Practice of Real Estate (Fair Housing)
Complaints can be filed with the Department of Housing and Urban Development within a period of: a. 180 days b. 90 days c. 1 year d. 5 years
1 year Explanation: Complaints may be filed with HUD within one year from the time the alleged discrimination took place.
Which of the following laws protect a pregnant woman? a. 1988 fair housing amendment b. 1866 Civil Rights Act c. Housing and community development d. 6The Federal housing administration
1988 fair housing amendment Explanation: The 1988 fair housing amendment introduced protection for families with children as well as disability. The 1866 Civil Rights Act prohibited discrimination because of race without exceptions. The Housing and Community Development prohibited discrimination because of sex and required the use of the equal housing opportunity poster by brokers in their places of business and the Federal Housing Administration refers to mortgage loan insurance provided by FHA.
What portion of the units must be occupied by someone who is 55 years old or older to qualify the senior citizens community? a. 50% b. 80% c. 90% d. 75%
80% Explanation: Once the community reaches 80% of families that has at least one occupant aged 55 and over, the entire community is qualified as a senior citizens community and is exempt under the fair housing act.
Which of the following situations is considered to violate the law? a. Showing a minority buyer a home in a predominantly minority neighborhood b. Property owner rejects a full price offer from a minority person because the offer is based on a land contract and not all cash c. A property manager refusing to rent because the applicant is a recovering drug addict d. A local association of real estate professionals terminating a minority broker's membership because of unethical behavior
A property manager refusing to rent because the applicant is a recovering drug addict Explanation: An addiction is protected as a disability but not illegal drug activity. A recovering drug addict is not practicing an illegal drug activity but instead is receiving treatment, and therefore, a manager may not reject the application strictly because of previous activity. Choice (A) is legal because it does not state that the minority individual is being shown homes only in minority neighborhoods. Choice (B) is legal because even though the price is right, the seller does not like the terms. Choice (D) is legal because an association has the right to terminate membership for unethical behavior.
Requiring a broker to accommodate a blind person either by altering his website to meet software requirements used by the blind, or otherwise explaining all purchasing options available to a blind buyer, is a requirement under the a. ADA b. RESPA c. Community development act d. ECOA
ADA Explanation: The Americans with Disabilities Act (ADA) requires businesses to accommodate individuals with disabilities and if a broker operates out of a website, the website is considered to be a place of business. RESPA is the real estate settlement procedures act which addresses closing practices, the Community Development Act introduced the equal housing opportunity poster in 1974, while ECOA is the equal credit opportunity act which prohibits lenders from discriminating against individuals under protected categories.
A 50-unit apartment building has been recently placed in service. Which part of the building must be accessible to disabled occupants? a. All levels as long as there are elevators b. Ground level only c. Neither level as long is the owner applies for a variance d. Ground level only regardless of elevators
All levels as long as there are elevators Explanation: The law requires that apartment buildings to have accessibility for ground-level units unless the building is served with elevators, in that case, all levels must be accessible to the disabled.
A senior housing community may reject an application from a 60-year-old if: a. All units were occupied by someone who is 62 years old or older b. All units were occupied by someone who is 55 years old or older c. All units were occupied by a family with at least one-person age 62 and older d. All units are occupied by families ages 65 and older
All units were occupied by someone who is 62 years old or older Explanation: For a senior citizens community to qualify at age 62 or older, all occupants must be of age 62 or higher.
A law that prohibits discrimination based on disability in employment, in public accommodations and telecommunications, is known as: a. 1866 Civil Rights Act b. 1968 fair housing act c. Americans with Disabilities Act (ADA) d. 1974 Housing and community development act
Americans with Disabilities Act (ADA) Explanation: The 1866 Civil Rights Act, 1968 Fair Housing Act, and the 1974 Housing and Community Development Act do not address disability or public accommodations while the ADA provides detailed requirements as to how businesses must accommodate employees and customers.
