understanding reasonable accommodations and … · a reasonable accommodation is a change in rules,...
TRANSCRIPT
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
757-774-8580
DavidPraterAttorney
DisabilityRightsMaryland
410-727-6352x2500