GREATER BALTIMORE
COMMUNITY HOUSING
RESOURCE BOARD
A SELF-HELP GUIDE to HOUSING in CECIL COUNTY by
GREATER BALTIMORE COMMUNITY HOUSING RESOURCE BOARD,
INC. & MARYLAND DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Copyright, 2003 ***** TABLE OF CONTENTS INFORMATION ABOUT HOUSING
WHAT IS THE HOUSING DISCRIMINATION LAW?
HOW TO FILE A HOUSING DISCRIMINATION COMPLAINT
FAIR HOUSING LAW REGARDING PEOPLE WITH DISABILITIES
FOR MORE INFORMATION ***** INFORMATION ABOUT HOUSING BUYING HOUSING
RENTAL APARTMENTS LISTINGS Apartments at Iron
Ridge - 410-398-8499 Canal Town Village
- 410-885-2215 Cedar Hill Apartments
- 410-287-9050 Cherry Wood Apartments
- 410-398-8286 Chesapeake Elderly
Apartments - 410-398-5813 Concord Apartments
- 410-642-2713 Crystal Inn
- 410-287-7100 Douglass Apartments
- 410-378-2191 Elk Chase Apartments
- 410-398-3790 Elkton Manor Apartments
- 410-392-8931 Evergreen Terrace Townhomes
& Apartments - 410-398-7328 Fox Ridge Manor
Apartments - 410-398-6289 Meadows at Elk Creek
- 410-398-0470 Pine Hill Apartments
- 410-398-9496 River Manor Apartments
- 410-287-9676 Riverside Rentals
- 410-378-4872 Town & Country
Stonegate Apartments - 410-398-4800 Turnquist Apartments
- 410-392-0099 Weaver's Apartments
- 410-287-2972 West Creek Apartments
- 410-398-3337 AFFORDABLE HOUSING Eastern Shore
Regional Housing Assistance Office, Maryland Department of Housing
& Community Development Maryland Rural
Development Corporation Upper
Shore Aging Housing Corporation ***** HOMELESS & EMERGENCY SHELTER SERVICES Cecil County
Domestic Violence Shelter Cecil County Department of Social Services Referrals to shelters, Homelessness Prevention Program, food stamps, medical assistance.170 East Main Street, Elkton 21921 410-996-0100 Cecil County Men's ShelterElkton 410-392-8066 - 24-hour hotline Clairvaux Farm / The Working FarmEmergency & transitional shelter, counseling.21 Veazey Cove Road, Earlville 21919 410-275-8990 Covenant House - Homeless Youth Hotline - Referrals800-999-9999 First Call for
Help Statewide
24-hour Hot Line. Referrals & information. Homeless
Persons Representation Project Immaculate Conception Parish OutreachMotel placement; food pantry.P. O. Box 345, Elkton 21922 410-398-2110 Meeting Ground, Inc.P. O. Box 1029, Elkton 21921 410-275-8990 Settlement HouseEmergency & transitional men's shelter.168 West Main Street, Elkton 21922 410-392-7664 Wayfarer's HouseEmergency & Transitional women's shelter.107 Delaware Avenue, Elkton 21921 410-398-4381 *****DISABILITY Cecil County Health DepartmentEmergency crisis intervention & counseling.401 Bow Street, Elkton 21921 - 410-996-5550 The IMAGE Center Services & assistance for people with disabilities. 300 E. Joppa Road, Towson, Maryland 21286 - 410-982-6311 Governor's Office for Individuals with DisabilitiesReferral services, information.1 Market Center, Baltimore 21202 - 800-637-4113 Maryland RELAY - 711 Assistance for persons with a hearing/speech disability. On Our Own of Maryland GENERAL RESOURCES American Civil
Liberties Union of Maryland's Eastern Shore Asociacion Cultural
Hispano Americana del Eastern Shore Baltimore Neighborhoods,
Inc. - Tenant-Landlord Counseling. Greater Baltimore
C. H. R. B. Legal Aid Bureau
Maryland Legal
Line Maryland Volunteer
Lawyers Service ***** WHAT IS THE HOUSING DISCRIMINATION LAW? Unlawful Housing Acts Title 14, Subtitle 03, Chapter 4 (14.03.04) of the Code of Maryland Regulations prohibits housing discrimination in the State based on:
Specifically, it is against the law to: (1) Refuse to sell or rent a dwelling after a bona fide offer is made. (2) Make any preference, limitation, or discrimination based on the above classes. (3) Tell a person that a dwelling is not available when it is in fact available. (4) Impose different sales prices or rental charges for a dwelling. (5) Use different qualification criteria, applications, standards, or procedures - such as income standards, application requirements, credit analysis, or approval procedures. (6) Deny or limit services or facilities. (7) Have different terms, conditions, or privileges, relating to dwelling sale or rental. (8) Fail to or delay to process an offer for dwelling sale or rental. (9) Discourage or obstruct housing choice by community, neighborhood, or development. (10) Assign a person to a particular section of a community, neighborhood, or development - or to a particular floor of a building.
