and can save a lot of money and frustration.

“The integrity of elections in condominium associations has been seriously compromised. Legislative reforms are required to ensure that condo owners have democratic election procedures in place that are firmly enforced.”

Sincerely,

Daniel Baschkier

CC: Board of Directors and Property Manager, Office of the Condominium Ombudsman.

Read more about your condo rights.

Condo Elections – Policies, Procedures or Lack Thereof (Fraud) originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on February 28, 2011.

If you’re fighting condo board abuse or HOA abuse,  we can help. Click the book images on your right or use this link:   Your Homeowner Association Rights Defense Kit.  We also provide individual consultations on condo association and homeowner rights problems.  Click here for more information.

Part One of this important interview is presented in both text and streaming audio formats. Part Two is streaming audio only. Please click the play buttons below.

Part One:

Part Two:

Dr. Joyce Starr: I want to speak with you today about the differences between the European and American condo systems.

Jan Bergemann: There are huge differences, because in Europe you don’t have associations. The membership is in charge of voting and making decisions. There is no board, no attorney. There is a manager who gets paid. He will send out notices to the members about repairs, contracts, bidding etc. I have owned condos in Germany since the mid-1970s, and there has never been a lawsuit in the building. This is the downfall of the American system. We now see – especially in the bad economy and real estate market – the real problems of these condos. The board members are not informed enough to make decision, so they rely on people whose have only one thing in mind – making money. You can’t blame the service providers. That’s their job. But it doesn’t help owners. The system is causing owners who paid all of their bills to lose their homes, because neighbors didn’t pay and boards made bad, bad decisions and wasted their money. There is no oversight. The Florida DBPR, for example, doesn’t do much. These boards do things that no normal person would do. And suddenly the entire association is in a deep whole and nobody can do anything about it. That is not possible in the Europe system.

Starr: How did the “condo owner” system evolve in Europe and how is it different than our own?

Bergemann: In Europe, every owner owns a share. Let’s say there are 100,000 shares. One owns 6,000 or 7,000 depending on the size. They all have a right to vote. It’s not like here where a small group of owners make decisions. That is not possible. That is one of the reasons why we see so many lawsuits. You see associations paying for everything from water to television, you name it. If one doesn’t pay, then the other neighbor has to pay for him/her. It makes no sense. It’s a communist system. In Europe, every owner has his own water meter, connection to the television. But if he doesn’t pay, you don’t lose your water or television. If the neighbor doesn’t pay, you feel sorry for the neighbor, because he’s in a financial bind. But it doesn’t mean your water or television will be cut off. The United States fought communism for so many decades, but we use a communist system for these Associations.

Starr: But how did community associations evolve? Why/when were they created?

Bergemann: It began with racial issues as is usual in this country. Some people didn’t want others to move into their community. But then a smart group of attorneys and other service advisors, with the help of HUD, established the Community Association Institute (CAI). The CAI was suppose to represent the interests of people living in these communities, but attorneys and corporations soon took over. HUD finances the CAI which clearly represents the interests of the service providers and is detrimental to the owners. Everybody is complaining that the banks don’t pay their shares. The attorneys are publicly outspoken that this has to change. But banks are members of the CAI, and not so long ago they were sitting together in committee meetings in Tallahassee.

Starr: So who are the bad guys?

Bergemann: The bad guys are the people who are forcing a system on the owners that doesn’t work, a system that is only made for profit of the providers. I’m not sure that the attorneys are serious about blaming the bankers. Allies are allies. The attorneys haven’t kept the bankers out of the CAI.

Starr: You mentioned that the CAI tried to bring this system to Europe, but the Europeans through them out.

Bergemann: There was a conference in Frankfurt. After the CAI presentation – showing how the system could be brought to Europe, one of the German legislators said, ‘Thank you very much. You’ve made a very nice presenation. But we had Adolph here. And we don’t need another Adolph. And this system is poised to be dictatorial.’ Even the best association is only one election away from dictatorship. I’ve seen people move out of an association because of problems, move into another where they check first to determine if everything is fine, yet soon find themselves embroiled in another set of problems.

Starr: Why do they neighbors seem to get along so much better in Europe and countries like Israel?

Bergemann: It’s very easy to explain. You give a small group of people called the board, with more or less unlimited powers but without proper oversight. They have the right to use Association money – meaning the money of their neighbors – to file lawsuits to defend their own violations. If you decide to sue the board, you’re suing yourself.

Starr: We typically blame US condo battles on human nature. Why are Europeans seemingly immune from such battles?

