UNDERSTANDINGREASONABLE

ACCOMMODATIONSandMODIFICATIONS

DisabilityRightsMaryland

• DRM(formerlyMDLC):Maryland’sfederallydesignatedProtectionandAdvocacyorganization.

• Mission:toadvancethelegalrightsofpeoplewithdisabilities.•  Enforcingfairhousingrights•  Protectingagainstabuse,neglectandrightsviolationsinstatehospitals,stateresidentialcenters,andresidentialtreatmentcentersforyouth

•  Protectingtherightsofpersonslivinginnursinghomes,prisons,DDA-fundedresidentialservices,residentialrehabilitationservices,andmore

•  Someotherareasofwork:specialeducation,transportation,votingadvocacy,someMedicaidservices,somesocialsecuritybenefitswork,criminalrecordexpungement,etc.

CommunityLifeResources

CommunityLifeResources(CLR)isaconsultingpracticethatprovidestechnicalassistanceandtrainingtogovernment,housingorganizations,serviceproviders,peoplewithdisabilitiesandfamiliesonthecreationandimplementationofpermanentsupportivehousingstrategiesforpeoplewithdisabilities.

RoadMapforToday’sTraining

I.  Lawsthatprotecttherightsofpeoplewithdisabilities

II.  Typesofhousingandwhattheymean

III.  Thinkingthroughreasonableaccommodations/modifications

IV.  Commonbarriersandhowtoaddressthem

HOUSINGANDTHELAW

Whyisthisimportant?

Addresseshistoryofsegregationandstereotypingofpeoplewithdisabilities

Understandingequalaccessandopportunityrequiredbyourcivilrightslawshelpspeoplewithdisabilitiessucceedinobtainingandmaintaininghousing

Peoplehavebetterhealthandqualityoflifewhentheyhavesafe,affordable,accessible,anddecenthousing

Knowingthisinformationhelpsyoubemoreeffectiveatyourjob

FHAandADADefinition"Anypersonwhohasaphysicalormentalimpairmentthatsubstantiallylimitsoneormoremajorlifeactivities;hasarecordofsuchimpairment;orisregardedashavingsuchanimpairment.“

•  Important:theindividualdoesnotneedtohavebeenfoundtobeapersonwithdisabilitiesbytheSocialSecurityAdministration.Theydonotneedtobe“approved”forbenefits.

•  JustneedtohaveamedicalprofessionalverifythattheymeetthedefinitionundertheFHAorADA.Socialworker,casemanagerifpersonalknowledge

•  TheFHAexemptsfromthedefinitionthosewhosesoledisabilityiscurrentaddictiontoillegaldrugs.

WhoisaPersonwithaDisability?

AReasonableAccommodationisachangeinrules,policies,practices,orservicestogiveapersonwithadisabilityequalopportunitytouseandenjoyadwellingunitorcommonspace.Reasonableaccommodationsmaybenecessaryatallstagesofthehousingprocess,includingapplication,tenancy,ortopreventeviction.

ReasonableAccommodation

ReasonableAccommodations

inHousing:Legal

Requirements

Federalandstatelawsprohibithousingdiscriminationagainstqualifiedpersonswithdisabilities.

•  Alsocan’ttreatanyonelessfavorablybecauseofadisability(eithertheirsorthatofafamilymember).

ReasonableAccommodationsrequireahousingprovidertodomore:theymustmakechangesinrules,procedures,policies,practicesorservicesifnecessarytoaffordapersonwithadisabilityequalopportunitytouseandenjoyadwelling.

•  Examples:permittingachangeinhowatenantpaysrent;allowinganapplicanttodemonstrateinanon-traditionalwaytheabilitytocomplywiththeleaseandpayrent.

•  Note:Theremustbeaconnection,ornexus,betweentheaccommodationrequestedandtheperson’sdisability.

ReasonableModificationAReasonableModificationisaphysicalalterationtotheexistingpremisestoaffordapersonwithadisabilityfullenjoymentofthepremises.Examples:grabbars,ramps,wideningadoorway,loweringcountertops.

FairHousingLawsProtectingPersonswithDisabilities

ThefederalFairHousingAct,asamended,42USC§3601etseq.

Maryland’sFairHousingAct,Md.SG§§20-101,20-704,20-705etseq.