Exemptions from the Law These types of housing are exempt from the Fair Housing Law:
Commonly-asked Questions about the Law Does the Law Cover Condominiums? - Yes. Does the Law apply to buildings built with Federal funds? - Yes. The Act prohibits housing discrimination in both public and private housing, regardless of whether the housing provider used Federal funds. Can a landlord ask about the usage of birth control devices? - No. ***** HOW TO FILE A HOUSING DISCRIMINATION COMPLAINT Options A person who feels that they are a victim of housing discrimination may file a complaint with the Maryland Commission on Civil Rights (MCCR) or with the U. S. Department of Housing & Urban Development (HUD). A person simultaneously may file a complaint with the State and with HUD. Steps in Maryland's Discrimination Complaint Process The first step in filing a housing discrimination complaint is to contact the MCCR. Someone who feels that s/he is the victim of housing discrimination (called the "Complainant") may either telephone or write the MCCR within one year of the incident. The MCCR's telephone numbers are: 800-637-6247 or 410-548-3243, the branch at the Salisbury Multi-Purpose Center. The Eastern Shore branch is located at the Salisbury Multi-Purpose Center, 201 Baptist Street, Suite 33, Salisbury, Maryland 21801. The TDD number is 410-333-1737. Upon contact, the MCCR staffer will set up an appointment with the Complainant to obtain more information about the complaint. Investigating the Complaint As soon as MCCR obtains all the information about the incident from the Complainant, it contacts and gets relevant information from the person who is the subject of the complaint (called the "Respondent"). The MCCR makes this fact-finding process as quickly as possible. This process is quickened if the situation demands immediate action (e.g., the Complainant is subject to immediate threat or harm). The MCCR will inform the Complainant and the Respondent in writing of its decision of whether discrimination has occurred, and it then will enforce corrective remedies. Legal Penalties and Remedies The MCCR can order a Respondent to make a financial payment and/or many other actions to remedy a proven discrimination problem. For example, it can issue a temporary restraining order to keep a housing unit on the market in certain circumstances. The MCCR's administrative penalties can be very costly to the person or company adjudged to be guilty of housing discrimination:
The MCCR also can negotiate other remedies as agreed between its legal counsel, the Complainant, and the Respondent. These may include actual damages and "equitable relief" in addition to the monetary fine. It is Against the Law to Retaliate The State of Maryland is committed to ensuring that a person who makes a complaint or who supports a complaint by another not be the victim of retaliation. It is illegal to retaliate against a Complainant or someone who aids that person. The State, therefore, will prosecute immediately such action if it does occur. It is Against the Law to Intimidate It also is illegal to threaten or intimidate someone who has filed a discrimination complaint. For example, it is illegal to:
For example, it is illegal to threaten someone with bodily harm who has filed a discrimination complaint. Harassing that person, by swearing and physical threats, is against the law. Filing a Complaint with HUD The U. S. Department of Housing and Urban Development (HUD) is also ready to help with housing discrimination. The Federal bases for Fair Housing complaints are less than those of the State. The federal Act forbids housing discrimination on the basis of:
HUD's complaint process is very similar to that of the State. You can either:
Appropriate assistance also is available for persons with disabilities. A complaint should be filed as soon as possible, but within one year of its occurrence. For persons with disabilities, HUD also provides:
***** HOUSING DISCRIMINATION LAW FOR PEOPLE WITH DISABILITIES Definition of "Disability" Section 504 of the Rehabilitation Act of 1973 (29 U.S.C. Section 794) and the Fair Housing Act, as amended in 1988 by the Fair Housing Amendments Act (42 U.S.C. Section 3601 et. seq.) define an individual with disabilities (or handicaps) as:
These conditions are considered as disabilities under the Law:
