December 2013 Coach's Quiz

We’ve suggested seven rules on how to avoid fair housing claims during the holiday season. Now let’s look at how the rules might apply in the real world. Take the COACH’s Quiz to see what you’ve 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. The correct answers (with explanations) follow the quiz. Good luck!

QUESTION #1

You could be accused of a fair housing violation if you wish a resident a “Merry Christmas.” True or false?

a.   True.

b.   False.

QUESTION #2

Your community allows residents to reserve the common room for parties and other social activities. If residents are allowed to reserve the room for Christmas and Hanukkah celebrations, then you should allow a resident to reserve the room to host a pagan celebration to mark the winter solstice. True or false?

a.   True.

b.   False.

QUESTION #3

Which of the following holiday communications with residents wouldn’t present problems under fair housing law?

a.   Running an ad for a vacant apartment, noting that your community is near one of the state’s oldest synagogues, which holds lovely Hanukkah services.

b.   Placing a picture of a family gathered around a Christmas tree, while “O Holy Night” plays, on the home page of your community’s Web site.

c.   Hosting a Christmas party for your residents with caroling and a visit from Santa Claus.

d.   Sending cards that say “Happy Holidays” with images of generic winter scenes, such as children ice-skating, to all residents.

QUESTION #4

Your rules allow residents to decorate their front doors with holiday decorations, including personal religious items, during the holiday season. One of your residents has complained that a neighbor keeps pulling down his poster, which features a manger scene with the message, “Have a Blessed Christmas.” The neighbor says he’s repeatedly complained that he’s offended by the religious poster, and that he finally had to take matters into his own hands because you didn’t do anything about it. Should you:

a.   Tell the resident he can put up a wreath, but not decorations with overtly religious messages.

b.   Ignore the situation—it’ll all be over after New Year’s Day.

c.   Remind the neighbor that your rules permit residents to put up religious decorations and warn him against doing anything to interfere with his neighbor’s decorations.

COACH’S ANSWERS & EXPLANATIONS

QUESTION #1

Correct answer: b

Reason: Rules #1, #2, & #3 apply here:

               Rule #1: Make Residents and Prospects Feel Welcome

               Rule #2: Aim for Inclusiveness in Your Holiday Decorations

               Rule #3: Use Nonreligious Language in Communications

HUD has stated that the use of secularized terms or symbols relating to religious holidays, such as Santa Claus or phrases such as “Merry Christmas” or the like, don’t violate federal fair housing law. Although wishing someone a Merry Christmas is unlikely, by itself, to lead to a discrimination claim, fair housing experts say it’s better to be more inclusive by using secular greetings, such as “Happy Holidays” or “Season’s Greetings,” when speaking to prospects and residents.

QUESTION #2

Correct answer: a

Reason: Rules #1 & #5 apply here:

               Rule #1: Make Residents and Prospects Feel Welcome

               Rule #5: Allow Equal Access to Your Common Areas

Fair housing law bars communities from treating people differently based on their religious beliefs or practices. The law clearly protects members of established religions, but fair housing experts believe it’s broad enough to cover a wide variety of religious or spiritual beliefs.

QUESTION #3

Correct answer: d

Reason: Rules #2, #3, & #4 apply here:

               Rule #2: Aim for Inclusiveness in Your Holiday Decorations

               Rule #3: Use Nonreligious Language in Communications

               Rule #4: Keep Community Festivities Religion-Neutral

To avoid violating fair housing law, it’s best to use nonreligious language when communicating with prospects, applicants, and residents during the holidays. That includes written communications (such as ads), electronic communications (such as your community’s Web site), and direct communications.

Wrong answers explained:

a.   Mentioning the proximity of your community to the local synagogue in your ad implies a preference for Jewish prospects, which violates fair housing law.

b.   Including a Christmas scene with religious-themed music on your community’s Web site may suggest that your community has a preference for Christian residents or against those of other faiths.

c.   Hosting a traditional Christmas party may give the impression that the party is for only Christian residents, and that those of other religious faiths are not welcome to attend.

QUESTION #4

Correct answer: c

Reason: Rules #6 & #7 apply here:

               Rule #6: Allow Residents to Display Religious Decorations in Their Units

               Rule #7: Promptly Address Complaints of Religious Discrimination, Harassment

Though communities should maintain common areas in a religiously neutral manner, residents should be allowed to decorate inside their units with personal religious items as long as they are in keeping with community rules. Some communities take a hard line against any decorations outside units, while others allow residents to put up decorations on their front doors, windows, and other areas visible from outside their units. Whatever your policy, you should enforce it—and promptly respond to any disputes over holiday decorations.

Wrong answers explained:

a.   If you allow residents to decorate their front doors, you could be accused of discrimination if you allow secular—but not religious—decorations.

b.   You shouldn’t ignore the situation in hopes that it will simmer down after the holidays. Instead, you should investigate and act swiftly to resolve the dispute to avoid accusations of tolerating religious discrimination at your community.