The Trainer
Responding to Accommodation Requests; Ensuring Safe Use of Personal Appliances
In this month's feature, we discussed what you need to know about complying with the Fair Housing Act and HUD guidelines on considering reasonable accommodation requests for ground-floor or larger units from residents or applicants with disabilities. The HUD Occupancy Handbook states that ground-floor unit requests must be based on “need” and not on “personal preference.” If a household asks for a ground-floor unit to accommodate a family member with disabilities, you should advise the requestor that you have to verify the need with the household member's health care provider or social services agency.
In our article on the safe use of air conditioners, fans, and space heaters, we discussed how important it is to manage the potential hazards presented by these devices. The secret to success on this issue, experts say, is to educate residents about the safety issue, reminding them about concerns on a regular basis. Remember, the HUD Model Lease obligates the site owner to maintain all equipment and appliances in a safe manner and, in turn, requires the resident to use all appliances and equipment safely and “only for the purposes for which they're intended.”
TRAINER'S QUIZ
INSTRUCTIONS: Each of the questions below has only one correct answer. On a separate sheet of paper, write down the number of each question, followed by the answer you have chosen—for example, (1) b, (2) a, and so on. The correct answers (with explanations) follow the quiz. Good luck!
QUESTION #1
When verifying a resident's need for a ground-floor unit, you should ask the resident's health care provider or social services agency specific questions about the nature and severity of the resident's disability. True or false?
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True.
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False.
QUESTION #2
Fill in the blank: If verification with the health care provider indicates that the household member indeed has a disability and that accommodation requires a ground-floor unit you ___ approve the request and permit the household to have the ground-floor unit.
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may
-
should
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must
QUESTION #3
If you are not able to arrange for a transfer that makes a ground-floor unit available, you should:
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Establish a waiting list.
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Enlist the aid of a housing consultant.
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Force an existing resident to move.
QUESTION #4
To prevent questionable or fraudulent requests for accommodation, you should consider strengthening the verification process by posing additional questions for the health care provider. True or false?
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True.
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False.
QUESTION #5
To convey the importance of the safe use of devices and appliances, you should establish house rules and not attempt any other techniques. True or false?
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True.
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False.
QUESTION #6
You can consider banning kerosene-fueled space heaters because:
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They are more dangerous than electric heaters and may even be illegal in some jurisdictions.
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They are too expensive to deal with.
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They take up too much space.
QUESTION #7
A best practice is to insist that residents' personal equipment devices be approved by:
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Your accountant.
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Your attorney.
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An independent testing laboratory.
QUESTION #8
Residents should regularly inspect their air conditioners, fans, and space heaters. True or false?
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True.
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False.
ANSWERS & EXPLANATIONS
QUESTION #1
Correct answer: b
Federal fair housing law specifically prohibits you from asking about the nature and severity of the disability or any other details about the individual's medical condition.
QUESTION #2
Correct answer: c
Under federal housing law and HUD guidance, you have no choice but to approve the request for a ground-floor unit if the verification is complete on both points: The household member has a disability and requires a ground-floor unit. It may be that you don't have a ground-floor unit immediately available. If not, HUD suggests you could require a household that is over-occupying or under-occupying a ground-floor unit to move.
QUESTION #3
Correct answer: a
If you are not able to arrange for a transfer that makes a ground-floor unit available, you should establish a waiting list. You should also send a written notice to all qualifying households about the waiting list. Finally, advise the household that they have been approved for a ground-floor unit and provide a time frame in which you expect that a unit will become available for them.
QUESTION #4
Correct answer: a
You could consider asking a doctor whether she would be willing to testify in a court of law if needed. That might make her think twice about just signing off on the verification form. However, you must be careful not to ask about the nature or severity of the person's disability.
QUESTION #5
Correct answer: b
While house rules emphasize the importance of safety in using appliances and devices, they certainly shouldn't be the only strategy you use to communicate to residents. For example, holding resident meetings is an effective way to get the safety point across and to remind residents of their personal roles in helping to prevent problems.
QUESTION #6
Correct answer: a
You may choose to disallow kerosene heaters because of their dangers, regardless of whether they're illegal in your jurisdiction. You can check with your local fire department officials about the law in your area.
QUESTION #7
Correct answer: c
While almost all such items are laboratory tested and approved by organizations such as the Underwriters Laboratories, some residents may own or be given older models that lack safety assurance. Devices and appliances usually have a sticker that indicates that they have been safety tested and approved or include a statement of approval in the accompanying literature from the manufacturer.
QUESTION #8
Correct answer: a
It is good policy to remind residents to periodically check over their appliances and devices for such safety hazards as frayed wires or malfunctioning switches. If they find something that concerns them, they should be encouraged to bring it to the attention of your maintenance staff and discontinue use.