December 2006 Coach's Quiz

December 1, 2006

We have given you some rules to follow to help you avoid fair housing trouble when rejecting applications. 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, 1b, 2a, and so on.

COACH'S TIP: The correct answers (with explanations) follow the quiz. Good luck!

We have given you some rules to follow to help you avoid fair housing trouble when rejecting applications. 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, 1b, 2a, and so on.

COACH'S TIP: The correct answers (with explanations) follow the quiz. Good luck!

QUESTION #1

Karen, a single mother with two daughters, is applying to rent an apartment in your community and asks what information you require. What should you tell her?

  1. Tell her that she must have income three times the amount of the monthly rent and no prior late payments to other apartment owners from whom she has rented.

  2. Tell her that all your screening criteria can be found in your statement of rental policy (SORP), and give her the printed packet.

  3. Tell her that you do not rent to single mothers with children.

  4. Tell her that she seems nice and trustworthy and that you will not bother with a credit check; she only needs to provide her pay stubs.

QUESTION #2

Jorge and James each apply to rent an apartment in your community. You learn from a credit check that James has been rejected from the last three communities he has applied to, because of nonpayment of rent. Jorge meets your community's screening criteria, but he is a single father. What should you do?

  1. Rent to James because anyone can make a mistake and he seems like a nice guy.

  2. Rent to Jorge because if you do not, he could sue you for discrimination based on familial status and national origin.

  3. Do not rent to James, because he does not meet your community's screening criteria.

  4. Rent to Jorge because he meets your community's criteria.

  5. Both c and d.

QUESTION #3

Tanya is a single black woman who has applied to live at your community. Her income is not high enough to meet your community's screening criteria. Moira is a single white woman to whom you have just rented an apartment in your community. Her income met your community's screening criteria. You fear that if you reject Tanya's application, she will sue you for discrimination based on race because you rented to Moira and not to her. What should you do?

  1. Accept Tanya's application to avoid a possible fair housing lawsuit.

  2. Show Tanya your SORP and what criteria she failed to meet.

  3. Send Tanya your rejection form letter with the appropriate sections of the checklist checked off, and keep all of her information, the application, and any other correspondence or notes in your file.

QUESTION #4

Miguel applied to rent an apartment in your community and did not meet your rental screening criteria. During the application process, he said some bad things about you and your rental staff. How should you tell him his application has been rejected?

  1. Call and tell him that he was rejected and that it serves him right because he is not a nice person.

  2. Call and tell him there are no apartments available for rent in your community; you rented the last one before he applied.

  3. Send him a form letter with the specific reasons that his application was rejected.

  4. Avoid his phone calls and hope that he will give up calling, so that you will not have to discuss the rejection with him.

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    Coach's Answers & Explanations

    QUESTION #1

    Correct answer: b

    Reason: Rules #2 and #3 apply here:

    Rule #2: Apply Same Reasonable, Objective Screening Criteria to All Applications

    Rule #3: Put Your Screening Criteria in Writing

    Developing screening criteria that are reasonable and can be applied to every application shows that your community intends to be fair when it considers every application. Putting those criteria in writing and making them part of your SORP makes it easy to give to every applicant and ensures that your entire staff knows your community's screening criteria.

    Wrong answers explained:

    1. Although these may be some of your community's screening criteria, they don't cover everything. Giving Karen the criteria in writing is safer because then you know she has all the criteria, in case you forget to tell her about some.

    2. Denying housing to an applicant based on sex or familial status is fair housing discrimination.

      d. Accepting an application that doesn't meet your community's screening criteria can land you in trouble. Apply all screening criteria to all applicants, all the time. If you don't, both you and your community could face a claim of fair housing discrimination.

    QUESTION #2

    Correct answer: e

    Reason: Rules #1 and #4 apply here:

    Rule #1: Reject Applications, Not Applicants

    Rule #4: Apply Screening Criteria Consistently

    It is not enough to have screening criteria and to let everyone know what they are. Your community must apply these criteria consistently or there is no point in having them. When an application does not meet those criteria, it should be rejected regardless of how much you like the applicant. When an application meets those criteria, it should be accepted regardless of how you feel about the applicant.

    Wrong answers explained:

    1. Accepting James because he seems like a nice guy is accepting the applicant, not the application.

    2. Deviating from your community's screening criteria could land you in fair housing trouble. If another applicant with the same criteria is not so nice, does not meet your community's criteria, and has a protected characteristic, he could claim that you discriminated based on that characteristic, and you might have a hard time defending against that claim in a lawsuit.

    QUESTION #3

    Correct answer: c

    Reason: Rule #6 applies here:

    Rule #6: Reject Applications that Do Not Meet Your Criteria

    The reason your community has an application screening process is so that you and your staff can determine which applications meet your community's criteria. The fact that an applicant has a characteristic protected by fair housing law does not mean she is automatically qualified to rent in your community. If she does not meet your community's screening criteria, you do not have to rent to her.

    Wrong answers explained:

    1. Fearing that someone may threaten you with a fair housing discrimination complaint if you do not rent to her is not a reason to rent to her. Even though the applicant is a member of a protected class, if you document the reasons you rejected her application and show that she did not meet your community's screening criteria, you will have an easier time defeating any complaint filed against you.

    2. Explaining to Tanya the reasons that her application was rejected is a good idea. A better practice, though, is to send her your form letter containing the specific reasons that her application was rejected. Do not forget to save all the information and documentation, so that if she files a fair housing complaint, you will be able to provide written proof supporting your actions.

    QUESTION #4

    Correct answer: c

    Reason: Rules #8 and #9 apply here:

    Rule #8: Send Letter Stating Why Application Was Rejected

    Rule #9: Be Kind and Courteous When Rejecting Application

    Sending your form letter with the specific reasons for the application rejection tells the applicant the reasons for the rejection and keeps the relationship on a professional level.

    Wrong answers explained:

    1. Always act in a professional manner. An angry confrontation with this applicant could give him an excuse to file a fair housing complaint. He might think that his application was rejected because you did not like him, and he could claim that you discriminated against him because he is a member of a protected class.

    2. Do not lie to avoid an unpleasant situation. More often than not, the lie will hurt you in the end. If the application did not pass muster, let the applicant know by using your form letter and giving specific reasons for the rejection.

    3. Avoiding confrontation will not protect you from a claim of fair housing discrimination. The best practice is to send the applicant your form letter telling him specifically why his application was rejected. It is fair and courteous—and you do not have to talk to the applicant.

    See The Lesson For This Quiz

    How to Reject Applications Without Violating Fair Housing Law

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