Deborah Laufer v. Naranda Hotels, LLC

60 F.4th 156
Court of Appeals for the Fourth Circuit·Decided February 15, 2023·No. 20-2348·Published·Cited by 18 cases

Opinion

PUBLISHED

UNITED STATES COURT OF APPEALS FOR THE FOURTH CIRCUIT

No. 20-2348

DEBORAH LAUFER, Plaintiff – Appellant,

v.

NARANDA HOTELS, LLC, A Maryland Corporation, Defendant – Appellee.

Appeal from the United States District Court for the District of Maryland, at Baltimore. Stephanie A. Gallagher, District Judge. (1:20-cv-02136-SAG)

Argued: January 27, 2022 Decided: February 15, 2023

Before KING, THACKER, and HARRIS, Circuit Judges.

Vacated and remanded by published opinion. Judge King wrote the opinion, in which Judge Thacker and Judge Harris joined.

ARGUED: Thomas B. Bacon, THOMAS B. BACON, PA, Orlando, Florida, for Appellant. Steven Joseph Parrott, DECARO, DORAN, SICILIANO, GALLAGHER & DEBLASIS, LLP, Bowie, Maryland, for Appellee. ON BRIEF: Tristan W. Gillespie, LAW OFFICE OF TRISTAN W. GILLESPIE, Johns Creek, Georgia, for Appellant.

KING, Circuit Judge:

Deborah Laufer, the plaintiff in this civil action on appeal from the District of Maryland, is a self-professed “tester” who has filed hundreds of similar lawsuits throughout the country under Title III of the Americans with Disabilities Act (the “ADA”), see 42 U.S.C. §§ 12181-12189. Laufer complains of hotel reservation websites that do not allow for reservation of accessible guest rooms or provide sufficient accessibility information. Here, the defendant is Naranda Hotels, LLC, as the owner of the Sleep Inn & Suites Downtown Inner Harbor in Baltimore.

For reasons explained in its Memorandum Opinion of December 2020, the district court dismissed Laufer’s ADA claim against Naranda for lack of Article III standing to sue. See Laufer v. Naranda Hotels, LLC, No. 1:20-cv-02136 (D. Md. Dec. 16, 2020), ECF No. 26 (the “Dismissal Opinion”). In so doing, the court followed local precedents that had been established in separate District of Maryland actions initiated by Laufer. Meanwhile, other district courts and courts of appeals have confronted Laufer’s lawsuits and likewise concluded she could not proceed. Additional federal courts, however, have seen things differently and recognized Laufer’s Article III standing to pursue her ADA claims. Upon careful consideration of the competing views, we are satisfied to join the latter group and thus vacate the district court’s judgment and remand for further proceedings.

I.

A.

Laufer filed her operative Amended Complaint against Naranda in August 2020, asserting a single ADA claim and seeking declaratory and injunctive relief, plus attorney’s fees and costs. See Laufer v. Naranda Hotels, LLC, No. 1:20-cv-02136 (D. Md. Aug. 17, 2020), ECF No. 4 (the “Complaint”). The Complaint invokes Title III of the ADA, which prohibits discrimination on the basis of disability in places of public accommodation. See 42 U.S.C. § 12182(a) (providing that “[n]o individual shall be discriminated against on the basis of disability in the full and equal enjoyment of the goods, services, facilities, privileges, advantages, or accommodations of any place of public accommodation by any person who owns . . . a place of public accommodation”); id. § 12188(a) (permitting individuals with disabilities to bring enforcement actions under Title III for injunctive relief).

