Real Estate Continuing Education Deadline is October 31!

 

It’s time again for all of us licensed Michigan real estate salespersons and brokers to renew our licenses since 2015 is a license renewal year.

According to the Michigan Department of Licensing and Regulatory Affairs (LARA), a licensee must complete at least 18 clock hours of continuing education per 3-year license cycle before the licensee can renew his or her real estate license.   Licensees must certify they have completed the required continuing education on their license renewal application.  The current real estate licensing cycle ends on October 31, 2015, which means that every real estate agent and broker needs to complete 18 hours of real estate con ed on or before October 31.

Remember that a minimum of 6 hours must involve law, rules, and court cases regarding real estate, although you can take more than the minimum since all law/legal update hours count towards the ultimate goal of 18 hours of continuing education credit.

Have you completed your 18 hour of Michigan real estate con ed yet?  It not, the time is now!

Let 1 Stop ConEd LLC (www.1StopConEd.com) help you get your hours from the comfort or your home of office.   There is no longer any reason to sit in a conference room for hours to complete your mandatory Michigan real estate continuing hours, when 1 Stop ConEd LLC provides interesting and informative home study courses that you can complete on your own schedule and from anywhere.

1 Stop ConEd LLC is a Michigan company that specializes in Michigan real estate continuing education courses.

1 Stop ConEd LLC will also save your Certificate of Completion for you, so if for any reason you misplace your certificate, just let us know and we’ll send you a new one.   Additionally, all of our courses fully and completely comply with LARA’s requirements for real estate continuing education course credit.  Our courses were prepared by licensed Michigan attorneys, who are also licensed Michigan real estate brokers, to ensure adherence to LARA’s regulations.  We absolutely guarantee that you will receive credit for any course you complete with us should you receive an audit letter from LARA.

Find 1 Stop ConEd LLC at www.1StopConEd.com. 

Less Than 2 Weeks Left To Get Your Real Estate Con Ed!

Less Than 2 Weeks Left To Get Your Real Estate Con Ed!
The Deadline is October 31!

• Courses are 100% Michigan!
• 100% Online -- Log on anywhere, anytime!
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All Michigan real estate professionals need 18 continuing education credits by October 31, 2012. How many do you have so far? Don't wait until the last minute to get your con ed credits!
Most professionals take 6 credits each year of the 3-year cycle, and 123 ConEd LLC offers an unmatched variety of courses and credit-hour ranges. You can mix-and-match courses or just take a single course for 6 credit hours. But best of all, act now and save 10% on your entire order!

Michigan Con Ed Deadline Fast Approaching!

Michigan Con Ed Due by October 31!

Halloween is scary, but not getting your continuing education credits on time is even scarier! 123 ConEd LLC values you business, and if you haven’t already obtained your required 18 hours of continuing education credits, we want to help!

www.123ConEd.com

We make Continuing Education As Easy As 1-2-3!^TM

Plus:

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Discount Code: HALLOWEEN (at checkout)(discount expires on November 30, 2010)

When you're up against a deadline, 123 ConEd LLC online continuing education is the most efficient and cost effective way to meet your real estate continuing education needs. With 123 ConEd LLC, you are in control:

• No worries about classes being full
• No travel to/from continuing education classes
• No standing in the back of the room to get your credits
• Your home or office is your classroom
• Work at your own pace (start/stop whenever you want)
• You pick the topics that interest you
• We report your course completion to the State
• Our courses are a fraction of the cost of a live class
• No special software, no downloads, no CD/DVD

123 ConEd LLC courses are all fully approved and certified by the Michigan DELEG. In fact, 123 ConEd LLC courses are prepared by two qualified licensed attorneys and real estate brokers. 123 ConEd LLC courses are interesting, informative, and reliable. Simply stated, when you log onto www.123ConEd.com, you get real eduction combined with real convenience!

Michigan Real Estate Con Ed Due TODAY!!!

Michigan Con Ed Due by October 31!