An agent is conducting an email campaign to notify potential investors of new properties that recently came on the market. Which of the following must be included in the emails? a. Addresses and prices of the new properties b. A notice informing potential investors to conduct a market analysis before buying c. An Opt-out provision d. A list of all the investors that are receiving the solicitation
An Opt-out provision Explanation: The law requires all email solicitations to include a legible and easy way for recipients to opt-out (unsubscribe) from the email solicitation.
All the following individuals are protected under the fair housing act except: a. A recovering drug addict b. An individual seeking treatment for alcoholism c. An AIDS victim who is accompanied by a caretaker d. An individual who has a criminal history
An individual who has a criminal history Explanation: The fair housing act does not list someone with a criminal history under protected category. The other choices all involve a disability that is recognized by law.
A seller's agent is responsible to tell his client that a. Buyers viewing the property on the next appointment are a mixed couple b. The person scheduled to view the house suffers AIDS c. Any knowledge of a latent defect must be disclosed d. The seller who dislikes animals must allow a potential buyer who is accompanied by a service animal to view the property
Any knowledge of a latent defect must be disclosed Explanation: The seller may not hide known facts regarding property defects and if the agent was asked to keep quiet about them, the agent must reject the listing. The other choices, if disclosed, represent fair housing violations.
A financial institution that refuses to make a loan available to a person because of the following is illegally discriminating: a. Credit Reports b. Applicants are not married c. Person has no down payment d. Person is unemployed
Applicants are not married Explanation: The law prohibits discrimination against a person's marital status while the other choices are all legitimate reasons for a lender to discriminate because it affects the borrower's ability to repay the loan.
A property manager can legally refuse to rent to a 20-year-old single individual because of age, if a. The management follows the same policy and treat all tenants equally b. The applicant wishes to occupy the section assigned for adults over the age of 35 c. At least 80% of the complex is occupied by residents 55-year-old or older d. The applicant has a child
At least 80% of the complex is occupied by residents 55-year-old or older Explanation: The fair housing act has an exemption for senior citizens housing projects occupied by families ages 55 and older (at least one individual must be 55) if at least 80% of the complex meets the requirement. Another exemption exists for senior citizens housing projects occupied by tenants ages 62 and over but all tenants must be at least 62 years of age.
Which of the following does the Elliot Larson act not apply to? a. Tenements b. Condominiums c. Trailer parks d. Chattel
Chattel Explanation: Elliot Larson does not apply to the sale of personal items such as a vehicle or furniture, even though discriminating against the sale of personal items is prohibited under different laws but not specifically under Elliot Larson which applies to employment, housing, education, and access to public accommodations.
When investigating a complaint under the Federal Fair Housing Act, the burden of proof is on the: a. Court b. Complainant c. Respondent d. Secretary of HUD
Complainant Explanation: Anytime a person files a complaint, s/he has the burden of proof. The respondent does not have to prove anything.
The importance of Jones v. Mayer Supreme court decision was to: a. Require lenders to include the credit applicant's income from public assistance b. Granted all citizens, without regard to race or color, the same right to purchase and lease property c. Prohibited discrimination with regard to sexual orientation d. Required lenders to use the APR in advertising
Granted all citizens, without regard to race or color, the same right to purchase and lease property Explanation: The Supreme Court ruled that an 1866 federal statute, 42 U.S.C. § 1982, which bars all racial discrimination, private as well as public, in the sale or rental of property is a valid exercise of the power of Congress to enforce the Thirteenth Amendment. Therefore, prohibition of racial discrimination applies to all citizens with no exceptions. Choice (A) refers to the ECOA and choice (D) refers to regulation Z. There is no federal statute so far that prohibits discrimination with regard to sexual orientation although governments widely discourage this type of discrimination and HUD will investigate any such complaints.
