Fair Housing

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You notice a car with expired tags in your community parking lot. Based on your community policy, you call and have the car towed. The next week, you notice one of your favorite residents also has expired tags. How should you address this situation?

Call the towing company and have the resident's car towed--otherwise you could be seen as discriminating.

Which of the following statements is NOT appropriate to write on a prospective resident's guest card?

Charlie and Vanessa, young couple (not married) need one-bedroom by 1st of the month.

People in your community are storing strollers in the stairwell, causing a safety hazard. Which sign should you post?

Do not store personal property in the stairwell

Placing all residents of the same national origin in one specific area of the community could be interpreted as which of the following?

Steering

As long as you ask for the same information from every application, asking for documentation of their right to be in the United States does NOT violate the Fair Housing Act.

True

How should you respond if a prospective resident asks, "Are there a lot of Hispanics in this neighborhood?

We welcome anyone who wants to live at our community, completes an application, and meets our qualification criteria.

As long as you ask for the same information from every application, asking for documentation of their right to be in the United States does NOT violate the Fair Housing Act.

true

Which of the following requests is likely an example of a reasonable modification?

A resident with impaired hearing asks that you install a smoke alarm that not only makes noise but also flashes a light when it goes off.

Which kinds of documentation is it best to accept when verifying the identities of rental applicants?

Accept any U.S. government-issued photo ID

Which of the following modifications should be restored to its original condition when the resident with a disability moves out?

All lower cabinets removed from kitchen to allow wheelchair access

It is your policy to ask for a social security number on your rental application. What is the best thing to do if you have an applicant who cannot provide a social security number?

Ask for a federal identification number instead.

Sunset Villas is a community specifically for residents of ages 55 and older. Which criteria must the community meet in order to legally enforce this restriction?

At least 80% of the homes must have a resident who is at least 55 years old.

Your community has a standard process for residents to request an accommodation. Ms. Smith, a resident with a disability makes a request, but not using the standard process, and she did not specifically say she needed a "reasonable accommodation." Which is the best thing to do next?

Consider the request the same way you would a request that came through the standard process.

A resident with a disability has requested that all of his windows be replaced with tinted glass to minimize the amount of sunlight coming in during the day. You are not sure whether this meets the standard for a reasonable modification.

Contact your supervisor to discuss the situation and get some guidance

Saleem and his husband come to the leasing office to ask about available apartments. Gina quickly tells them there aren't any apartments available. She knows there is availability, but she doesn't think Saleem and his husband are a good fit for the community. Which form of discrimination could Gina be accused of?

Denying availability

Discrimination in the advertising of housing is indicating a preference through the use of language, photographs, symbols, or human models. A good rule of thumb when advertising is which of the following?

Describe the community, NOT the people

Which of the following is likely NOT a reasonable accommodation?

Extending the deadline for rent payments for a resident with a heart condition.

A physical or mental impairment must be obvious for a person to be considered as having a disability under fair housing law.

False

To demonstrate his willingness to comply with federal fair housing law, a property manager should make a list of accommodations the community has made for people with disabilities, and offer it to any prospective resident who he thinks may have a disability.

False

To demonstrate his willingness to comply with federal fair housing law, an owner should make modifications to the apartment of a person with disabilities as soon as the lease is signed, whether the resident makes a request or not.

False

Sarah has lived at Mayo Vista apartments for 4 years.The property manager has refused to let her widen her bathroom doorway so she can fit through it more easily in her wheelchair. She files a discrimination complaint with HUD. What is likely to happen next?

HUD or a local agency will examine the community's files and conduct interviews to determine if discrimination occurs at Mayo Vista.

Rebecca is a prospective resident who is visually impaired. You typically hand each customer the same packet of written information about the community shortly after they walk in the leasing office. What is the best thing to do when working with Rebecca?

Hand Rebecca the packet of information just as you would for other prospective residents.

Your occupancy standards are two people per bedroom. Prospective renters mention they are adopting their first child. Which is better to say?

How many bedrooms are you hoping to have?

A person with a disability reports people are parking in his reserved space, which he has been granted as a reasonable accommodation. He asks you to enforce "no parking" in his space. How should you respond?

I will gladly do all I can to enforce "no parking" in your reserved space, just like we enforce other parking policies.

Which of the following is true regarding applicants' photo IDs?

