The Trainer

LEASING TO EMANCIPATED MINORS; COMPLYING WITH LEAD-PAINT RULES

In this month's feature, we discussed how to deal with applications from emancipated minors. The HUD Handbook doesn't provide much guidance, and state laws regarding minors vary. But leasing to an underage applicant who's not qualified—or denying a lease to a minor who is qualified—can get you into trouble.

In our article on HUD's recent notice about complying with HUD's and the EPA's overlapping requirements for dealing with lead-based paint, we summarized the three main rules: the EPA's Lead-Based Paint Renovation, Repair and Painting (RRP) Rule, HUD's Lead Safe Housing Rule (LSHR), and the EPA-HUD Lead Disclosure Rule (LDR). We described how the EPA enforces the rules and fines noncompliant owners, and gave examples of potential compliance pitfalls.

TRAINER'S QUIZ

INSTRUCTIONS: Each of the questions below has only one correct answer. On a separate sheet of paper, write down the number of each question, followed by the answer you have chosen—for example, (1) b, (2) a, and so on. The correct answers (with explanations) follow the quiz. Good luck!

QUESTION #1

Before setting your site's policy for leasing to emancipated minors, you should get a written statement of policy from:

1. Your attorney.

2. Your HUD field office or contract administrator.

3. Your state housing finance agency.

QUESTION #2

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?

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

2. 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.

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

QUESTION #3

Having a written site policy on emancipated minors in your resident selection plan is useful because:

1. It gives you an opportunity to train your staff.

2. It ensures consistency in how you treat minor applicants.

3. It can help protect your site from discrimination lawsuits.

4. All of the above.

QUESTION #4

The income of emancipated minors should be included in household income when they are the household head, co-head, or spouse. True or false?

1. True.

2. False.

QUESTION #5

The owner of a property built before 1978 must issue a written statement that:

1. Informs residents about the hazard of lead-based paint.

2. Discloses to residents the presence of any known lead-based paint and or lead-based paint hazards in the unit, common areas servicing the unit, and exterior areas; or states that the owner has no knowledge of the presence of any lead-based paint and/or lead-based paint hazards.

3. Lists any related records or reports available about lead paint-related activity and/or remediation at the site.

4. Includes the EPA-approved brochure “Protect Your Family from Lead in Your Home.”

5. All of the above.

QUESTION #6

When the LSHR and RRP Rule overlap, you must follow the one with the more stringent requirements—generally, the LSHR. True or false?

1. True.

2. False.

QUESTION #7

Since lead paint poses the greatest risk to young children, owners can avoid having to comply with the lead-paint rules by refusing to rent to families with children under age 6, or by requiring parents to provide information about their child's blood lead levels. True or false?

1. True.

2. False.