GREATER BALTIMORE
COMMUNITY HOUSING
RESOURCE BOARD
A SELF-HELP GUIDE to HOUSING in WORCESTER COUNTY by GREATER BALTIMORE COMMUNITY HOUSING RESOURCE BOARD, INC. P. O. Box 66180, Baltimore, Maryland 21239 410.929.7640 & MARYLAND DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT 100 Community Place, Crownsville, Maryland 21032 800.756.0119 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 Century 21 New
Horizon - 800-756-8223 / 410-723-4500 Choice Rentals
- 410-524-5064 Condo Realty
- 800-395-0988 / 410-723-0988 Hileman Real
Estate - 410-208-9200 Holiday Real
Estate - 410-524-7700 Market Street
Exchange - 410-957-0601 O'Conor Piper
& Flynn - 410-524-6111 R. N. Davis
Company - 410-289-8256 Shoreline Properties
- 410-524-6688 AFFORDABLE HOUSING Berlin Community
Housing Corporation Eastern Shore
Regional Housing Assistance Office, Habitat for
Humanity, Lower Shore Habitat for
Humanity, Northern Worcester County Neighborhood
Housing Services, Inc. Shore Up! Snow Hill Citizens
for Decent Housing HOMELESS & EMERGENCY SHELTER SERVICES Christian Shelter
Inc. Diakonia Emergency
Shelter First Call for Help
Joseph House Crisis
Center Life Crisis Center
Lower Shore Coalition
for the Homeless Salvation Army - Salisbury Samaritan Shelter
- Emergency shelter & meals. Worcester County
Department of Health & Human Services Worcester County
Department of Social Services DISABILITY Alliance for the Mentally
Ill of the Lower Eastern Shore Clark Manor Cottagesbr>Pocomoke
City, Maryland Deaf Independent
Residences II Eastern Shore
Center for Independent Living Governor's Office
for Individuals with Disabilities Hartley Hall
- Senior Housing Maryland RELAY Mid-Shore Mental Health
Systems, Inc. Multiple Sclerosis
Society 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 Catholic Charities,
Inc., Social Services Coastal Counties C.
H. R. B. Greater Baltimore
C. H. R. B. Legal Aid Bureau of
the Lower Eastern Shore Legal Forms Helpline
- Women's Law Center of Maryland, Inc. Maryland Legal Line Maryland Volunteer
Lawyers Service Three Lower Counties
Community Services, Inc. United Way of the
Lower Eastern Shore Worcester County
N. A. A. C. P. ***** 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: " Any person who has a physical or mental impairment that substantially limits one or more major life activities, has a record of such impairment, or is regarded as having such an impairment." 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 Civil Rights (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 Coastal Counties C.
H. R. B. Greater Baltimore
C. H. R. B. Maryland
Commission on Civil Rights Salisbury Multi-Purpose
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