AB771: Bill Text

AB771,15,2 2. If an individual keeps or is seeking to keep an animal that is individually trained to do work or perform tasks in housing, an owner, lessor, lessor's agent, owner's agent, or representative of a condominium association may request that the individual submit to the owner, lessor, agent, or representative reliable documentation that the individual has a disability and reliable documentation of the disability-related need for the animal, unless the disability is readily apparent or known. If the disability is readily apparent or known but the disability-related need for the animal is not, the individual may be requested to submit reliable documentation of the disability-related need for the animal.

AB771,15,5 3. An individual with a disability who keeps an animal that is individually trained to do work or perform tasks in housing shall accept liability for sanitation with respect to, and damage to the premises caused by, the animal.

AB771,15,8 4. Nothing in this subsection prohibits an owner, lessor, lessor's agent, owner's agent, or representative of a condominium association from denying an individual the ability to keep an animal in housing if any of the following applies:

AB771,15,10 a. The individual is not disabled, does not have a disability-related need for the animal, or fails to provide the documentation requested under subd 2.

AB771,15,13 b. Allowing the animal would impose an undue financial and administrative burden or would fundamentally alter the nature of services provided by the lessor, owner, or representative.

AB771,15,15 c. The specific animal in question poses a direct threat to a person's health or safety that cannot be reduced or eliminated by another reasonable accommodation.

AB771,15,18 d. The specific animal in question would cause substantial physical damage to a person's property that cannot be reduced or eliminated by another reasonable accommodation.

AB771,15,24 (br) Emotional support animals. 1. If an individual has a disability and a disability-related need for an emotional support animal, it is discrimination for a person to refuse to rent or sell housing to the individual, cause the eviction of the individual from housing, require extra compensation from the individual as a condition of continued residence in housing, or engage in the harassment of the individual because he or she keeps such an animal.

AB771,16,6 2. If an individual keeps or is seeking to keep an emotional support animal in housing, an owner, lessor, lessor's agent, owner's agent, or representative of a condominium association may request that the individual submit to the owner, lessor, agent, or representative reliable documentation that the individual has a disability and reliable documentation of the disability-related need for the emotional support animal from a licensed health professional.

AB771,16,9 3. An individual with a disability who keeps an emotional support animal in housing shall accept liability for sanitation with respect to, and damage to the premises caused by, the animal.

AB771,16,12 4. Nothing in this subsection prohibits an owner, lessor, lessor's agent, owner's agent, or representative of a condominium association from denying an individual the ability to keep an animal in housing if any of the following applies:

AB771,16,14 a. The individual is not disabled, does not have a disability-related need for the animal, or fails to provide the documentation requested under subd 2.

AB771,16,17 b. Allowing the animal would impose an undue financial and administrative burden or would fundamentally alter the nature of services provided by the lessor, owner, or representative.

AB771,16,19 c. The specific animal in question poses a direct threat to a person's health or safety that cannot be reduced or eliminated by another reasonable accommodation.

AB771,16,22 d. The specific animal in question would cause substantial physical damage to a person's property that cannot be reduced or eliminated by another reasonable accommodation.

AB771,17,2 5. An individual shall forfeit not less than $500 if he or she, for the purpose of obtaining housing, intentionally misrepresents that he or she has a disability or misrepresents the need for an emotional support animal to assist with his or her disability.

AB771,17,6 6. A licensed health professional shall forfeit not less than $500 if he or she, for the purpose of allowing the patient to obtain housing, misrepresents that his or her patient has a disability or misrepresents his or her patient's need for an emotional support animal to assist with his or her patient's disability.

AB771,28 Section 28 . 106.50 (2r) (bm) of the statutes is repealed.

AB771,29 Section 29 . 106.50 (2r) (c) of the statutes is amended to read:

AB771,17,16 106.50 (2r) (c) Design and construction of covered multifamily housing. In addition to discrimination prohibited under pars. (b), (bg), and (bm) (br) and subs. (2) and (2m), no person may design or construct covered multifamily housing, as defined in s. 101.132 (1) (d), unless it meets the standards specified in s. 101.132 (2) (a) 1. to 4. In addition, no person may remodel, as defined in s. 101.132 (1) (h), housing with 3 or more dwelling units unless the remodeled housing meets the standards specified in s. 101.132 (2) (a) 1. to 4. as required under s. 101.132 (2) (b) 1., 2. or 3., whichever is applicable.

