November 2010 Coach's Quiz
We have given you seven rules on how to address a formal fair housing complaint. Now let's look at how the rules might apply in the real world. Take the COACH's Quiz to see what you have learned.
INSTRUCTIONS: Each of the following questions has only one correct answer. On a separate piece of paper, write down the number of each question, followed by the answer you think is correct—for example, 1)b, 2)a, and so on.
COACH's TIP: The correct answers (with explanations) follow the quiz. Good luck!
QUESTION #1
Although your community has a no-pet policy, a maintenance worker reports that a resident has a pet bird in her unit. When you ask her about it, the resident says that she is disabled and that the bird is her companion animal, but she refuses requests to provide documentation that she has a disability-related need to keep the bird. Soon after informing her that she must remove the bird, you receive notice that she filed a complaint with HUD, accusing your community of disability discrimination. What should you do?
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Nothing, it's obvious that her complaint is merely a ploy to get around your no-pet policy.
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Send her a warning that she's in violation of your community rules and that she must remove the bird immediately or face eviction proceedings.
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Contact your attorney to determine how you should respond to the complaint.
QUESTION #2
One of your residents repeatedly calls your office about a host of problems ranging from noisy neighbors, broken appliances, and defects in your parking lot. Although most are groundless, you've tried to resolve all her concerns, but she accuses your staff of acting rudely and ignoring her complaints because of her race. What should you do?
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Tell her that you may not renew her lease unless she stops bothering you with minor problems.
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Keep track of how often she calls, but otherwise ignore her because she's just being cranky.
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Keep records about her complaints and what you did to address them, and contact management to alert them to a possible fair housing problem.
Coach's Answers & Explanations
QUESTION #1
Correct answer: c
Reason: Rules #1, #4, and #6 apply here:
Rule #1: Call Your Lawyer
Rule #4: Cooperate with HUD Investigator
Rule #6: Avoid Retaliation Claims
If you receive notice of a formal fair housing complaint filed against your community, it's best to contact a fair housing attorney to advise you on the proper response, oversee your investigation, and communicate with the HUD investigator on your behalf.
Wrong answers explained:
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The case won't go away if you ignore the notice and ensuing HUD investigation—in fact, you could find yourself in trouble with federal or state enforcement officials.
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The FHA considers retaliation to be a separate offense, which means that you could be found liable for damages or penalties for retaliation, even if the initial discrimination claim is ultimately found to be groundless.
QUESTION #2
Correct answer: c
Reason: Rules #6 and #7 apply here:
Rule #6: Avoid Retaliation Claims
Rule #7: Fix Problems to Prevent Future Complaints
Train your staff to recognize and report early warning signs of fair housing problems. The management may be able to take steps to alleviate her concerns, and the documentation about her complaints and what you did to address them will help you respond in case she files a formal complaint.
Wrong answers explained:
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Even though she hasn't filed a formal HUD complaint, the FHA's retaliation provisions make it unlawful to make threats or interfere with her tenancy because of her complaints about discrimination.
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It's good to keep notes, but once a resident complains of discrimination, it should raise a red flag that you could face a formal HUD complaint unless you do something to resolve the matter informally.
See The Lesson For This Quiz
| How To Address A Formal Fair Housing Complaint |