MarylandAccessibilityCode,Md.PS§12-202

Section504oftheRehabilitationActof1973,29USC§794•  Covershousingthatreceivesfederalfunding

TheAmericanswithDisabilitiesAct,42USC§12101etseq.•  TitleII(covershousingfundedbystateorlocalgovernment)•  TitleIII(coversplacesofpublicaccommodation,suchasleasingoffices)

TheFairHousingAct

• Appliestomosthousing,privateandsubsidized,includingcondominiumsandHOAs;

• Prohibitsdiscriminationinsale,rentalortermsandconditionsofhousingonbasisofdisability;

• Prohibitsdiscriminationinapplicationandscreeningphase,tenancyorevictionproceedings.

EnactedasTitleVIIIofCivilRightsActof1968and

amendedin1988toprohibitdisabilitydiscriminationin

housingtoovercomehistoricsegregation.

• Requiresaffirmativeactionstoprovideopportunity(accommodate)andaminimumlevelofaccessibility.

BUT,forthosewithdisabilities,theFHAALSO

FHA Exemptions

Single-familyhousingsoldorrentedwithouttheuseofarealestatebroker

Housingoperatedbyorganizationsandprivateclubsthatlimitoccupancytomembers

Housinglegitimatelyrestrictedtoseniors62andolder,or55andolder(80%rule)

Owner-occupiedbuildingswithfourorfewerunits

Refusetosellorrent

Makehousingunavailable

Advertisehousingasavailableonlytopeoplewithoutdisabilities(ortothosewhocan“liveindependently”)

Discriminateinterms,conditions,privilegesinsaleorrental(e.g.,requiringaco-signerorcasemanager)

Refusetomakereasonableaccommodations(mustbespecificallyrequested)

Refusetopermitreasonablemodificationstounit,atthetenant’sexpense

Threaten,coerceorretaliateagainstanyoneforexercisingafairhousingright

Itisillegaltotakethefollowingactions

basedonaperson’sdisability

ReasonableModificationsUndertheFairHousingAct

•  Generallyspeaking,thetenantisresponsibleformakingandpayingforaccessibilitymodificationsthatareneeded

•  Exceptions:ifthedevelopmentwasalreadyrequiredtohavebeenaccessibleundertheFHA,orifthereisfederalfundinginvolved(notatenant-basedHousingChoiceVoucherorotherrentalsubsidy)

•  HUDhassaidthatthetenantmayberesponsibleforrestoringtheapartmenttoitsoriginalstatewhenheorshemovesout,butONLYifitimpactsonthemarketabilityoftheunit

ReasonableModificationsUndertheFairHousingAct

•  Generally,restorationisnotrequiredifwideningdoorways,installinggrabbars,orinstallingaccessibleroutetosidewalk

•  Tenantsarepermittedtomakemodificationstocommonareas

•  Landlordcanrequireapprovalofplansandcontractor,butcannotrequireamoreexpensivemodificationbemade

•  Landlordmustmaintainthemodificationtoacommonareaonceinstalledbythetenant;modsusedexclusivelybytenantarehis/herresponsibility.

ReasonableModifications

Examplesincludeproviding:• Aramptoallowaccesstothedwellingthroughanexteriordoor

• Grabbarsinthebathroom• Levereddoorhandles• Specializedalarmsforpersonswithvisionorhearing-impairments

• Loweredmailboxforapersonusingawheelchair• Loweredlightswitches

PayingforModifications

• Medicaidwaivers

• Localprogramso CDBGfundedprogramso Localcharitableorganizationso DHCDRehabProgramorAccessibilityforSeniors(homeowners)

http://mdod.maryland.gov/mdtap/Pages/Home-Modifications-Directory.aspx

FHAAccommodations• Cost of reasonable accommodation is not on tenant; • Parking spaces, signs, restriping considered reasonable accommodations;

• Must be specifically requested; • Must be a qualified person with a disability, require the accommodation due to the disability, and the accommodation must be necessary to afford equal opportunity or use of the housing;

• Housing provider must grant unless undue financial and administrative burden.

FairHousingAct:FundamentalAlterationsandUndueBurden

Fundamentalalterationsandunduefinancialburdendefensedeterminedoncasebycasebasis.IndividualizeddeterminationBUT,ifdefensemet,thehousingprovidermustcontinuetoconsideralternativeaccommodationsthatwouldmeettheperson’sneeds.

Example:Tenantwhousesawheelchaircan’tusedumpstertodisposeoftrash.Tenantrequeststhatmaintenancecollecttrashdaily.HUDhassaidthismightbeanundueburdenforsmalloperationbutreasonabletodosotwiceaweekandsupplyinsidetrashunit.

FHAAccessibility–WhichUnitsAreCovered?