Overview of the Relevant Laws Architectural Barriers Act of 1968 (42 U.S.C. 4151) - This Act provides for the removal of architectural barriers from all Federally constructed, leased, or financed buildings. Rehabilitation Act of 1973 (29 U.S.C. 794) - The Rehabilitation Act prohibits discrimination, in Federally assisted and conducted programs, against otherwise qualified individuals with disabilities. Section 504 - and HUD's regulations - provide for complaint procedures regarding housing discrimination on the basis of disability. Complaint treatment parallels that for other (e.g., racial) discriminatory allegations. Fair Housing Amendments Act of 1988 (42 U.S.C. 3601) - This Act significantly revised and expanded Fair Housing rights. See below for listing of discriminatory actions. Americans with Disabilities Act of 1990 - This Federal Act prohibits discrimination against individuals with disabilities in private sector employment, all public services, public accommodations, and telecommunications. For more information, please contact the Maryland Commission on Human Relations Commission (800-637-6247). Prohibited Discriminatory Actions (a) To refuse to permit, at the request of a person with disabilities, reasonable modifications if necessary to allow this person full usage of the dwelling. (b) To construct a new housing complex that does not include accessible structure and design standards. (c) To refuse to make reasonable accommodation in rules, policies, services, or practices, when necessary to allow a person with disabilities an equal opportunity to use and enjoy the housing. Some examples are: A building with a "no pets" policy must allow a visually-impaired tenant to keep a guide dog. An apartment complex that offers tenants ample, unassigned parking must honor a request from a mobility-impaired tenant for a reserved space near his/her apartment, if necessary to assure that he/she can have access to the apartment. Requirements for New Buildings In buildings that were ready for first occupancy after March 13, 1991, and have an elevator and four or more units: (1) Public and common areas must be accessible to persons with disabilities. (2) Doors and hallways must be wide enough for wheelchairs. (3) All units must have:
If a building with 4 or more housing units has no elevator and had first occupancy after March 13, 1991, these standards apply to ground floor units only. These requirements do not replace more stringent standards in Maryland or Worcester County law. Housing need not be made available to a person who is a direct threat to the health or safety of others, or who currently uses illegal drugs. Commonly-Asked Questions What must a housing provider consider to assure that housing is provided is integrated? - The housing for persons with disabilities must not be separate or unnecessarily segregated. Accessible units in single buildings should be located throughout the building, and not just on the first floor. In projects with multiple buildings, accessible units should be located throughout these buildings, rather than in just one or two buildings. Persons with mental disabilities should not be segregated in any one wing, floor, or building. Does the Law apply to building built without Federal funds? - The Fair Housing Act prohibits housing discrimination in both public and private housing, regardless of whether or not the housing provider receives Federal funds. What about communication with persons with disabilities? - A housing provider must have an effective way to communicate with all tenants and applicants who have disabilities:
What is the Law regarding the cost of housing modifications? - The Fair Housing Act requires that housing providers allow tenants with disabilities to make modifications, at the tenant's expense, when such modifications are necessary. However, the provider is required to cover the cost to make existing units accessible when a project is viewed in its entirety. What about information given during the application process? - A housing provider may indicate the availability of accessible units, and ask all applicants if they wish to be considered for such units. If the person indicates this, he/she can be asked to explain and document why the accessibility features are required - even if to answer these questions may involve revealing information about a physical or mental disability (24 CFR. Sec. 8.27). Can a provider make the ability to live independently a term or condition of tenancy? - No. Instead, the provider must rely on the tenant's ability to meet the standard obligations of tenancy (e.g., maintaining the unit) to determine if the tenant can continue to reside in that unit. When can a housing provider evict a person with disabilities who damages his/her unit and/or disturbs tenants? - The general rule is that a person with disabilities can be held to the same standards of behavior as those to which a non-disabled person is held. Reasonable accommodation sometimes may require that a landlord make an accommodation in the rule. ***** FOR MORE INFORMATION Greater Baltimore
C. H. R. B. Maryland
Commission on Civil Rights
|
|