September 2009 Coach's Quiz

We have given you seven rules on preventing fair housing complaints during the application process. 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

When a prospect in a wheelchair asks about available two-bedroom units, you may recommend accessible or ground-floor units because you can see that he is obviously disabled. True or false?

1. True.

2. False.

QUESTION #2

George, a single Hispanic man, has applied to live in your community, but his income is not high enough to meet your screening criteria. Meanwhile, you recently approved an application from Martha, a single white woman, who meets your community's income requirements. You should:

1. Accept George's application, to avoid a fair housing complaint based on national origin.

2. Call George and tell him that he failed to meet your screening criteria.

3. Send George a written letter that explains why his application was rejected, and keep a copy of his information, application, and other notes in your file.

QUESTION #3

A single woman comes into your office looking for a one-bedroom unit. During a tour of available units, she says she's looking for something quiet. If she asks how many children live in the community, you risk a fair housing complaint if you tell her about the children who live in the adjacent units. True or false?

1. True.

2. False.

QUESTION #4

When you arrive at work on Monday morning, you listen to your messages. One message is difficult to understand because of the caller's accent. It sounds as if he is looking to rent a unit, but you can't understand the rest of the message, even though you play the message several times. You should:

1. Delete the message and forget about it.

2. Log the phone message and make reasonable efforts to return the call.

Coach's Answers & Explanations

QUESTION #1

Correct answer: b

Reason: Rule #5 applies here:

Rule #5: Treat Prospects Consistently While Showing Units

Even if you don't mean to discriminate, you may be accused of steering if you recommend accessible or ground-floor units to a prospect because you see that he is obviously disabled. The goal of fair housing laws is to provide people with equal housing opportunities. Therefore, you may trigger a fair housing complaint by offering your personal opinion, based on the prospect's disability, about what the prospect would prefer.

Wrong answer explained:

1. You must let prospects make their own decisions about where to live, so you should offer to show the prospect all available two-bedroom units.

QUESTION #2

Correct answer: c

Reason: Rules #2, #6 and #7 apply here:

Rule #2: Use a Standard Application Process

Rule #6: Take Care When Rejecting Applications

Rule #7: Maintain Good Records of the Application Process

Your community has a right to establish reasonable screening criteria and to reject applicants who fail to meet those requirements. The fact that George may have a characteristic protected under fair housing law, doesn't mean that he is automatically qualified to rent in your community.

Wrong answers explained:

1. You do not have to accept George's application merely because he is a member of a protected class. In fact, making an exception in his case will undermine your efforts to apply your screening criteria in the future. Failure to apply your screening criteria consistently could trigger a fair housing complaint the next time you reject an application for failure to meet your requirements.

2. Although you can call George and explain why his application was rejected, a phone call isn't enough. Follow it up with a written letter to notify him of the specific reasons why his application was rejected. And keep a copy of the letter and all other information regarding his application in your files for documentation, in the event that he files a fair housing complaint.

QUESTION #3

Correct answer: a

Reason: Rule #5 applies here:

Rule #5: Treat Prospects Consistently While Showing Units

It's risky to answer the prospect's question about children living in your community, because families with children under age 18 are protected under fair housing law. Instead, offer a standard response that affirms your community's commitment to fair housing law. And make a note on the guest card about the prospect's inappropriate question.

Wrong answer explained:

• Even if you limit your response to information about children living in adjacent units, you could be accused of discrimination based on familial status.

QUESTION #4

Correct answer: b

Reason: Rule #4 applies here:

Rule #4: Train Staff to Treat All Prospects Professionally

Even if you have difficulty understanding the message, it's a good idea to log the phone message and to make reasonable efforts to return the call. To avoid claims of discrimination based on national origin, you should treat every prospect in the same professional manner, starting with the first contact.

Wrong answer explained:

1. You could be accused of linguistic profiling if you didn't make a reasonable effort to return the call—and you would have no way to defend yourself in a lawsuit if you didn't make a record of the call.