Halloween is scary, but risking your hard-earned real estate license by not getting your continuing education credits is even scarier! 123 ConEd LLC values you business, and if you haven’t already obtained your required 18 hours of continuing education credits, we want to help!

www.123ConEd.com

We make Continuing Education As Easy As 1-2-3!^TM

Plus:

10% DISCOUNT ON ALL COURSES

Discount Code: HALLOWEEN (at checkout)

When you're up against a deadline, 123 ConEd LLC online continuing education is the most efficient and cost effective way to meet your real estate continuing education needs. With 123 ConEd LLC, you are in control:

• No worries about classes being full
• No travel to/from continuing education classes
• No standing in the back of the room to get your credits
• Your home or office is your classroom
• Work at your own pace (start/stop whenever you want)
• You pick the topics that interest you
• We report your course completion to the State
• Our courses are a fraction of the cost of a live class
• No special software, no downloads, no CD/DVD

123 ConEd LLC courses are all fully approved and certified by the Michigan DELEG. In fact, 123 ConEd LLC courses are prepared by two qualified licensed attorneys and real estate brokers. 123 ConEd LLC courses are interesting, informative, and reliable. Simply stated, when you log onto www.123ConEd.com, you get real eduction combined with real convenience!

Michigan Real Estate Con Ed Due in 5 Days!!!

TICK TOCK: Michigan Real Estate Continuing Education due by October 31!

www.123ConEd.com

DON'T FORGET: You need 18 credit hours by October 31!

Try online real estate continuing education!

You won't go back!

It's Continuing Education As Easy As 1-2-3!^TM

123 ConEd LLC (www.123ConEd.com) is a leading online provider of Michigan real estate continuing education. Our courses are fully approved and certified by the Michigan Department of Energy, Labor & Economic Growth. Plus, 123 ConEd LLC courses are prepared by two extremely qualified licensed attorneys and real estate brokers. 123 ConEd LLC courses are interesting, informative, reliable and cutting-edge!

123 ConEd LLC online continuing education is the most time and cost effective way to meet your real estate continuing education needs. With 123 ConEd LLC, you are in control:

• Classes are 100% online
• Log on anywhere, anytime
• No special software, no downloads, no CD/DVD
• Work at your own pace (start/stop whenever you want)
• Interesting and informative
• Pick from wide variety of real estate topics
• All courses are State approved
• Mix and match 2, 3, 4 or 6 hour courses
• Economical
• 6 credits for only $35
• We report your credits for you

Plus, get 10% discount on ALL courses

Discount Code: HALLOWEEN (at checkout)

www.123ConEd.com

Michigan Real Estate Con Ed Due in Less than One Week!

Michigan Con Ed Due in Less than One Week!

Halloween is scary, but risking your hard-earned real estate license by not getting your continuing education credits is even scarier! 123 ConEd LLC values you business, and if you haven’t already obtained your required 18 hours of continuing education credits, we want to help!

www.123ConEd.com

We make Continuing Education As Easy As 1-2-3!^TM

Plus:

10% DISCOUNT ON ALL COURSES

Discount Code: HALLOWEEN (at checkout)

When you're up against a deadline, 123 ConEd LLC online continuing education is the most efficient and cost effective way to meet your real estate continuing education needs. With 123 ConEd LLC, you are in control:

• No worries about classes being full
• No travel to/from continuing education classes
• No standing in the back of the room to get your credits
• Your home or office is your classroom
• Work at your own pace (start/stop whenever you want)
• You pick the topics that interest you
• We report your course completion to the State
• Our courses are a fraction of the cost of a live class
• No special software, no downloads, no CD/DVD

123 ConEd LLC courses are all fully approved and certified by the Michigan DELEG. In fact, 123 ConEd LLC courses are prepared by two qualified licensed attorneys and real estate brokers. 123 ConEd LLC courses are interesting, informative, and reliable. Simply stated, when you log onto www.123ConEd.com, you get real eduction combined with real convenience!

