<div dir="ltr"><div>Dear Committee:</div><div><br></div>For what it's worth, below is my summary of the HUD memorandum that I circulated to our property managers yesterday. If I missed something, or if you have a suggested change, please let me know. <div><br></div><div>My company implemented similar changes to our criminal check procedure about 3-4 months ago because it doesn't make financial sense to arbitrarily reject tenants with minor one-off crimes, or DUI convictions from 10+ years ago. </div><div><br></div><div>Sincerely, </div><div><br></div><div>James<br><div><br></div><div><div style="font-size:12.8px;text-align:justify"><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px">----------------------------------</span></font></div><div style="font-size:12.8px;text-align:justify"><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px"><br></span></font></div><div style="font-size:12.8px;text-align:justify"><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px">New HUD guidelines prohibit us from automatically rejecting tenant applications based upon a prior <span>arrest</span> or criminal history. Going forward, an applicant's criminal history must be given an individual review to determine whether we should reject the applicant based on a criminal issue. After reviewing the HUD memo attached, we have four general requirements that we need to follow: </span></font></div><span style="font-size:12.8px;text-align:justify"><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px"><br></div><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px">First, we cannot reject a tenant because of an <span>arrest</span>, for any crime, where the tenant was not ultimately convicted. In the off chance that a criminal court case is pending when the tenant makes an application, we may have some leeway to review and reject (e.g. regarding creditworthiness, is the tenant going to jail and will risk skipping out on our lease?).</div><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px"><br></div><div><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px">Second, a rejection "must be necessary to achieve a s</span><span style="font-size:16px">ubstantial, legitimate, nondiscriminatory interest". To do this, we must show </span><span style="font-size:16px">that the denial "accurately distinguishes between criminal conduct that indicates a demonstrable </span><span style="font-size:16px">risk to resident safety and/or property and criminal conduct that does not". We have to review the specific facts relating to the arrest, including but not limited to (1) length of time between the application and the conviction; (2) facts and circumstances of the crime itself; and (3) risk to other tenants.</span></font></div><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px"><br></div><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px">Third, as an exception to the above, there is a federal law that allows us to continue rejecting tenants with drug distribution and drug manufacture convictions. Importantly, this exception does not include drug <i>possession </i>convictions. </div><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px"><br></div><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px">Finally, (and this should be obvious) our treatment of criminal issues on tenant applications must be uniform. We can't treat applicants with similar criminal issues differently based upon their race, religion, etc.</div><div style="color:rgb(0,0,0);font-family:Calibri,sans-serif;font-size:16px"><br></div><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px">As the attorney suggested in the email below, criminal backround rejections should be limited to situations where the tenant has recent or multiple convictions, and those involving theft, violence, or serious drug crimes. There is admittedly a lot of gray area, but the ultimate question is whether the tenant's conviction suggests a risk to our other tenants. </span></font></span><br></div><div><span style="font-size:12.8px;text-align:justify"><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px"><br></span></font></span></div><div><span style="font-size:12.8px;text-align:justify"><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px">----------------------------</span></font></span></div><div><span style="font-size:12.8px;text-align:justify"><font color="#000000" face="Calibri, sans-serif"><span style="font-size:16px"><br></span></font></span></div></div><div class="gmail_extra"><br clear="all"><div><div><div dir="ltr"><div><b style="font-family:arial,sans-serif;font-size:13px"><span style="font-weight:normal"><b><font color="#666666"><br></font></b></span></b></div><div><b style="font-family:arial,sans-serif;font-size:13px"><span