According to the Complaint, Laufer is a resident of Pasco County, Florida, who qualifies as an individual with a disability under the ADA in that she “is unable to engage in the major life activity of walking more than a few steps without assistive devices.” See Complaint ¶ 1; see also 42 U.S.C. § 12102(1)(A) (defining “disability” for purposes of the ADA to include “a physical or mental impairment that substantially limits one or more major life activities”). Laufer sometimes uses a cane but more often relies on a wheelchair because she “has limited use of her hands.” See Complaint ¶ 1. The Complaint outlines Laufer’s accessibility needs with regard to hotels, including “handicap parking spaces” of sufficient width and location; passageways that are “free of obstructions”; “door knobs,

sink faucets, [and] other operating mechanisms” that are “lowered so that [she] can reach them” and that do not require “tight grasping, twisting of the wrist or pinching”; bathroom “grab bars”; and doorways with “proper clearance.” Id.

The Complaint discloses that Laufer “is an advocate of the rights of similarly situated disabled persons and is a ‘tester’ for the purpose of asserting her civil rights and monitoring, ensuring, and determining whether places of public accommodation and their websites are in compliance with the ADA.” See Complaint ¶ 2. Additionally, the Complaint asserts that the Sleep Inn & Suites Downtown Inner Harbor constitutes a place of public accommodation for purposes of the ADA — specifically, a place of lodging — and that Naranda, as its owner, is required to comply with the ADA and its implementing regulations. Id. ¶¶ 3, 6.

The federal regulation at the heart of Laufer’s ADA claim is 28 C.F.R. § 36.302(e), which concerns the responsibilities of the owner of a place of lodging “with respect to reservations made by any means, including . . . through a third party.” See 28 C.F.R. § 36.302(e)(1). We refer herein to § 36.302(e) as the “Hotel Reservation Regulation.” Two paragraphs of subsection (1) of the Hotel Reservation Regulation — paragraphs (i) and (ii) — are particularly relevant to Laufer’s claim. Paragraph (i) provides that a hotel owner must “ensure that individuals with disabilities can make reservations for accessible guest rooms during the same hours and in the same manner as individuals who do not need accessible rooms.” Id. § 36.302(e)(1)(i). And paragraph (ii) provides that a hotel owner must “[i]dentify and describe accessible features in the hotels and guest rooms offered through its reservations service in enough detail to reasonably permit individuals with

disabilities to assess independently whether a given hotel or guest room meets his or her accessibility needs.” Id. § 36.302(e)(1)(ii). 1

1

In her Complaint, Laufer recites subsection (1) of the Hotel Reservation Regulation in full. See Complaint ¶ 7. Subsection (1) contains a total of five paragraphs and reads as follows:

Reservations made by places of lodging. A public accommodation that owns, leases (or leases to), or operates a place of lodging shall, with respect to reservations made by any means, including by telephone, in-person, or through a third party —

(i) Modify its policies, practices, or procedures to ensure that individuals with disabilities can make reservations for accessible guest rooms during the same hours and in the same manner as individuals who do not need accessible rooms;

(ii) Identify and describe accessible features in the hotels and guest rooms offered through its reservations service in enough detail to reasonably permit individuals with disabilities to assess independently whether a given hotel or guest room meets his or her accessibility needs;

(iii) Ensure that accessible guest rooms are held for use by individuals with disabilities until all other guest rooms of that type have been rented and the accessible room requested is the only remaining room of that type;

(iv) Reserve, upon request, accessible guest rooms or specific types of guest rooms and ensure that the guest rooms requested are blocked and removed from all reservations systems; and

(v) Guarantee that the specific accessible guest room reserved through its reservations service is held for the reserving customer, regardless of whether a specific room is held in response to reservations made by others.

See 28 C.F.R. § 36.302(e)(1). In its subsection (2), the Hotel Reservation Regulation identifies an exception to the requirements in paragraphs (iii), (iv), and (v) of subsection (1). Id. § 36.302(e)(2). The last provision, subsection (3), specifies that the Hotel Reservation Regulation applies “to reservations made on or after March 15, 2012.” Id. § 36.302(e)(3).

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Deborah Laufer v. Naranda Hotels, LLC, 60 F.4th 156 (4th Cir. 2023).

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