Michigan Con Ed Due in 8 Days!

Michigan Con Ed Due in 8 Days!

Halloween is scary, but risking your hard-earned real estate license by not getting your continuing education credits is even scarier! 123 ConEd LLC values you business, and if you haven’t already obtained your required 18 hours of continuing education credits, we want to help!

www.123ConEd.com

We make Continuing Education As Easy As 1-2-3!^TM

Plus:

10% DISCOUNT ON ALL COURSES

Discount Code: HALLOWEEN (at checkout)

When you're up against a deadline, 123 ConEd LLC online continuing education is the most efficient and cost effective way to meet your real estate continuing education needs. With 123 ConEd LLC, you are in control:

• No worries about classes being full
• No travel to/from continuing education classes
• No standing in the back of the room to get your credits
• Your home or office is your classroom
• Work at your own pace (start/stop whenever you want)
• You pick the topics that interest you
• We report your course completion to the State
• Our courses are a fraction of the cost of a live class
• No special software, no downloads, no CD/DVD

123 ConEd LLC courses are all fully approved and certified by the Michigan DELEG. In fact, 123 ConEd LLC courses are prepared by two qualified licensed attorneys and real estate brokers. 123 ConEd LLC courses are interesting, informative, and reliable. Simply stated, when you log onto www.123ConEd.com, you get real eduction combined with real convenience!

Man Convicted of Criminal Interference with the Right to Fair Housing (Hate Crime)

Here is another summary of a recent legal case involving a fair housing issue. This case is a little different than the typical fair housing case because it involves the criminal interference with the right to fair housing instead of the usual civil violation. Although this case doesn’t provide much guidance about the "dos and don'ts" under the Fair Housing Act for real estate professionals, I thought it was nevertheless interesting and worth posting.

On Tuesday (October 13, 2009), a Louisiana man plead guilty to firing three shots from a shotgun at the home of three Hispanic men and, after they fled, entering the home and setting a fire that burned it to the ground.

Johnny D. Mathis plead guilty to three criminal counts, including (1) criminal interference with the right to fair housing; (2) use of fire to commit a felony; and (3) use of a firearm during a crime of violence. Each count carries a maximum penalty of ten years in prison, a $250,000 fine, or both. Furthermore, the ten year penalties for use of fire to commit a felony and use of a firearm during a crime of violence are mandatory, meaning that Mr. Mathis now faces a maximum sentence of 30 years and a mandatory minimum of 20 years in prison. Sentencing is scheduled for January 13, 2010.

Testimony presented at the plea hearing established that on June 15, 2008, Mr. Mathis fired three shots from a shotgun at the home of three Hispanic men who shared the residence in a rural area of western Louisiana. Mr. Mathis’ home was across the street from the victims’ house. After hearing two shots, the victims fled their house. Once outside, the victims watched as Mr. Mathis fired a third shot into the trees and then entered the house, left briefly, and then returned. Minutes later, the house was engulfed in flames as Mr. Mathis exited the house. Subsequent investigation determined that the fire started in the kitchen where the victims had seen Mr. Mathis. Mr. Mathis admitted that his crime was motivated by the victims’ race and national origin and was intended to interfere with their right to live in their home.

Although this matter did not involve a real estate professional or a real estate transaction, it is important for all real estate professionals to remember that the federal Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability. Real estate agents who violate the Fair Housing Act face only civil (monetary) damages and not prison time. The case against Mr. Mathis was different for (hopefully) obvious reasons.

Source: U.S. Department of Justice press release (portions of press release used with permission)

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To learn more about fair housing issues (along with a variety of other real estate topics), please visit us at www.123ConEd.com. We are the leading online provider of Michigan real estate continuing education. All of our courses are fully approved and properly certified by the State of Michigan, and are offered online.

Copyright © 123 ConEd LLC 2009. All rights reserved.