Multifamilycomplexeswithfourormoreunits;

IndevelopmentsconstructedforfirstoccupancyafterMarch13,1991;and

Allunitsinelevatorbuildings,or

Groundfloorunitsonlyinnon-elevatorbuildings.

FHAAccessibility

Rules:Adaptablefeatures

FairHousingActDesignManualavailablewww.huduser.org/publications/destech/fairhousing.html

Bathroom–reinforcedwallsforgrabbars

Loweredcontrolswithinreach

Useablekitchensandbathrooms(roomformaneuveringwithwheelchairandcanbemodified)

Accessibleroutes

Commonareas(e.g.,laundryrooms,managementoffice,lobbybathrooms,oneaccessibleentrance)

MarylandFairHousingAct

q  SubstantiallyequivalenttothefederalFHA

q  Addsadditionalprotectedclassesv  Sexualorientationv  Maritalstatusv  Genderidentity

q  Limitedtomultifamilyhousingoffourormoreunits,providedowneroccupied

q  Somejurisdictionshavelocalordinanceswithadditionalbasesofprotection,e.g.sourceofincome

q  Complaintscanbemadetov  MarylandCommissiononCivilRights(withinone

year)v  HUD(withinoneyear)v  LocalHumanRightsCommissions

InteractiveProcessandObligationtoAFFHRequireshousingprovidertoengageinnegotiationtofindasolution,ifanaccommodationcannotbegranted

Ifthereareseveralpossibleaccommodations,individual’spreferenceshouldbeaccommodatedunlessunduefinancialandadministrativeburden

Housingprovidermaysuggestequally,effectivealternativeaccommodationsPHAsandrecipientsoffederalfundinghaveadutytodoaffirmativemarketingandoutreach,analysisofpoliciesandpractices,tofosterinclusionandeliminatediscrimination

AppliestoFHA-coveredpropertiestoo,buthardertoenforce

Section504ofthe

RehabilitationAct

• No qualified individual with a disability shall be excluded from, denied the benefits of, or be subjected to discrimination under any program or activity that receives Federal financial assistance.

• Requirements include reasonable accommodations, program accessibility, modifications, effective communication with people who have hearing or vision disabilities, and accessibility rules for new construction and alterations.

CoveredProperties

PublicHousing

Project-BasedSection8

Project-BasedRentalAssistance(HUDSection8)

HOMEfunded

USDA/RDA

Section202SupportiveHousingfortheElderly

But…NOTTenant-basedSection8ormostlowincomehousingtaxcredits(LIHTC)unlessthereisotherfederalfundingintheproject

InMD,newbldgs.fundedasof2018willbecovered

Note:Thisisnotacompletelist

ADA

Doesn’tcoverprivatehousingnorexpresslyhousingbutdoescoverpublicentitiesandPHAs.

Alsocoversareasinthedevelopmentthatareopentothepublic,suchasleasingoffices,swimmingpools,etc.

Coversservicestoobtainhousing,e.g.,administrativeoffices,applicationprocess,inspections,recertifications.

Accommodationsnotrequirediffundamentalalterationorunduefinancial/administrativeburden.

EnforcementofRightsUndertheADA

• Thefollowingagenciescanbecontactedforcomplaints• MarylandCommissiononCivilRights/localcommissioncomplaints(within6months)

• HUD-therecomplaintsareforwardedtoMCCR

• DOJ/AttorneyGeneral-typicallyhandlepatternandpracticecases

MarylandAccessibilityCode• Establishesminimumstandardsforaccessibilityinhousing

• Requiresthatmultifamilydevelopments(4+units)thatundergorehabbebroughtintocompliancewithaccessibilitystandards

• Enforcedbylocaljurisdictions–codeenforcement

THINKINGTHROUGHACCOMMODATIONS&MODIFICATIONS

ReasonableAccommodations:Frompre-leasetoendoftenancy

Applicationprocess

Residentselection

plan

Searchassistance

Duringtenancy

Leasetermination

Subsidytermination

Eviction(court

process)

CommonBarrierstoAccessingHousingforPeoplewithDisabilities

Gettingon/StayingonWaitingList

Missingdocuments

•  StateissuedphotoID•  Birthcertificate•  SocialSecuritycardInabilitytoobtaindocuments•  Accessingbankstatements•  Accessingincomeinformation

References

Access–inabilitytosearchforhousingorgettointerviews

Deadlines

•  Missingdeadlinesorinterviewletters•  Missingdeadlinesbecauseoflackofstablemailingaddress

