Special “Trainer” Issue: Test Your Compliance Knowledge

Four years ago, the Insider launched a new monthly feature: The Trainer. Since then, the Trainer has asked—and answered—questions based on topics raised in each issue’s compliance articles. Whether you’re a long-time subscriber or a new one, you can test your knowledge—and that of your staff—on various compliance topics we’ve covered in recent years by taking the quiz in this Special Issue. The questions touch on topics ranging from applicant screenings and income calculations, to the EIV system, REAC inspections, and fair housing compliance. The answers, along with explanations, follow the quiz.

And, to celebrate the recent launch of our upgraded Web site, each answer will provide a reference to the Insider article where you can find more information on the topic online. Just go to our Web site at www.AssistedHousingInsider.com. You can search for the article by typing the title into the search field, or by selecting the issue in our online archive. You can view the articles online, print them out, or even download a PDF of an entire issue!

We welcome your feedback on our new Web site and any ideas you have for making it more useful. You can contact us by clicking on Ask the Insider, under Departments, on our home page.

THE TRAINER

QUESTION #1

An applicant tells you that he misplaced his Social Security card and asks whether he can show you a different document as proof of his Social Security number (SSN). According to HUD, which of the following documents is not acceptable proof of an applicant's SSN?

a.   Driver's license.

b.   Car insurance policy.

c.   Health insurance ID card.

d.   Union ID card.

QUESTION #2

An applicant from the Middle East claims that he has applied for temporary lawful resident status. He says that although the government has assigned him a Social Security number, he doesn't have any documentation of it. You should:

a.   Deny his application because he's not a U.S. citizen.

b.   Offer to put him on the waiting list until his Social Security card is issued.

c.   Deny his application and report his presence in the U.S. to the Department of Homeland Security (DHS).

d.   Ask him to show you a letter from the DHS indicating that he has been assigned an SSN.

QUESTION #3

Your state has legalized the use of medical marijuana for certain qualifying medical conditions. A resident with a back injury asks you to let him smoke marijuana in his unit as a reasonable accommodation for his disability. You should:

a.   Ask him for a note from his physician verifying his disability.

b.   Ask him for a note from his physician verifying that his use of medical marijuana is necessary for him to use and enjoy his dwelling.

c.   Deny his request because a back injury doesn't qualify as a disability under the Fair Housing Act.

d.   Deny his request because marijuana is considered an illegal drug under federal law; it doesn't matter that your state law permits its use medically.

QUESTION #4

Multifamily assisted housing sites like Section 8 developments are considered public property, so normal trespass rules don’t apply. True or false?

a.   True.

b.   False.

QUESTION #5

You haven’t decided where to get criminal background information when screening applicants or how much it’s going to cost. Can you write a tenant selection plan without this section?

a.   Yes.

b.   No.

QUESTION #6

Fill in the blank: Owners may establish a house rule defining “extended absence” as the tenant being absent from the unit for longer than 60 continuous days, or for longer than ____ days for medical absence.

a.   100

b.   150

c.   180

QUESTION #7

When personal items are left behind in an abandoned unit, a good course of action would be to:

a.   Dispose of the items as expeditiously as possible.

b.   Store such items for 30 days and then sell or dispose of the times.

c.   Keep the items in a secure locker for as long as you own the property.

QUESTION #8

Fill in the blank: HUD regulations stipulate that owners must notify residents if they are proposing to ______:

a.   Increase maximum permissible rents.

b.   Convert from project-paid utilities to resident-paid utilities.

c.   Convert residential units to nonresidential use.

d.   All of the above.

QUESTION #9

One of your residents has a live-in aide. If the resident no longer requires the aide’s services, the live-in aide may still qualify for continued occupancy. True or false?

a.   True.

b.   False.

QUESTION #10

Fill in the blank: When an outside organization makes a request to use a community room, you should _____:

a.   Never charge a fee.

b.   Employ a range of fees, if appropriate.

c.   Deny the request.

QUESTION #11

Fill in the blank: If you need to evict a noisy resident, you must provide at least_____days’ notice to the resident.

a.   10

b.   30

c.   60

QUESTION #12

When cleaning up graffiti, it’s best to do so:

a.   Within 24 hours, if at all possible.

b.   Within a week.

c.   Only after you’ve found out who is responsible for the graffiti.