FRIDAY FUNNY -- Terry Tate: Office Linebacker

I just rediscovered the very funny Terry Tate: Office Linebacker videos, which were a series of short television commercials from a few years ago. If you’ve ever worked in an office environment, and I know that many of you have, then you’ll really appreciate how Terry Tate enforces office policies and rules. I wish that Terry had worked in my office to help with all of the people who just can't seem to follow common office courtesy. Every office needs a Terry Tate!

Enjoy!

------------------------------------------------

To learn about a variety of real estate topics, please visit us at www.123ConEd.com. We are the leading online provider of Michigan online real estate con edu. All of our courses are fully approved and properly certified by the State of Michigan, and are offered online. DELEG Sponsor No. 373.

Copyright © 123 ConEd LLC 2009. All rights reserved.

Types of Discrimination Against Persons with Disabilities Prohibited by the Fair Housing Act

The goal of the Fair Housing Act is to ensure “no person shall be subjected to discrimination because of race, color, religion, sex, handicap, familial status or national origin in the sale, rental or advertising of dwellings, in the provision of brokerage services, or in the availability of residential real-estate related transactions.” With respect to people with disabilities, the Act serves to:

• Give people with disabilities opportunities to choose where they want to live;

• Assure that reasonable accommodations and reasonable modifications are made so that a person with a disability can secure and use housing as fully as a person without a disability.

• Assure that persons with disabilities are able to live free from intimidation and harassment; and

• Require that multi-family housing built for first occupancy after March 13, 1991, has certain accessible features (e.g., a usable kitchen for a person who uses a wheelchair).

The Fair Housing Act prohibits housing providers from discriminating against applicants or residents because of their disability or the disability of anyone associated with them and from treating persons with disabilities less favorably than others because of their disability. The Act also prohibits housing providers from refusing residency to persons with disabilities, or, with some narrow exceptions, placing conditions on their residency, because those persons may require reasonable modifications or reasonable accommodations.

With respect to reasonable accommodations and reasonable modifications:

• The Act makes it unlawful for any person to refuse “to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford . . . person(s) [with disabilities] equal opportunity to use and enjoy a dwelling.”

• The Act makes it unlawful for any person to refuse “to permit, at the expense of the [disabled] person, reasonable modifications of existing premises occupied or to be occupied by such person if such modifications may be necessary to afford such person full enjoyment of the premises, except that, in the case of a rental, the landlord may where it is reasonable to do so condition permission for a modification on the renter agreeing to restore the interior of the premises to the condition that existed before the modification, reasonable wear and tear excepted.”

It is important for all real estate professionals to remember that the federal Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability.

*********************************************

To learn more about Fair Housing issues (and many other real estate topics), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Energy, Labor & Economic Growth.

Copyright © 123 ConEd LLC 2009. All rights reserved.

When and How a Tenant Must Request a Reasonable Accommodation or Permission to Make a Reasonable Modification

Under the Fair Housing Act, a resident or an applicant for housing makes a reasonable accommodation request whenever she makes clear to the housing provider that she is requesting an exception, change, or adjustment to a rule, policy, practice, or service because of her disability. She should explain what type of accommodation she is requesting and, if the need for the accommodation is not readily apparent or not known to the provider, explain the relationship between the requested accommodation and her disability.

Similarly, a resident or an applicant for housing makes a reasonable modification request whenever she makes clear to the housing provider that she is requesting permission to make a structural change to the premises because of her disability. She should explain that she has a disability, if not readily apparent or not known to the housing provider, the type of modification she is requesting, and the relationship between the requested modification and her disability.

An applicant or resident is not entitled to receive a reasonable accommodation or modification unless she requests one. However, the Fair Housing Act does not require that a request be made in a particular manner or at a particular time. A person with a disability need not personally make the reasonable accommodation request; the request can be made by a family member or someone else who is acting on her behalf. An individual making a reasonable accommodation or modification request does not need to mention the Act or use the words “reasonable accommodation” or “reasonable modification.” However, the requester must make the request in a manner that a reasonable person would understand to be a request for an exception, change, or adjustment to a rule, policy, practice, or service because of a disability or that a reasonable person would understand to be a request for permission to make a structural change because of a disability.