John, a private owner who is looking to share his 3-bedroom home with a roommate, which of the following is permitted under the Fair Housing exemptions? a. He may advertise with preference to the size of the family b. He may advertise with preference to race c. He may select a tenant with preference to nationality d. He may employ a broker to verify race, gender, and religion
He may select a tenant with preference to nationality Explanation: A private individual who occupies no more than a 4-family dwelling and is acting on his own is exempt from the act as long as discrimination is not because of race, and no broker or illegal advertising is used. He may not advertise with preference to the size of the family because the exemption under the fair housing act does not apply when illegal advertising is used. He may not advertise with preference to race because racial discrimination is not allowed under any circumstances, even if the owner is exempt. The 1866 Civil Rights Act prohibited racial discrimination "without exceptions". He may not employ a broker to verify race, gender, and religion is wrong because the exemption does not apply if the owner employs a broker to discriminate.
Equal Housing Opportunity Notice is a. Installed in all Listing and Purchase Contracts b. Displayed in all advertising c. Displayed at the real estate office d. Installed in Leases only
Displayed at the real estate office Explanation: The notice must be displayed at all real estate offices. The broker can choose to install the notice in a listing or purchase agreement as well as leases. The equal housing opportunity logo which is a part of the entire notice must be installed in certain real estate display ads (not all ads).
Which of the following acts are permitted, under the Federal Fair Housing Act? a. Advertising property only to certain groups. b. Altering the terms of a loan because the applicant is a member of a minority group. c. Refusing to sell a property to a person with bad credit history. d. Telling a minority individual that an apartment has been rented, when, in fact, it has not
Refusing to sell a property to a person with bad credit history. Explanation: Discriminating based on credit history does not violate the fair housing act. Advertising property only to certain groups is unacceptable because an owner may not advertise only to certain groups and discriminate against others. Altering the terms of a loan because the applicant is a member of a minority group is unacceptable because the terms of the loan must remain the same for everyone regardless of their minority status. Telling a minority individual that an apartment has been rented, when, in fact, it has not is unacceptable because it is illegal to misrepresent availability of property for sale or rent because the applicant is of a protected category.
The following is an acceptable practice for a real estate licensee: a. Showing persons of a minority group houses in neighborhoods that happen to be occupied mostly by minorities according to the licensee's statistics b. Screening neighborhoods as to the existence of group homes for the mentally or physically disabled in order to be as helpful as possible when questioned by potential buyers c. Limiting the number of apartment occupants to no more than 50% combination of families with children, disabled persons, and unmarried couples d. Refusing to show property to a buyer who is a member of a minority group because the licensee knows that the buyer cannot afford the price
Refusing to show property to a buyer who is a member of a minority group because the licensee knows that the buyer cannot afford the price Explanation: If the licensee knows that the buyer cannot afford the property, it makes no difference whether the buyer is a minority or not. Choices (A) and (B) involve steering homebuyers, and choice (C) shows a clear discrimination against protected category.
Which of the following is permissible under the fair housing laws? a. Isolating families with children in separate rental units away from those who have no children b. Charging a higher rent deposit (not exceeding the legal amount) to families with children in anticipation of more wear-and-tear c. Running a criminal background check on tenants-applicants d. Assigning individuals with wheelchairs to ground-level units only despite availability of elevators
Running a criminal background check on tenants-applicants Explanation: Investigating the criminal background of tenants-applicants is legal if it applies to all tenants without discrimination. Choices (A) and (B) appears to discriminate against families with children and is not permitted under the law. Choice (D) discriminates against disabled individuals who may wish to rent an upstairs apartment and enjoy the view.
The ADA addresses all the following accommodations except for: a. Removal of architectural barriers b. Parking c. Entrance doors d. Special foods in restaurants
Special foods in restaurants Explanation: Even though the Americans with Disabilities Act requires businesses such as restaurants, to accommodate the disabled as far as accessibility, signs, the size, and type of print on food menus, etc. It does not dictate to the restaurants the type of food that is served.