CreditIssues

Criminalbackground

ReasonableAccommodationsintheApplicationProcess

Examples

• ProvidingapplicationsinBraille,largeprint,andalternativeformats• Providingassistancetocompletetheapplication• Allowingapplicationstobedroppedoffbyafriend,familymember,advocate

• Allowingapplicationstobemailedorfaxed• Visitingtheapplicant’shomeinordertocompleteanapplication• Allowingadditionaltimetosubmitanapplication• Allowingsecondarycontactpersontobelistedontheapplication

AccommodationsforCreditIssues

Accommodationsforpoorcreditduetodisability

•  Possiblereasons• Medicalbills• Lossofemployment• Lackoftreatmentfordisability• Changeincognitivefunctioning

•  Demonstratedabilitytopayrent/billsinatimelymanner• Currentonpaymentofbills• Proofofnooutstandingdebts• Personalsupportstopaybills• Rentpaymentplan• Documentcompletionofacredittrainingprogram

ReasonableAccommodationsin“Screening”

Examples

• Allowextratimetogatherdocumentationforverificationandscreeningpurposes

• Overlookcreditissuesrelatedtodisability-relatedmedicalexpenses• Overlookpoorrentalhistoryrelatedtodisability• Considercircumstancesbehindcriminalbackgroundthataredirectlyrelatedtodisability.Thehousingprovidermayconsidertheseverityofthecrime,extentofculpability,evidenceofrehabilitation,andmitigatingcircumstancesrelatedtodisability

Accommodationsfor

CriminalBackgroundIssues

AccommodationExamples

• Completionofdrugtreatmentprogram• Passageoftime• Evidencefromhealthcareprofessionalthatpersonisstableandintreatment

• Personalsupportstomaintainpositivebehavior

Requestmustdemonstratenexusbetweendisabilityandcriminalactivity

Accommodationsmustbeprovidedifitwouldreducethethreatortoprovideequalopportunity

Federalhousingassistancecannotbeprovidedinthefollowingtwosituations:

• Lifetimesexoffenseregistryrequirement• Productionorsaleofmethamphetamineonfederallyassistedproperty

Criminalbackgroundscreening• Anapplicationmayberefusedbasedoncriminalhistoryifeveryoneisaskedaboutsuchconvictions

• Private,non-subsidizedhousingprovidersmustevaluatewhethertheircriminalbackgroundpolicyhasadisparateimpactonanyprotectedgroup,andalsomustdemonstratethattheircriminalbackgroundscreeningpolicyisnecessarytoachieveasubstantial,legitimate,non-discriminatoryinterest.Denialsbasedonarrestrecordsandblanketbansonanyonewithacriminalconvictiondon’tmeetthistest.

Accommodationsfor

CriminalBackgroundIssues

ServiceandAssistanceAnimals

FHADefinition“ananimalthatworks,providesassistance,orperformstasksforthebenefitofapersonwithadisability,orprovidesemoFonalsupportthatalleviatesoneormoreidenFfiedsymptomsoreffectsofaperson’sdisability.”

•  HUDdoesnotdifferentiatebetweenemotionalsupportandserviceanimalswithregardtoresidents–allarereferredtoasassistanceanimals

•  Housingprovidersarerequiredtoaccommodatenon-residentswhohaveserviceanimals

•  Canbeanytypeofanimal

•  Cangoanywheretenantcango

•  Mustbeundertenant’scontrolatalltimes

•  Housingprovidersmayimposereasonablerequirementsforhealthandsafetyreasons(vaccinations,requirementthatanimalbeleashed,properwastedisposal)

•  Petdepositsandadditionalfees,insuranceareNOTpermitted

•  Expensesrelatedtotheanimalcanbeamedicaldeductionfromincome

WhataHousingProviderMayAskAboutAssistanceAnimals

1.  Doesthepersonhaveadisability?

2.  Doesthepersonhaveadisability-relatedneedfortheanimal?

Exceptions:

1.  Specificanimalposesadirectthreattoothersonthepremisesa.  Specificanimalmayneedtoberemovedfromproperty,butaccommodationremains

ineffect

2.  Specificanimalwouldcausesignificantdamagetopropertyofothersthatcouldnotbeeliminatedwithareasonableaccommodation

EarlyTerminationofLease

MDRealProperty§8-212.2permitsearlyterminationofleasewithdoctor’snotecertifyingtenant’sneedtomovebecause:

•  Tenanthasmobilitydisabilitythatrestrictsabilitytomoveinorenter/exitpremises,OR

•  Tenantneedstomovetoahome,facilityorinstitutiontoobtainhigherlevelofcare

•  Tenant’sdisabilitywillcontinuepastterminationoflease•  Notemustbeondoctor’sletterheadorprescriptionpadandsigned

•  DoctormustbelicensedtopracticeinMaryland•  Landlordstillhasdutytomitigatedamages•  Landlordmaycharge2months’rentatmarketrateasearlyterminationfee

•  Leasemayabrogatethestatutebyincludingearlyterminationclause

•  MaybeinconflictwiththerequirementsoftheFHA–tenantmayaskforRAinstead!