Although a reasonable accommodation or modification request can be made orally or in writing, it is usually helpful for both the resident and the housing provider if the request is made in writing. This will help prevent misunderstandings regarding what is being requested, or whether the request was made. To facilitate the processing and consideration of the request, residents or prospective residents may wish to check with a housing provider in advance to determine if the provider has a preference regarding the manner in which the request is made. However, housing providers must give appropriate consideration to reasonable accommodation and modification requests even if the requester makes the request orally or does not use the provider’s preferred forms or procedures for making such requests.

Example: A tenant in a large apartment building makes an oral request that she be assigned a mailbox in a location that she can easily access because of a physical disability that limits her ability to reach and bend. The provider would prefer that the tenant make the accommodation request on a pre-printed form, but the tenant fails to complete the form. The provider must consider the reasonable accommodation request even though the tenant would not use the provider’s designated form.

It is important for all real estate professionals to remember that the federal Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability.

******************************************

To learn more about Fair Housing issues (and many other treal estate topics), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Energy, Labor & Economic Growth.

Copyright © 123 ConEd LLC 2009. All rights reserved.

Time's Running Out! -- Michigan Real Estate Con Ed is Due by October 31!!

TICK TOCK: Michigan Continuing Education due by October 31!

www.123ConEd.com

DON'T FORGET: You need 18 credit hours by October 31!

Try online real estate continuing education!

You won't go back!

It's Continuing Education As Easy As 1-2-3!^TM

123 ConEd LLC (www.123ConEd.com) is a leading online provider of Michigan real estate continuing education. Our courses are fully approved and certified by the Michigan Department of Energy, Labor & Economic Growth. Plus, 123 ConEd LLC courses are prepared by two extremely qualified licensed attorneys and real estate brokers. 123 ConEd LLC courses are interesting, informative, reliable and cutting-edge!

123 ConEd LLC online continuing education is the most time and cost effective way to meet your real estate continuing education needs. With 123 ConEd LLC, you are in control:

• Classes are 100% online!
• Log on anywhere, anytime!
• No special software, no downloads, no CD/DVD
• Work at your own pace (start/stop whenever you want)!
• Interesting and informative!
• Pick from wide variety of real estate topics!
• All courses are State approved!
• Mix and match 2, 3, 4 or 6 hour courses!
• Economical!
• 6 credits for only $35!
• We report your credits for you!

Plus, get 10% discount on ALL courses

Discount Code: ENDOFCYCLE (at checkout)

www.123ConEd.com

TICK TOCK: Michigan Continuing Education due by October 31

TICK TOCK: Michigan Continuing

Education due by October 31!

www.123ConEd.com

DON'T FORGET: You need 18 credit hours by October 31!

Try online real estate continuing education!

You won't go back!

It's Continuing Education As Easy As 1-2-3!^TM

123 ConEd LLC (www.123ConEd.com) is a leading online provider of Michigan real estate continuing education. Our courses are fully approved and certified by the Michigan Department of Energy, Labor & Economic Growth. Plus, 123 ConEd LLC courses are prepared by two extremely qualified licensed attorneys and real estate brokers. 123 ConEd LLC courses are interesting, informative, reliable and cutting-edge!

123 ConEd LLC online continuing education is the most time and cost effective way to meet your real estate continuing education needs. With 123 ConEd LLC, you are in control:

• Classes are 100% online!
• Log on anywhere, anytime!
• No special software, no downloads, no CD/DVD
• Work at your own pace (start/stop whenever you want)!
• Interesting and informative!
• Pick from wide variety of real estate topics!
• All courses are State approved!
• Mix and match 2, 3, 4 or 6 hour courses!
• Economical!
• 6 credits for only $35!
• We report your credits for you!