It is a good idea to photocopy them when the lease is signed.

Which of the following is most likely a reasonable accommodation request from a resident who uses a wheelchair?

Mail be delivered to his door instead of the mailbox in the lobby.

The gym is a required part of the community tour. A prospect in a wheelchair says he's in a hurry as you near the gym. Do you suggest skipping it?

No, this could be discrimination based on disability status.

A unit is advertised as a one-bedroom with a den. Is it ok to describe it as a two-bedroom to a single woman who wants a guest room?

No, you must stay consistent with your marketing message

A tenant has been granted a reasonable accommodation, but his disability is not obvious. Is it advisable to ask exactly what his disability is?

No, you should not ask specifics about a person's disability.

Which of the following is a best practice to ensure people with disabilities are treated fairly in your community?

Offering to tour all customers through models or available homes, whether or not they are readily accessible to people with disabilities

Which of the following is an example of punitive damages?

Paying a fine as a punishment

Which of the following statements is appropriate to include on a conversation sheet?

Penny and Nick (both teachers at the local school) came in to see about a two-bedroom

Elena recently filed a discrimination claim against one of the community's maintenance staff. The head of the maintenance department is furious and "accidentally" leaves Elena's back gate open when he finishes service at her garden apartment, letting her dog escape. Which form of harassment could this be

Retaliation

A resident requests a modification, but after careful review, it is determined that the request does not meet the standards to be considered reasonable. What is the best thing to do next?

See if you can identify one or more alternative modifications that may be suitable

Which of the following policies could have a disparate impact on members of a federally protected class of people?

Servicing apartments only for residents over the age of 65

A woman on a tour says her kids go to St. Jude's school. There's a Catholic church a block from Building C. Which is the best thing to do?

Stick to the standard tour route

A resident in a wheelchair applied for an apartment at Shady Acres and was rejected. The resident feels discriminated against and files a complaint with the local fair housing authority. Which of the following is likely to happen next?

Testers may be sent to the community to check for discrimination.

Which of the following should be displayed on all paperwork, advertising, and marketing materials?

The Equal Housing Opportunity symbol

The Fair Housing Amendments Act states that a rental community may not discriminate against families with children unless which of the following is true?

The building or community has a familial status exemption, such as qualified housing for older persons

Who is typically responsible for the cost of making a reasonable modification?

The person with the disability who makes the request

Fahran, a native of Afghanistan, and Callum, a native of England, both apply for apartments in the same complex. The Leasing Consultant asks them both to provide a social security number. Fahran cannot provide one but does have a federal identification number. Callum cannot provide either. Both of their applications are accepted. Later, the community is accused of discriminating in their screening process. What should the community have done differently to avoid possible discrimination?

They should have rejected Callum's application for not having documentation.

Which is one of the three broad purposes of the Fair Housing Amendments Act in relation to people with disabilities?

To end segregation of the housing available to people who have disabilities

What is the purpose of sending fair housing "testers" to rental communities?

To learn if the community treats customers differently due to their membership in a protected class.

Leasing agreements at The Canterbury state that only two keys be issued for a one-bedroom apartment. Mrs. Johnson, a resident in a one-bedroom apartment, is in poor health and needs regular assistance. She has one key and gave the other to her neighbor in case of emergencies. Now that she requires an in-home nurse, she wants a third key for the nurse. Is this likely a reasonable accommodation request?

Yes, it meets all standards for a reasonable accommodation.

Said is from Morocco and has recently submitted a rental application. He meets all requirements, but Megan, the leasing agent, is concerned that residents will be uncomfortable, given a series of news stories lately about terrorist activity in North Africa. Megan denies Said. She says she's sorry, but there are no units available at this time, even though there are. Would Megan's actions be considered discrimination?

Yes, she has discriminated against Said based on national origin.

Because resident Rick Jones uses a wheelchair, he is unable to access the dumpster area. He requests that his trash be picked up from his apartment home. Which of the following may you inquire?

You may not ask any questions about an obvious disability.

If a "tester" experiences discrimination from a rental community, he or she may personally sue the community owner/manager for discrimination

true

If an individual does not provide a social security number or federal identification number, it is reasonable to decline the application for insufficient information.

true

How many years does an individual who feels they have been discriminated against have to file a private suit in federal court?

two


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