A discriminatory housing practice which involves directing minority person only to minority neighborhoods is called: a. Panic Peddling b. Blockbusting c. Steering d. Obstruction
Steering Explanation: To steer a homebuyer means showing minority buyers homes only in predominantly minority neighborhoods.
The act of directing homebuyers to only certain areas to maintain or change the character of a neighborhood is: a. Blockbusting b. Redlining c. Steering d. Permitted by law
Sterring Explanation: To direct buyers into or away from neighborhoods based on the person's race, color, religion, or any other protected category, is an act of steering.
Seller is reviewing an offer on his property and questions the licensee about the race of the buyer, the licensee must a. Tell him the race of the buyer as long as the seller promises to sell the house anyway b. Tell him that he cannot discuss the buyer's race as a part of negotiating the transaction c. Tell him the race of the buyer because all that matters is the price offered d. Ask the buyer if it is okay to disclose his race to the seller
Tell him that he cannot discuss the buyer's race as a part of negotiating the transaction Explanation: The licensee cannot discuss the race of the buyer while negotiating the transaction because the seller may end up making his decision based on that fact. Instead, the licensee must inform the seller of the various classifications that are protected under the fair housing act and proceed accordingly.
A seller informed the broker that he will not sell his property to a member of a certain minority group. The Broker must do the following: a. Try to screen potential buyers and eliminate any minorities from seeing the property. b. Show the house to the minorities and in case there is an offer, do not tell the seller of the fact until closing c. Inform the seller that refusing to deal with minorities is illegal and the Broker will not accept the listing in this case d. Accept the listing and try to convince the seller to change his mind later
Inform the seller that refusing to deal with minorities is illegal and the Broker will not accept the listing in this case Explanation: The law prohibits a licensee from accepting a listing while knowing that the seller will discriminate. Choice (B) is not acceptable because even though the licensee may be trying to show the property to everyone, the fact that a listing was accepted based on the seller's terms, already violated the law. Choice (A) is wrong because the broker may not follow illegal instructions from the seller and choice (D) is wrong because accepting the listing violates the law regardless of what happens next.
In which of the following ways is a broker required to use the equal housing opportunity (EHO) poster? a. It must be included in all sales contracts b. A copy must be provided to buyers and sellers at each closing c. It must be displayed at the broker's main office as well as all branch offices d. It must be provided to the seller and buyer upon signing a listing or a buyer agency contract
It must be displayed at the broker's main office as well as all branch offices Explanation: The law requires the poster to be displayed at the broker's place of business. Including it in purchase agreements, closings, listing and buyer agency agreements is optional.
A private club operating dwellings, for other than a commercial purpose, insists on only renting to its own members. This act is: a. Legal but club membership cannot discriminate against protected category b. Legal under the federal law but prohibited under state law c. Illegal because all discrimination is prohibited d. Illegal unless membership is dedicated to a certain nationality only
Legal but club membership cannot discriminate against protected category Explanation: The fair housing laws provide an exemption for a private club that operates dwellings for nonprofits. The club can restrict housing to its own members, but membership cannot discriminate. For example, the club may not reject membership of a person because of race, color, religion, nationality, etc.
Susan, a college student, advertised looking to share her 2-bedroom house with a roommate, which of the following is permitted under the Fair Housing exceptions? a. A Christian home is looking for someone to rent a room b. A white home is looking for someone to rent a room c. Looking for a female to share the home with another female d. Looking for a gainfully employed person to share my home
Looking for a gainfully employed person to share my home Explanation: The fair housing act contains limited exemptions for a private person who occupies no more than a four-family housing unit and looking for a tenant to occupy the same building. The owner must be a private person (not a real estate licensee), must not show preference to race, and the advertising must not be against a protected class of individuals. Requiring an individual to be gainfully employed does not appear to violate the fair housing act. The act prohibits discrimination against a person's religion, race and sex.