Plus, get 10% discount on ALL courses

Discount Code: ENDOFCYCLE (at checkout)

Get a jump on your Michigan Real Estate Continuing Education!

Get a jump on your Michigan Real Estate Continuing Education!

6 credits for only $35

Try online continuing education!

You won't go back! It's convenient, economical, and fast!

It's Continuing Education as Easy as 1-2-3!™

NEW! www.123ConEd.com offers a simple, convenient and easy way to get your credits.

• Classes are 100% online, so take classes wherever there is an Internet connection
• Work at your own pace (start/stop whenever you want)
• Complete a few hours or all of your required hours at once
• We offer courses in 2, 3, 4 and 6 hour increments, so you can pick topics that interest you
• Our online courses are a fraction of the cost of a live class
• All courses are fully approved and certified by the State of Michigan
• Completion Certificate automatically generated as soon as you complete course

www.123ConEd.com

What should I consider before running ads with human models?

Fair housing laws apply to all types of advertising and marketing used in home sales and purchases, including ads in newspapers, on the radio, in magazines, on the Internet, on television, on flyers, even in comments for a listing in the Multiple Listing Service. But what should you consider before running ads with human models?

Selective advertising may involve an advertising campaign using human models primarily in media that cater to one racial or national origin segment of the population without a complementary advertising campaign that is directed at other groups. Another example may involve use of racially mixed models by a developer to advertise one development and not others. Similar care must be exercised in advertising in publications or other media directed at one particular sex, or at persons without children. Such selective advertising may involve the use of human models of members of only one sex, or of adults only, in displays, photographs or drawings to indicate preferences for one sex or the other, or for adults to the exclusion of children.

Avoid using pictures or images that show preference or discourage people because of their protected class. If you use advertising with photographs or drawings of people, try to show men, women, children, people with disabilities, and people of all races, nationalities and ages in a way that reflects the population as a whole. A series of newspaper ads run over a period of weeks using only white models could be found to be a violation of fair housing laws.

********************************************

To learn more about Fair Housing issues (and many other topics affecting Michigan real estate professionals), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Labor & Economic Growth. All of our courses are designed to offer our students the most information, as quickly and economically as possible.

Copyright © 123 ConEd LLC 2009. All rights reserved.

Who qualifies as a person with a disability under the Fair Housing Act?

The following is a summary of what it takes to qualify as a "person with a disability" under the Fair Housing Act.

The Fair Housing Act defines a person with a disability to include (1) individuals with a physical or mental impairment that substantially limits one or more major life activities; (2) individuals who are regarded as having such an impairment; and (3) individuals with a record of such an impairment. The Act defines certain terms as follows:

The term “physical or mental impairment” includes, but is not limited to, such diseases and conditions as orthopedic, visual, speech and hearing impairments, cerebral palsy, autism, epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, Human Immunodeficiency Virus (HIV) infection, mental retardation, emotional illness, drug addiction (other than addiction caused by current, illegal use of a controlled substance) and alcoholism.

The term “substantially limits” suggests that the limitation is “significant” or “to a large degree.”

The term “major life activity” means those activities that are of central importance to daily life, such as seeing, hearing, walking, breathing, performing manual tasks, caring for one’s self, learning, and speaking. This list of major life activities is not exhaustive.

It's important for all real estate professionals to remember that the Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability.

********************************************

To learn more about Fair Housing issues (and many other topics affecting Michigan real estate professionals), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Labor & Economic Growth. All of our courses are designed to offer our students the most information, as quickly and economically as possible.

Copyright © 123 ConEd LLC 2009. All rights reserved.

Types of Discrimination Against Persons with Disabilities Prohibited by the Fair Housing Act

The goal of the Fair Housing Act is to ensure “no person shall be subjected to discrimination because of race, color, religion, sex, handicap, familial status or national origin in the sale, rental or advertising of dwellings, in the provision of brokerage services, or in the availability of residential real-estate related transactions.” With respect to people with disabilities, the Act serves to:

• Give people with disabilities opportunities to choose where they want to live;

• Assure that reasonable accommodations and reasonable modifications are made so that a person with a disability can secure and use housing as fully as a person without a disability.