ThreateningBehavior

• Atenantcanrequestareasonableaccommodationtohaveequalaccess.Cantaketheformofadditionaltimetocomplywiththelease:•  Allowtimeforindividualtogetbackintotreatmentfortheirdisability,getcounseling,allowforsupportfromfamily,friendsordisabilityproviders.

•  Landlorddoesnothavetograntanaccommodationiftheindividualposesa“directthreat”tothecommunity.

• Theindividual,notatypeofindividual(e.g.thosewithaparticularmentalillness)mustposethethreat.

• Theremustbedirect,objectiveevidenceofthethreat.Generalizedassumptions,subjectivefears,andspeculationareinsufficienttoprovetherequisitedirectthreattoothers.

InabilitytoCareforOneselfortheUnit•  Independentlivingrequirementsareillegal!

• Mustbeanindividualizedinquiry

•  Leasemaybeendedifthereisabreachofleasetermsonly

• Housingprovidermustgrantreasonableaccommodationsifitwouldmitigatethebreach.

• Addenda/emergencycontactformsthatauthorizeafamilymember/friendtoendtheleaseorremovetheindividualfromtheunitmayconstitutedisparatetreatmentbasedondisability!

•  E.g.,LimitedPOAspreparedbythelandlord,EmergencyContactformsrequiredonlyofblindtenantsorthoseinwheelchairs,etc.

ReasonableAccommodations

toPreventEviction

Landlordscanendaleaseifthetenanthasbreachedtheirdutiesunderthelease.Leaseviolationscaninclude:

•  Failuretopayrent•  Failuretomaintainutilities•  Unauthorizedoccupants•  Healthandsafety–damage,criminalactivity,hoarding,unsanitaryconditions

•  Threateningbehavior

MakingReasonableAccommodationRequests

ü When

ü Who

ü How

ü Describingtheaccommodation/modification

ü Linkingdisabilitytotheneed(nexus)

ü Typesofinformationtoinclude

WhenandWho

When?

Requestscanbemadeatanytimeduringtheapplication,tenancyandevictionprocess

Towho?

Anypersonemployedbythehousingprovider•  Propertymanager•  Maintenance•  Other

Bywho?

Personwithdisability

Healthcareprovider

Family/friend

MakingReasonableAccommodationsRequests

FormofRequest

•  Canbeverbal•  Besttorequestinwriting•  Lettershouldinclude:• Statementthatpersonhasadisability• Whataccommodationisneeded(asspecificaspossible)• Howtheaccommodationisrequiredbythedisability(nexus)

MakingReasonableAccommodationsRequests

Housingprovidermayrequest• DocumentationfromahealthcareprofessionalthattheaccommodationisneededduetothedisabilityUNLESStheneedisobvious

• Healthcareprofessionalhassufficientknowledgeofdisabilitytoconfirmtheneed.Examplesofhealthcareprofessionalsinclude:•  Physician Nurse •  Socialworker CaseManager• OT,PT Therapist

• Cannotrequirerequestortouseaspecificform• PersonCANNOTberequiredtodisclosethespecificsofadisabilityortoprovideafullcopyoftheirmedicalhistory

Whathappensnext? Housingproviderconsidersrequestandmustrespondintimelymanner.Writtenresponseisrecommended.

Ifrequestisapproved• Responseshouldprovidetimeframeforprovidingtheaccommodation

• Housingprovidermayproposeanalternativestrategyforprovidingtheaccommodation

Ifrequestisdenied• Mustgivereasonfordenial• Housingprovidermustengageindialoguewithrequestortodetermineotherpossiblesolutions

•  Ifdenialisduetofinancialburden,housingprovidermustexplorewhentheworkorportionoftheworkcanbedone.Requestorhasrighttopayforallorpartoftheaccommodation

ContactInformation

DianeDressler

SeniorAssociate

CommunityLifeResources

diane@communityliferesources.com

757-774-8580

DavidPraterAttorney

DisabilityRightsMaryland

davidp@disabilityrightsmd.org

410-727-6352x2500