AB771,30 Section 30. 175.403 (2) of the statutes is amended to read:

AB771,17,21 175.403 (2) Each By July 1, 2018, each law enforcement agency shall have a written policy regarding the investigation of complaints alleging a violation of s. 943.14. The policy shall require a law enforcement officer who has probable cause to arrest a person for a violation of s. 943.14 to remove the person from a dwelling.

AB771,31 Section 31. 196.643 (title) of the statutes is amended to read:

AB771,17,24 196.643 (title) Owner responsibility for Public utility service to rental dwelling unit.

AB771,32 Section 32. 196.643 (3) of the statutes is created to read:

AB771,18,5 196.643 (3) Notifications; electric service. If requested by the owner of a rental dwelling unit, a public utility that provides electric service to a tenant residing in the unit shall notify the owner no later than 5 days before disconnecting service based on the tenant's nonpayment of past due charges. A public utility may provide information about a tenant's past due charges to the owner by telephone.

AB771,33 Section 33. 196.643 (4) of the statutes is created to read:

AB771,18,10 196.643 (4) Resumption of service. No public utility may require the owner of a rental dwelling unit to provide proof of eviction or other evidence that a tenant has vacated the unit as a condition for providing or resuming public utility service to the unit.

AB771,34 Section 34 . 704.07 (3) (a) of the statutes is renumbered 704.07 (3) (a) (intro.) and amended to read:

AB771,18,20 704.07 (3) (a) (intro.) If the premises are damaged, including by an infestation of insects or other pests, due to the acts or inaction of the tenant, the landlord may elect to allow the tenant to remediate or repair the damage and restore the appearance of the premises by redecorating. However, the landlord may elect to undertake the remediation, repair, or redecoration, and in such case the tenant must reimburse the landlord for the reasonable cost thereof; the cost to the landlord is presumed reasonable unless proved otherwise by the tenant. Reasonable costs include any of the following:

AB771,35 Section 35 . 704.07 (3) (a) 1. and 2. of the statutes are created to read:

AB771,18,22 704.07 (3) (a) 1. Materials provided or labor performed by the landlord.

AB771,18,24 2. At a reasonable hourly rate, time the landlord spends doing any of the following:

AB771,18,25 a. Purchasing or providing materials.

AB771,19,1 b. Supervising an agent of the landlord.

AB771,19,2 c. Hiring a 3rd-party contractor.

AB771,36 Section 36 . 704.07 (4) of the statutes is amended to read:

AB771,19,20 704.07 (4) Untenantability. If the premises become untenantable because of damage by fire, water, or other casualty or because of any condition hazardous to health, or if there is a substantial violation of sub. (2) materially affecting the health or safety of the tenant, the tenant may remove from the premises unless the landlord proceeds promptly to repair or rebuild or eliminate the health hazard or the substantial violation of sub. (2) materially affecting the health or safety of the tenant; or the tenant may remove if the inconvenience to the tenant by reason of the nature and period of repair, rebuilding, or elimination would impose undue hardship on the tenant. If the tenant remains in possession and the condition materially affects the health or safety of the tenant or substantially affects the use and occupancy of the premises, rent abates to the extent the tenant is deprived of the full normal use of the premises. This section does not authorize rent to be withheld in full, if the tenant remains in possession. If the tenant justifiably moves out under this subsection, the tenant is not liable for rent after the premises become untenantable and the landlord must repay any rent paid in advance apportioned to the period after the premises become untenantable. This subsection is inapplicable if the damage or condition is caused by negligence or improper use by the tenant.