QUESTION #13

In general, the most common mistakes managers make with move-in inspections include:

a.   Doing the inspection after the lease is signed.

b.   Inspecting without a household member present.

c.   Failing to get the inspection report signed by the head of the household.

d.   All of the above.

QUESTION #14

Site preferences affect only the order of applicants on the waiting list and cannot make anyone eligible who is not. True or false?

a.   True.

b.   False.

QUESTION #15

It’s a good idea to do your own unit inspections:

a.   One year before the REAC inspection.

b.   At least one month before the REAC inspection.

c.   After the REAC inspection.

QUESTION #16

Before showing available units, you ask prospects for a photo ID. Copying photo IDs to keep on file won’t raise fair housing issues. True or false?

a.   True.

b.   False.

QUESTION #17

One resident has complained that another resident is harassing her. The first step in dealing with harassment complaints from residents is to:

a.   Meet with the resident who is complaining.

b.   Meet with the resident who is the target of the complaint.

c.   Get the complaint in writing.

QUESTION #18

HUD requires that you screen applicant household members for certain drug-related and criminal history, including:

a.   Traffic violations.

b.   School disciplinary actions.

c.   Sex offender history.

d.   All of the above.

QUESTION #19

HUD does not require EIV reports to be placed in household files. True or false?

a.   True.

b.   False.

QUESTION #20

Filing a tax assessment appeal is a prerequisite for getting HUD’s approval for a rent increase to cover a tax hike. True or false?

a.   True.

b.   False.

QUESTION #21

Jane Jones has a 5-year-old son. She pays for 45 hours of child care at the rate of $10 per hour, for a total of $450 per week. Of the 45 hours, 35 hours of child care allow Jane to work at her job, where she makes $350 a week. And 10 hours of child care allow Jane to attend nursing school classes. What is Jane’s total child-care allowance?

a.   $450.

b.   $350.

c.   $400.

QUESTION #22

It’s your site’s policy to accept applications from emancipated minors. When an applicant claims to be an emancipated minor, you should ask for what documentation as proof?

a.   A copy of a letter from the local Social Security office verifying his emancipation.

b.   A copy of a court-issued emancipation order or a copy of a letter from the state social services agency verifying that he has been released from foster care or is no longer a ward of the state.

c.   A copy of a court-issued emancipation order or a copy of his marriage certificate, if your state allows emancipation through marriage.

QUESTION #23

When verifying a resident’s workers’ compensation benefits, you should ask the insurer to provide the:

a.   Payment amount, effective date, and duration of benefits.

b.   Monthly or weekly payment amount, cumulative payment amount, and termination date.

c.   Payment amount, type of injury or illness, and duration of benefits.

QUESTION #24

All households are permitted to claim a deduction for medical expenses that are in excess of 3 percent of their annual gross income. True or false?

a.   True.

b.   False.

QUESTION #25

When a household’s rent increases, you should ask the household for an increased security deposit as well. True or false?

a.   True.

b.   False.

QUESTION #26

The new HUD rules banning discrimination based on sexual orientation and gender identity apply only to applicants, not their household members. True or false?

a.   True.

b.   False.

QUESTION #27

A resident with a mobility disorder has recently started using a motorized scooter around the site. You’re worried that his use of the scooter in the common areas will present a greater risk of damage and accidents. You can require him to pay an extra deposit or obtain liability insurance as a condition for allowing him to use the scooter outside his unit. True or false?

a.   True.

b.   False.

QUESTION #28

When Roger Resident retired, his company's pension fund paid him a lump-sum amount of $10,000. He spent $2,000 on a car, bought $1,000 in stock, and deposited $7,000 in his savings account. How should you treat the lump-sum amount?

a.   Count the entire $10,000 as income.

b.   Count $2,000 as income, and the $8,000 in stock and savings as assets.

c.   Don't count any of the $10,000 as income. Count the $1,000 in stock and $7,000 he deposited in savings as assets.

QUESTION #29

Children should be counted as household members even when:

a.   They’re temporarily placed in foster homes.

b.   They’re away at college except during the summer and holidays.

c.   They live two days a week with another parent who has joint custody.

d.   All of the above.

QUESTION #30

Before agreeing to take over the management of a site, you’re reviewing its financial reports to determine how challenging the job may be. You know that some unethical owners take improper advances and misclassify them as prepaid expenses. To look for excessive or improper payments to the owner, you should look at the:

a.   Statement of cash flow from operations.

b.   Income statement.

c.   Balance sheet.