The following ad is legal under the fair housing act a. A Christian neighborhood b. Vacancy available in adult building c. Must be gainfully employed d. Perfect for empty nesters
Must be gainfully employed Explanation: Requiring a tenant to be employed does not violate the fair housing act as longest the landlord requires proof of employment from all tenants. All the other choices indicate a preference against a protected class of individuals.
Which of the following is a protected category under the federal fair housing act? a. National origin b. Sexual orientation c. Age d. Politics
National origin Explanation: National origin is a protected category stated in the 1968 fair housing act. Sexual orientation is wrong because even though the sex category is protected under the fair housing act, the courts have ruled that it covers a male versus a female as well as sexual harassment. Earlier in 2021, the Department of Housing and Urban Developments issued a letter stating that it will investigate complaints that involve sexual orientation, therefore, a licensee must not discriminate against this category but to answer this question, it is correct to state that sexual orientation is not a part of the federal fair housing act. Age is wrong because age is protected under the Michigan Elliott Larsen act and not the federal fair housing and politics is not mentioned under any of the federal or state laws.
XYZ private club refused to sell one of its housing units that they operated non-commercially to a disabled person because the buyer was not a club member. Is the club in violation of the Fair Housing Act? a. Yes, disability is listed as one of the protected categories under the fair housing act b. Yes, a private club is not exempt under the fair housing act c. No, especially if the unit was not built to accommodate persons with disabilities d. No, a private club that operates dwellings not for a commercial purpose can restrict occupancy to its own members
No, a private club that operates dwellings not for a commercial purpose can restrict occupancy to its own members Explanation: A private club operating dwellings for a noncommercial purpose can limit occupancy to its own members as long as membership in the club does not discriminate against applicants belonging to a protected category.
A real estate brokerage advertises to attract veterans. Do these ads violate the fair housing laws? a. Yes, it discriminates against non-veterans. b. No, brokers can isolate any group and advertise to them c. No, veterans from various protected groups can qualify as long as they show good credit and income d. Yes because the ads are directed to a certain protected group excluding others
No, veterans from various protected groups can qualify as long as they show good credit and income Explanation: If the Ad does not show preference against a protected category, there is no illegal discrimination. The fact that a broker is attracting veterans from various protected groups meets the requirements under the fair housing act.
After noticing a new group home in a neighborhood, a licensee suggested to other owners to sell their properties before losing value due to the existence of five mentally disabled individuals in that home. This act by the licensee is called: a. Panic peddling b. Steering c. Redlining d. Retaliation
Panic peddling Explanation: Panic peddling also known as blockbusting results from spreading fear in a neighborhood causing owners to sell their properties because they are led to believe that the existence of protected class citizens will negatively affect property value. Steering is wrong because it means the directing of minority individuals into minority neighborhoods. Redlining is wrong because it means isolating an area and refusing to do business in there, and retaliation is wrong because it means that someone took adverse action against a person who complained about a fair housing violation
How did the 1988 fair housing amendment change the Act? a. Prohibited discrimination against age and marital status b. Prohibited discrimination against familial status and disability c. Prohibited discrimination against individuals receiving public assistance d. Prohibited discrimination against sexual orientation
Prohibited discrimination against familial status and disability Explanation: The 1988 fair housing amendment added prohibition against discriminating because of familial status and disability. Prohibited discrimination against age and marital status is included in the Michigan Elliott Larsen and the equal credit opportunity act (ECOA). Prohibited discrimination against individuals receiving public assistance is included in the ECOA. And prohibited discrimination against sexual orientation) has not been added to the fair housing act although HUD had stated that it would investigate complaints that has to do with sexual orientation discrimination.
A discriminatory lending practice in which lenders refuse to advance loans in certain areas is known as: a. Redlining b. Blockbusting c. Steering d. Panic Peddling
Redlining Explanation: If the lender does not do business with a certain city or a portion of that city because of its minority population, that would be considered redlining.