AB771,37 Section 37 . 704.07 (5) of the statutes is created to read:

AB771,19,25 704.07 (5) Restriction of regulation of abatement. An ordinance enacted by a city, town, village, or county regulating abatement of rent shall permit abatement only for conditions that materially affect the health or safety of the tenant or substantially affect the use and occupancy of the premises.

AB771,38 Section 38. 704.085 of the statutes is created to read:

AB771,20,8 704.085 Credit and background checks. (1) (a) Except as provided under par. (b), a landlord may require a prospective tenant to pay the landlord's actual cost, up to $25, to obtain a consumer credit report on the prospective tenant from a consumer credit reporting agency that compiles and maintains files on consumers on a nationwide basis. The landlord shall notify the prospective tenant of the charge before requesting the consumer credit report, and shall provide the prospective tenant with a copy of the report.

AB771,20,13 (b) A landlord may not require a prospective tenant to pay for a consumer credit report under par. (a) if, before the landlord requests a consumer credit report, the prospective tenant provides the landlord with a consumer credit report, from a consumer credit reporting agency that compiles and maintains files on consumers on a nationwide basis, that is less than 30 days old.

AB771,20,18 (2) A landlord may require a prospective tenant who is not a resident of this state to pay the landlord's actual cost, up to $25, to obtain a background check on the prospective tenant. The landlord shall notify the prospective tenant of the charge before requesting the background check and shall provide the prospective tenant with a copy of the report.

AB771,39 Section 39 . 704.10 of the statutes is created to read:

AB771,20,22 704.10 Electronic delivery. A rental agreement may include a provision that permits the landlord to provide and indicate agreement by electronic means any of the following:

AB771,20,24 (1) A copy of the rental agreement and any document related to the rental agreement.

AB771,21,2 (2) A security deposit and any documents related to the accounting and disposition of the security deposit and security deposit refund.

AB771,21,4 (3) A promise made before the initial rental agreement to clean, repair, or otherwise improve any portion of the premises.

AB771,21,5 (4) Advance notice of entry under s. 704.05 (2).

AB771,40 Section 40 . 704.17 (1) of the statutes is renumbered 704.17 (1p).

AB771,41 Section 41 . 704.17 (1g) of the statutes is created to read:

AB771,21,9 704.17 (1g) Definition. In this section, “rent” includes any rent that is past due and any late fees owed for rent that is past due.

AB771,42 Section 42 . 704.17 (4m) of the statutes is created to read:

AB771,21,14 704.17 (4m) Effect of incorrect amount in notice. A notice for failure to pay rent or any other amount due under the rental agreement that includes an incorrect statement of the amount due is valid unless the tenant has paid or tendered payment of the amount the tenant admits is actually due.

AB771,43 Section 43 . 758.20 of the statutes is created to read:

AB771,21,21 758.20 Consolidated court automation programs. (1) In this section, “Wisconsin Circuit Court Access Internet site" means the Internet site of the consolidated court automation programs, which is the statewide electronic circuit court case management system established under s. 758.19 (4) and maintained by the director of state courts, that provides information regarding the cases heard in the circuit courts.

AB771,21,25 (2) The director of state courts may not remove case management information from the Wisconsin Circuit Court Access Internet site for any civil case that is not a closed, confidential, or sealed case for a period of at least 10 years after the date that final judgment was entered in a case.

AB771,44 Section 44. 799.06 (3) of the statutes is renumbered 799.06 (3) (a).

AB771,45 Section 45 . 799.06 (3) (b) of the statutes is created to read:

AB771,22,4 799.06 (3) (b) A court may not require that a person filing a summons or complaint under this chapter have the summons or complaint notarized.

AB771,46 Section 46 . 799.206 (3) of the statutes is amended to read:

AB771,22,10 799.206 (3) When all parties appear in person or by their attorneys on the return date in an eviction, garnishment, or replevin action and any party claims that raises valid legal grounds for a contest exists, the matter shall be forthwith scheduled for a hearing, to be held as soon as possible before a judge and in the case of an eviction action, not more than 30 days after the return date.