Bergemann: Europeans are much more willing to accept the life style of their neighbors without mingling in their lives. The biggest problem is that one group is trying to tell another group what they can do. Tell a European that he can’t rent his apartment or can’t have a cat. He would look at you like a deer in the headlight. An association is fining people for closing their hurricane shutters if they go away for a week or a short vacation. Try that in Europe. A neighbor fining a neighbor? It would be unthinkable in Europe. Here you give them the power and the money to enforce it. You would think that now that we have a bad economy, things would change. But you would be shocked at how many law suits are filed every day. The shingles on your roof are not allowed to be that particular shade of green. The frivolous lawsuits that are filed in America that would never happen in Europe. Board members are indemnified in the United States. They can do anything they want. It’s been proven in numerous cases that board members embezzled money, but nobody wants to prosecute them. The state attorney claims it’s a matter of contract law. But if someone steals money, it’s a crime. Here board members use association money to defend their own wrongs. Or they use Association money to persecute an owner because his flowers are too red. We had such a case that cost the owner over $130,000 in legal fees. The flowers died after a few months, but the legal battle went on for years.

Starr: Why was the owner willing to continue that battle?

Bergemann: Because he was a retired colonel who said the buck stops here.

To your condo owner rights!

Dr. Joyce Starr

European Condo System vs American Condo System: No Condo Boards to Ruin Your Life originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on October 1, 2009.

QUESTION: Our Florida condo association board is trying to charge access fees ($100 per event up to $1000) to those owners who rent unless their rental company has an agreement with the association to give them compensation. This is not in our bylaws at all and this was never a requirement previously. Can they do this without amending the bylaws?

ANSWER:

The board probably has that authority without amending the documents. A board normally has the power to charge owners/residents/renters fees to cover actually incurred or reasonably foreseeable costs. A board can charge a reasonable fee for processing/reviewing leases, perhaps as much as $100 but I doubt that a court would regard $1,000 as reasonable.

Moreover, a tenant usually steps into the shoes of the owner and enjoys all the rights and privileges thereof including having guests. IF a tenant were not treated accordingly by the board, a court might find it has discriminated against the tenant.

If, for instance, there was some special event which owners could attend/participate in for no charge and could bring guests, then a tenant should be able to do the same. However, if the viewing space, parking, etc. at the event were limited, the board could restrict attendance in various ways, including levying a fee to cover the costs of increasing access or parking provided it did so equitably, for example, first-come first-served reservations.

Again, the answer depends on what the law and the documents allow. And that may be implicit rather than explicit. De facto, a board can do almost anything it can get away with unless actively opposed by a sufficiently large group of owners.

Dr. Joyce Starr & Dr. David Goldenberg – Authors, Homeowners Defense Kit.

A related condo rental zoning question answered by Dr. Goldenberg.

The City of Miami Beach is going to pass a law to prohibit condo rentals less than six months and one day.  Our condo docs allow us to rent for 1 month, but not less.  Can the city override our condo documents and make us rent for more than six months? This may make some of us who rent our units for a few months in the summer lose our homestead? Would that be an illegal impairment of contract? Can the city force us to rent in a way that makes us lose our homestead?  I don’t understand how the city can take our rights to rent our own units.

Answer: This is a legal question and I’m not an attorney. However, I suspect that such a law could be: 1. successfully challenged by established owners acting renting for short periods if their governing allow such, 2. enforced against new owners in new condominiums, and 3. perhaps enforced against new owners in established condominiums. Essentially the city is changing its zoning rules. Of course, there are vast differences between proposing such a law, enacting it, trying to enforce it, and having it stand up in courts of appeal.

Dr. David Goldenberg

Can Condo Boards Charge Fees to Owners Who Rent Their Units if Bylaws are Silent? originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on September 27, 2009.

My guest is the condo treasurer and an experienced account in her own right. The condo president, who declared bankruptcy only a few months ago, recently transferred hundreds of thousands of dollars out of the condo’s reserve account – without the required signatures – into newly established accounts at other banks, (including the bank where he maintains his mortgage).

The treasurer begged her fellow Board members to stop the transfer. She also spoke with the police and with the condo’s attorneys. All to no avail. I provide coaching services to condo owners and HOA members on their condo problems/HOA problems. Each condo rights and HOA rights case is different. However this situation is so worrisome that the treasurer agreed to share it with my listeners.

How to Listen: You can listen to the streaming replay of this show below.  Bookmark this page and tell your friends.