A mortgage Company makes it a practice not to lend money to potential homebuyers if they wish to buy in predominantly Hispanic neighborhoods. This practice is known as: a. Blockbusting b. Panic Peddling c. Redlining d. Risk management
Redlining Explanation: Redlining is the exclusion of certain sections of town and refusing to do business in there because of its minority population.
A lender refuses to make loans on homes built before 1940 that are smaller than 900 ft.² and has less than three bedrooms. Based on these requirements, there are not too many homes that qualify on the west side of town. This practice by the lender can be classified as: a. Equal opportunity lending across the board b. Redlining c. Steering d. Due diligence
Redlining Explanation: The lender appears to be isolating the west side of town, not wanting to do business with the homeowners. This practice is considered "redlining" because individuals who occupy these less expensive homes, may be low-income citizens because of their age, disability, etc.
Which of the following is permissible under the law? a. Refusing to rent a unit because the applicant is an AIDS victim b. Refusing to rent to a mentally disabled person who is accompanied by a guardian c. Refusing to rent to a person because he owns a Pit Bull d. A white landlord refusing to rent an apartment to a white man because he is married to a black woman
Refusing to rent to a person because he owns a Pit Bull Explanation: The landlord can refuse accommodation to a person who owns a dog of a certain breed that may be considered dangerous (as long as it is not a service animal). Refusing to rent to an HIV/AIDS victim is unacceptable because "AIDS" is recognized by law as a disability. Refusing to rent to a mentally disabled person who is accompanied by a guardian is unacceptable because the disabled person does have a guardian who can sign the lease and monitors activity. A white landlord refusing to rent an apartment to a white man because he is married to a black woman is unacceptable because it represents racial discrimination.
A disabled tenant received permission to make accommodations to his unit. Upon vacating, which of the following will probably require restoration? a. Tenant installed an exterior ramp leading to the front porch b. Tenant widened the front door to meet the code requirement for a wheelchair c. Tenant lowered a countertop for easier access from a wheelchair d. Tenant installed an additional bathtub in the living room to accommodate his limited movement
Tenant installed an additional bathtub in the living room to accommodate his limited movement Explanation: Restoration is required if a new tenant would not be able to use the property with all the modifications made for the previous disabled tenant. The law even allows the landlord to collect an estimated deposit for the restoration to be placed in an interest-bearing escrow account for the benefit of the tenant, but we are not sure how Michigan courts will look at the situation if the total deposit amount exceeds 1 ½ month rent and therefore we cannot recommend it. All the other represent reasonable modifications that a future tenant can probably live with.
Which of the following laws prohibited racial discrimination without exceptions? The housing and community development act ECOA The 1866 Civil Rights Act The 1988 fair housing amendment act
The 1866 Civil Rights Act Explanation: The 1866 act prohibited racial discrimination without exceptions. The Housing and Community Development Act prohibited discrimination because of sex and required the use of the equal housing opportunity poster by brokers in their places of business. The ECOA or Equal Credit Opportunity Act which prohibits lenders from discriminating against individuals within a protected category. The 1988 Fair Housing Amendment Act, the law amended the fair housing act by introducing protection for disability and families with children.
All the following are required under the "do not call list" except: a. The caller may not block his caller ID b. The caller does not use pre-recorded messages c. The caller does not repeat the call in the same day d. The caller must refrain from calling again, when asked by property owner
The caller does not repeat the call in the same day Explanation: Requirements under the "do not call" list law prohibit telemarketers (including real estate agents) from calling individuals placed on the list. There are no limitations on the number of daily calls once the caller verifies that an individual's name is not placed on the "do not call" list, provided that the caller is NOT told to stop calling.