• Assure that persons with disabilities are able to live free from intimidation and harassment; and

• Require that multi-family housing built for first occupancy after March 13, 1991, has certain accessible features (e.g., a usable kitchen for a person who uses a wheelchair).

The Fair Housing Act prohibits housing providers from discriminating against applicants or residents because of their disability or the disability of anyone associated with them and from treating persons with disabilities less favorably than others because of their disability. The Act also prohibits housing providers from refusing residency to persons with disabilities, or, with some narrow exceptions, placing conditions on their residency, because those persons may require reasonable modifications or reasonable accommodations.

With respect to reasonable accommodations and reasonable modifications:

• The Act makes it unlawful for any person to refuse “to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford . . . person(s) [with disabilities] equal opportunity to use and enjoy a dwelling."

• The Act makes it unlawful for any person to refuse “to permit, at the expense of the [disabled] person, reasonable modifications of existing premises occupied or to be occupied by such person if such modifications may be necessary to afford such person full enjoyment of the premises, except that, in the case of a rental, the landlord may where it is reasonable to do so condition permission for a modification on the renter agreeing to restore the interior of the premises to the condition that existed before the modification, reasonable wear and tear excepted.”

********************************************

To learn more about Fair Housing issues (and many other topics affecting Michigan real estate professionals), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Labor & Economic Growth. All of our courses are designed to offer our students the most information, as quickly and economically as possible.

Copyright © 123 ConEd LLC 2009. All rights reserved.

Department of Justice Sues a Large Multi-Family Housing Developer Alleging Disability-Based Housing Discrimination

Here is another example of a lawsuit that was recently filed by the United States Department of Justice ("DOJ") to enforce the Fair Housing Act. I try to post summaries of these types of cases in order to provide timely updates to real estate professionals about the "dos and don'ts" under the Fair Housing Act, since fair housing is such an important issue.

On March 4, 2009), the DOJ filed a lawsuit against JPI Construction L.P. (“JPI”) and six JPI-affiliated companies for failing to provide accessible features required by the Fair Housing Act and the Americans with Disabilities Act at multi-family housing developments.

Since 1991, when the Fair Housing Act first required most new multi-family housing to contain accessible features, JPI and its affiliates have built more than 200 apartment, condominium and other housing complexes in twenty-six states and the District of Columbia.

According to the DOJ’s complaint, the defendants failed to design and construct accessible dwelling units and public and common use areas at several of its complexes that are located in various states throughout the country. According to the complaint, certain complexes designed and constructed by the defendants have inaccessible steps and curbs leading to units, steeply sloped routes leading to units, and no accessible routes to site amenities, including inaccessible trash facilities, barbecue grills and cookout tables. In addition, certain housing units have narrow doors and hallways; kitchens that lack accessible clear floor space at the sinks, ranges and refrigerators; bathrooms that lack accessible clear floor space at the toilets and tubs; and thermostats that are mounted too high to be accessible to a person using a wheelchair. The lawsuit filed by the DOJ is an allegation of unlawful conduct, and the allegations must still be proven in court.

The lawsuit seeks money damages to compensate victims and a civil penalty to be paid to the government. The lawsuit also seeks a court order requiring the defendants to modify the complexes to bring them into compliance with federal laws. This case is currently pending in the United States District Court for the Northern District of Texas.

As every real estate professional should already know, the Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability. This case demonstrates that failing to design and construct multi-family housing with basic features of accessibility can lead to a violation of fair housing laws.

********************************************

To learn more about Fair Housing issues (and many other topics affecting Michigan real estate professionals), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Labor & Economic Growth. All of our courses are designed to offer our students the most information, as quickly and economically as possible.