Condo presidents/HOA presidents are not the only problem. Our Special Report explains how condo association & HOA owner managers often exploit  their condo associations and HOA homeowners associations – and what can be done to stop such practices.

Condo Owners & HOA Owners as Condo Managers - HOA Managers

Condo association owners who serve as Managers – paid or unpaid – can more easily take control of Association funds.

More about this special report….

Listen to heroine Isabella recount her effort to protect Association funds. Click the play button below. Phone 786-693-4223 if you need help on your condo rights or HOA rights problem:

Learn how to protect your condo rights and hoa rights here.

Related Condo Association Posts:

Condo Management by Condo Owners: How HOA & Condo Managers Exploit Associations

Condo Fees, Condo Assessments: HOA/Condo Rules and Your Rights

Condo Curse in Texas

Condo Fees, Condo Assessments: HOA/Condo Rules and Your Rights

Condo & HOA Problem Solving Solutions

Condo President Breaks Condo Rules: Condo President Transfers Funds originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on June 30, 2009.

Owners as Condo Managers - HOA Managers

Allowing condo association owners or HOA members to serve as Managers – paid or unpaid – a bad idea. This creates a potential conflict of interest situation that allows owners to grab control and run Associations like dictators. The most successful Dictator Managers use state laws as weapons to remove anyone in their path, train their interest groups to help them and break all the Statutes (state laws) and Bylaws (Association Rules) when they find them inconvenient. Dictator condo owner managers and HOA owner managers threaten their neighbors to gain an unfair advantage.

Current condo association and HOA laws (or lack thereof) allow associations to be run by owner managers who give lip service to the laws while breaking them if convenient and/or profitable. This report explains the dangers of condo association and HOA owner managers. It also offers specific strategies to combat dictator owner managers.

More about this special report….

Condo Management by Condo Owners: How HOA & Condo Managers Exploit Associations originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on June 30, 2009.

I receive weekly questions from condo association and HOA members regarding condo rules, condo fees and condo assessments.

These questions are answered in detail in our Homeowners Association Defense Kit or in specific special reports offered on StarrPublications.com. Answers may differ depending on your condo association documents or HOA documents, your state and of course, your personal situation.

The problem arises when condo association or HOA members are already involved in a bitter dispute with their condo board or HOA board over failure to pay condo fees or condo assessments – and when a simple black and white answer will not suffice.

At this point, we typically move into a one-hour consultation. In 99 percent of the cases, an hour is sufficient to address – and often put an end to – the problem.

Here is a short list of common questions on HOA/condo association rules and HOA/condo association policies on fees and assessments. You can find the answers here:

1. Condo Associations: How are condo associations and HOAs established and managed?
2. Condo Rules: Who approves condo association financial decisions?
3. Condo Association and HOA Fees and Assessments: What are condo and HOA policies on fees and assessments?
4. Condo Fees: Are condo boards and HOA boards required to collect condo fees when the amount is in dispute?
5. Condo Budgets: What are the budget responsibilities of the condo Association or HOA?

To your condo rights and HOA rights.

Learn how to protect your homeowner rights here.

Condo Fees, Condo Assessments: HOA/Condo Rules and Your Rights originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on June 1, 2009.

Fair Housing Enforcement Activities re Emotional Support Animals

http://www.hud.gov/offices/fheo/enforcement/2009hudcharges.cfm

1. Reasonable accommodation for a child that needed a support animal with
part of the complaint based on an “unreasonable pet license.” Cooperative
lost.

Schein v. Townsend House Corp (a cooperative, 09-29-08)

http://www.hud.gov/offices/fheo/enforcement/mostajo.pdf

2. Rosie was registered and listed as a service dog with the New York
Department of Mental Health & Hygiene, but the cooperative still objected
and began eviction proceedings (while still collecting maintenance fees).
The cooperative lost the case.

Gary Wynn v. 405 East 82nd Street Cooperative (01-22-09)

http://www.hud.gov/offices/fheo/enforcement/09_HUD_v_405East82ndStCoop.pdf

3. This is a failure to design for accessibility case. Equity Homes lost
the case and the condominium seems to have disappeared from the case.

Fair Housing of the Dakotas v. Equity Homes, Sertoma Condominium (03-10-09)

http://www.hud.gov/offices/fheo/enforcement/dakota-vs-eh-sertoma.pdf

To Your Pet Owner Empowerment!

Fair Housing Enforcement Cases re Emotional Support Animals originally appeared on Rights Radio™ with Dr. Joyce Starr - An Independent Voice on April 12, 2009.