Which of the following laws prohibits racial discrimination without exceptions? a. The 1977 Elliott act b. The 1988 fair housing amendment c. The civil rights act of 1866 d. The housing and community development act of 1974
The civil rights act of 1866 Explanation: The 1866 Civil Rights Act prohibited racial discrimination without exceptions, is the Michigan Civil Rights Act which prohibited discrimination against age and marital status in real estate transactions and the 1988 Fair Housing Amendment is the federal fair housing amendments which prohibited discrimination against familial status and disability, the Housing and Community Development Act of 1974 is a federal law that prohibited discrimination against sex and introduced the equal housing opportunity poster.
A family with children has been denied housing in an apartment complex, which of the following may be a legitimate reason to deny them housing? a. The family too many children b. The parents are of a mixed race c. The complex is a senior citizens housing project d. One of their children is mentally disabled
The complex is a senior citizens housing project Explanation: The fair housing act provides an exemption for senior citizens housing projects (55 years old and older, and 62 years old and older). The other choices all represent illegal discrimination against a protected class under the act.
John applied for credit with a lender and received a rejection letter 45 days after the date of the application. The letter did not specifically outline the reason for the rejection. Has the lender violated any laws and if so, which law was violated? a. As long as the rejection had nothing to do with John being a member of a protected category, there is no violation of any laws b. The ECOA was violated because if the lender did not reject the applicant within 30 days, the loan is considered approved, and the borrower cannot be rejected - Your Answer c. The lender violated the ECOA d. The lender violated regulation Z
The lender violated the ECOA Explanation: The equal credit opportunity act (ECOA) requires a lender to respond to a credit applicant within 30 days of application specifying the reason why an application was rejected. Even though the ECOA requires the lender to respond to the applicant within 30 days, not responding does not mean an automatic approval. The lender violating regulation Z is the truth in lending which addresses full disclosure of interest rates and closing cost.
An owner of a duplex does not want to rent the upstairs unit to a family with children. He informs the broker of his wishes and assures him that it would be legal to screen applicants under an exemption in the law. How should the broker handle this transaction? a. Tell the owner that s/he cannot do it b. Based on the exemption in the law, the broker can restrict the occupancy to families with no children c. Although the broker can screen families, he should not use the words "no children" in his advertising - Your Answer d. The only caveat that the broker should be aware of is that no racial discrimination is allowed
a. Tell the owner that s/he cannot do it Explanation: Even though there is an exemption in the law, it only applies to a private owner and no real estate licensee can be involved.
Jenny had a closing with the Johnson family whose telephone number is placed on the "do not call list". Is Jenny allowed to call the family anytime in the future? a. Yes, and within 18 months from closing b. Yes, and within 90 days from closing c. Yes, and within 24 months from closing d. Not at all
a. Yes, and within 18 months from closing The Established Business Relationship Exemption states an exception to the rule if the call is made (1) within 18 months after the recipient's last purchase, delivery, or payment, or (2) within 3 months after the recipient makes an inquiry of, or submits an application to, the caller
A property manager can deny the rental of a dwelling to all the following applicants except: a. The applicant has a pet b. The applicant is a social drinker c. The applicant has a seeing eye dog d. The applicant was previously evicted for causing disturbance
c. The applicant has a seeing eye dog Explanation: A service animal such as a seeing eye dog is not considered to be a "pet" under the law. The applicant having a pet is legal because it mentions a pet which is not protected under the law (unless it is a service animal), The applicant being a social drinker is legal because a social drinker is not protected under the law and the applicant being previously evicted for causing disturbance is acceptable because the tenant was evicted for causing problems
A tenant approaches the property manager requesting permission to have a ramp added to his rented unit because his daughter was involved in a car accident, and she will be on a scooter for at least one year. What is the manager's obligation? a. The property owner must pay for the ramp and other necessary accommodations b. If the manager has a comparable unit that has the necessary accommodations, the law allows the request to be declined as long as the tenant is offered the other unit c. The manager must give permission if the tenant is willing to pay the cost d. The manager is under no obligation to accept, but must allow the tenant to break the lease without a penalty
The manager must give permission if the tenant is willing to pay the cost Explanation: The law requires the property manager to give permission to a tenant who is willing to spend his own money to make the rented unit more accessible. The landlord/owner does not have to pay for the accommodations but can request that the construction be up to code and no damages are left behind when the tenant vacates. The manager cannot make the tenant move to another and the law must accept if the tenant is willing to pay for the alterations.