Copyright © 123 ConEd LLC 2009. All rights reserved.

In the wake of the attacks of September 11, 2001, is it okay to screen housing applicants on the basis of their citizenship status?

The question often arises whether is it okay to screen housing applicants on the basis of their citizenship status. This question seems to have come up more often in the wake of the attacks of September 11, 2001.

The Fair Housing Act does not prohibit discrimination based solely on a person's citizenship status. Accordingly, asking housing applicants to provide documentation of their citizenship or immigration status during the screening process would not violate the Fair Housing Act. In fact, such measures have been in place for a number of years in screening applicants for federally-assisted housing. For these properties, HUD regulations define what kind of documents are considered acceptable evidence of citizenship or eligible immigration status and outline the process for collecting and verifying such documents. These procedures are uniformly applied to every applicant. Landlords who are considering implementing similar measures must make sure they are carried out in a nondiscriminatory fashion.

It is important to keep in mind that it is still unlawful to screen housing applicants on the basis of race, color, religion, sex, national origin, disability, or familial status, since those are protected classes under the Fair Housing Act.

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To learn more about Fair Housing issues (and many other topics affecting Michigan real estate professionals), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Labor & Economic Growth. All of our courses are designed to offer our students the most information, as quickly and economically as possible.

Copyright © 123 ConEd LLC 2009. All rights reserved.

Some Examples of Discriminatory Advertisements in Real Estate

As every real estate professional should already know, the Fair Housing Act prohibits discrimination in housing on the basis of race, color, religion, sex, familial status, national origin and disability. Fair housing laws prohibit making, printing or publishing any notice, statement, or advertisement that indicates any preference, limitation, or discrimination based on a protected class.

Although not an exhaustive list, the following are a few examples of what might constitute a discriminatory housing advertisement.

1. Race/Color

• Ads stating a preference for the race of a desired applicant (e.g., “no blacks,” “whites only,” etc.)

• Ads describing the race of current occupants of the complex or neighborhood (e.g., “African-American neighborhood,” “most residents are Asian,” “lots of Hispanic families,” etc.)

2. Religion

• Ads stating a preference for the religion of a desired applicant (e.g., “Christians only,” “no Muslims,” etc.)

• Ads describing the religion of current occupants of the complex or neighborhood (e.g., “nice, Christian neighborhood,” “Jewish family seeks roommate,” etc.)

3. National Origin

• Ads stating a preference for a certain national origin (e.g., “no immigrants,” “no foreigners,” “Irish preferred,” etc.)

• Ads posted only in a language other than English

• Ads describing the national origin of current occupants of the complex or neighborhood (e.g., “predominately Latino neighborhood,” “mostly Asian residents,” etc.)

4. Handicap/Disability

• Ads stating a preference for able-bodied tenants (e.g., “no wheelchairs,” “must be able to live independently,” etc.)

• Ads describing the complex as unable to accommodate people with disabilities (e.g., “units are not accessible”, “no pets, even seeing eye dogs”, etc.)

5. Familial Status

• Ads stating a clear preference for families without children (e.g., “no children,” “no kids and no pets,” “single occupancy only,” etc.)

• Ads that could discourage families with children (e.g., “ideal for working professionals,” “perfect for single or couple,” “nice, quiet, mature, neighborhood,” etc.)

6. Sex/Gender

• Ads stating a preference for one sex over another (e.g., “no young men,” “female preferred,” etc.)

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To learn more about Fair Housing issues (and many other topics affecting Michigan real estate professionals), please visit us at www.123ConEd.com. 123 ConEd LLC (www.123ConEd.com) is a leading online provider of continuing education courses to real estate professionals in Michigan. Our online Michigan real estate con ed courses are fully approved and properly certified by the Michigan Department of Labor & Economic Growth. All of our courses are designed to offer our students the most information, as quickly and economically as possible.

Copyright © 123 ConEd LLC 2009. All rights reserved.