style="font-weight:normal"><b><font color="#666666">--</font></b></span></b></div><div><b style="font-family:arial,sans-serif;font-size:13px"><span style="font-weight:normal"><b><font color="#666666">James Glover</font></b><div><div><div style="color:rgb(136,136,136)"><b style="color:rgb(34,34,34)"><span style="font-weight:normal"><div style="display:inline!important"><div style="color:rgb(136,136,136);display:inline!important">c: <a value="+19045146807" style="color:rgb(17,85,204)">954.254.0436</a></div></div></span></b><br></div></div><div style="color:rgb(136,136,136)">e: <a href="mailto:GloverJamesR@gmail.com" style="color:rgb(17,85,204)" target="_blank">GloverJamesR@gmail.com</a></div></div><div style="color:rgb(136,136,136)"><a href="http://www.linkedin.com/pub/james-glover/21/53/739" target="_blank">Linked-In</a></div></span></b></div></div></div></div>
<br><div class="gmail_quote">On Thu, Apr 7, 2016 at 1:23 PM, Kristen K. Jaiven <span dir="ltr"><<a href="mailto:kristen@quadcompanies.com" target="_blank">kristen@quadcompanies.com</a>></span> wrote:<br><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex">
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<div>I agree we need an emergency task force for this matter. The Florida Association of Realtors circulated the following article yesterday: <a href="http://www.floridarealtors.org/NewsAndEvents/article.cfm?id=336124" target="_blank">http://www.floridarealtors.org/NewsAndEvents/article.cfm?id=336124</a>. </div>
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<div>Thanks.</div>
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<b><i><span style="font-family:Calibri,sans-serif">901-C Clint Moore Road</span></i></b><span style="color:rgb(33,33,33)"><u></u><u></u></span></p>
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<b><i><span style="font-family:Calibri,sans-serif">Boca Raton, FL 33487</span></i></b><span style="color:rgb(33,33,33)"><u></u><u></u></span></p>
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<b><i><span style="font-family:Calibri,sans-serif">Ph: <a href="tel:561.705.0140" value="+15617050140" target="_blank">561.705.0140</a></span></i></b><span style="color:rgb(33,33,33)"><u></u><u></u></span></p>
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<b><i><span style="font-family:Calibri,sans-serif">Direct Line: <a href="tel:561-300-6921" value="+15613006921" target="_blank">561-300-6921</a></span></i></b></p>
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<span style="font-weight:bold">From: </span><<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>> on behalf of Harry Heist <<a href="mailto:harry@evict.com" target="_blank">harry@evict.com</a>><br>
<span style="font-weight:bold">Reply-To: </span>'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>><br>
<span style="font-weight:bold">Date: </span>Thursday, April 7, 2016 at 12:57 PM<br>
<span style="font-weight:bold">To: </span>'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>><br>
<span style="font-weight:bold">Subject: </span>[RPPTL LandTen] Resident Selection Criteria/Screening Task Force?<br>
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<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)">We really need to create an
<u>emergency task force</u> to come up with proper client advice for tenant screening in light of the April 4 HUD Guideline and the Supreme Court ruling.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)">This is BIG stuff and we have no real guidance on this now.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)">Nothing is more in question now. Nothing.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)">Harry<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:rgb(31,73,125)"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Arial,sans-serif;color:rgb(31,73,125)">LAW OFFICES OF
<br>
HEIST, WEISSE & WOLK P.A.<br>
PH: <a href="tel:1%20800%20253%208428" value="+18002538428" target="_blank">1 800 253 8428</a><br>
FAX: <a href="tel:1%20800%20367%209038" value="+18003679038" target="_blank">1 800 367 9038</a><br>
"Serving the Property Management Professional"<br>
Website: </span></b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><a href="http://www.evict.com/" target="_blank"><b><span style="font-family:Arial,sans-serif">www.evict.com</span></b></a></span><b><span style="font-size:11pt;font-family:Arial,sans-serif;color:rgb(31,73,125)"><br>
Email: </span></b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><a href="mailto:harry@evict.com" target="_blank"><b><span style="font-family:Arial,sans-serif">harry@evict.com</span></b></a></span><b><span style="font-size:11pt;font-family:Arial,sans-serif;color:rgb(31,73,125)"><u></u><u></u></span></b></p>
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