A lender advertises to attract seniors interested in supplementing their income with a reverse mortgage, what legal issues apply? a. The ad violates the ECOA b. The ad violates the "age" category under Elliott Larson c. There are no legal issue; any person from any protected class can qualify d. The mortgage uses the senior's residence as collateral in violation of the Housing and Community Development act
There are no legal issue; any person from any protected class can qualify Explanation: The reverse mortgage is legal if the lender offers the same opportunity to all individuals regardless of any protected class. There is no age discrimination because the mortgage is designed for individuals who are 62 years of age or older.
A landlord who does not allow animals in his apartment building is approached by family who has a dog and is told that the animal is necessary for their son's emotional well-being. Must the landlord allow the dog? a. Yes, but he can ask the family to describe their son's medical condition that justifies having a dog b. Yes, but he can ask to see evidence that the dog is a service animal c. No, as long as the landlord treats all tenants equally in disallowing animals d. No, but the landlord must refer the family to another complex that allows animals
Yes, but he can ask to see evidence that the dog is a service animal Explanation: The landlord can request evidence that the dog is being used as a service animal but may not force the family to divulge the medical condition of their son.
Jenny is a college student who is looking for a female roommate to share a small house that she is renting. She placed an ad in the school publication stating the following: Female student is looking for a female roommate to share rent and expenses in a small cozy home. Is Jenny in violation of the fair housing act? a. No, the exemption in the act allows a private individual to discriminate as long as she does not discriminate because of race and not hire a licensee to rent the dwelling b. No, as long as the dwelling does not exceed four units c. Yes, the exemption applies if no illegal advertising takes place d. Yes, the exemption only works if a licensee handles the rental transaction
Yes, the exemption applies if no illegal advertising takes place Explanation: The exemption applies if a private owner occupies no more than a four-family unit as long as no licensees are hired, no racial discrimination takes place, and no illegal advertising is used. The problem with this question is placing an ad that clearly discriminates because of sex.
A French-Canadian owner contacted Pauline, a French-speaking agent, to sell a lake cottage located in a senior housing community. The properties situated on that lake were predominantly occupied by seasonal owners from similar backgrounds who mainly occupied the cottages in the summer months. Pauline listed the property, advertised it in the only French-language newspaper circulating in the area, published it on the MLS and asked the HOA to reference the listing in its publication. Pauline received a referral from one of the residents who told her that his brother was interested in buying the cottage and she sold the property. Do you see any fair housing issues with Pauline's practice? a. Pauline should not have advertised the property in the French-speaking publication because that advertising only attracted French-speaking buyers b. If the community is predominantly French-speaking, there should not be an issue with selling to a French-speaking family to eliminate the language barrier with the neighbors and the Association c. There is no violation in advertising in a French-speaking publication if the agent advertises the listing using other publications that reach everyone in the com
There is no violation in advertising in a French-speaking publication if the agent advertises the listing using other publications that reach everyone in the community Explanation: It is not a violation to advertise property in a non-English publication if the agent also advertises the same property to everyone else using other publications. Choice (D) is unacceptable because a seniors citizen community can require occupants to be of a certain age (55 or 62 years old) but the community must be open to all protected categories of people.
White persons are protected by the Federal Fair Housing Act and have a right to bring suit in all but one of the following cases a. They are threatened with violence for having sold their home to a minority family b. Illegal discrimination by HOA members c. They are evicted by a landlord for having minority guests in their home d. They are denied housing because of their political beliefs
They are denied housing because of their political beliefs Explanation: The fair housing act does not include political beliefs as a protected category. The other choices all involve acts of threats and retaliation against people who abide by the law.