AB771,47 Section 47 . 799.40 (1g) of the statutes is created to read:

AB771,22,18 799.40 (1g) Notice terminating tenancy. If a landlord gives a notice terminating tenancy under s. 704.16, 704.17, or 704.19 through certified mail in accordance with s. 704.21 (1) (d), proof of certified mailing from the United States post office shall be sufficient to establish that proper notice has been provided for the purpose of filing a complaint or otherwise demonstrating that proper notice has been given in an eviction action, and an affidavit of service may not be requested to establish that proper notice has been provided.

AB771,48 Section 48 . 799.40 (1s) of the statutes is created to read:

AB771,23,2 799.40 (1s) No waiver by landlord. It shall not be a defense to an action of eviction or a claim for damages that the landlord has previously waived any violation or breach of any of the terms of the rental agreement by the tenant including, but not limited to, the acceptance of rent or that a custom or practice occurred or developed between the parties in connection with the rental agreement so as to waive or lessen the landlord's right to insist upon strict performance of the terms of the rental agreement.

AB771,49 Section 49 . 799.40 (4) (a) of the statutes is amended to read:

AB771,23,12 799.40 (4) (a) The court shall stay the proceedings in a civil action of eviction if the tenant applies for emergency assistance under s. 49.138. The, except that no stay may be granted under this paragraph after a writ of restitution has been issued in the proceedings. If a stay is granted, the tenant shall inform the court of the outcome of the determination of eligibility for emergency assistance. The stay remains in effect until the tenant's eligibility for emergency assistance is determined and, if the tenant is determined to be eligible, until the tenant receives the emergency assistance, except that the stay may not remain in effect for more than 5 working days, as defined in s. 227.01 (14).

AB771,50 Section 50 . 802.05 (2m) of the statutes is amended to read:

AB771,23,24 802.05 (2m) Additional representations to court as to preparation of pleadings or other documents. An attorney may draft or assist in drafting a pleading, motion, or document filed by an otherwise self-represented person. The attorney is not required to sign the pleading, motion, or document. Any such document must contain a statement immediately adjacent to the person's signature that “This document was prepared with the assistance of a lawyer .",” followed by the name of the attorney and the attorney's state bar number. The attorney providing such drafting assistance may rely on the otherwise self-represented person's representation of facts, unless the attorney has reason to believe that such representations are false, or materially insufficient, in which instance the attorney shall make an independent reasonable inquiry into the facts.

AB771,51 Section 51. Cross-reference changes. In the sections of the statutes listed in Column A, the cross-references shown in Column B are changed to the cross-references shown in column C: - See PDF for table

AB771,52 Section 52 . Nonstatutory provisions.

AB771,24,9 (1) Rental unit energy efficiency program; orders void and unenforceable. An order or special order issued before the effective date of this subsection by the department of safety and professional services under its authority under section 101.122 of the statutes, as repealed by 2017 Wisconsin Act 59, is void and unenforceable.

AB771,24,14 (2) Rental unit energy efficiency program; enforcement related to prior violations. The department of safety and professional services may not hold a hearing, issue a subpoena, issue a special order, or take any other enforcement action related to a violation of section 101.122 of the statutes, as repealed by 2017 Wisconsin Act 59, that occurs before the effective date of this subsection.

AB771,25,2 (3) Rental unit energy efficiency program; stipulations and waivers void and unenforceable. A stipulation under section 101.122 (4) (c) of the statutes, as repealed by 2017 Wisconsin Act 59, or a waiver under section 101.122 (4) (b) of the statutes, as repealed by 2017 Wisconsin Act 59, entered into before the effective date of this subsection is void and unenforceable.

AB771,53 Section 53 . Initial applicability.

AB771,25,6 (1) Landlord and tenant. The treatment of sections 704.085, 704.10, and 704.17 (1), (1g), and (4m) of the statutes first applies to rental agreements entered into or renewed on the effective date of this subsection.

AB771,54 Section 54 . Effective dates. This act takes effect on the day after publication, except as follows:

AB771,25,10 (1) Rental unit energy efficiency. The treatment of Section 52 (1 ), (2), and (3) of this act takes effect on January 1, 2018.

AB771,25,11 (End)