Querin Law

Phil Querin Q&A: Rental Application, Social Security Number and Fair Housing Laws


Question:  We require that the application for residency in our manufactured housing community be completely filled out - including Social Security numbers.  We require two pieces of identification - one may be a social security card.  However, my understanding is that you cannot use a social security card for identification.  Is that true? 


We have had some real estate brokers object and tell us that it is against law do deny a person occupancy because they do not have a social security number.  Some applicants have an ITIN (individual taxpayer identification number).  


The screening company has said they cannot do a credit check with ITIN - they need a social security number.  


So, my questions are: (a) Is it illegal to requirea social security number; and (b) would it be a violation of the Fair Housing Laws to deny an applicant because they do not have a social security number?




Phil Querin Q&A: Dealing with Unpaid Rents Today


Question:  We had a resident that we entered into a stipulated judgment agreement with on March 6, 2020.  This was prior to tenants having the ability to claim financial hardship or having the Moratorium in place. They paid 2 payments but stopped paying the terms of the agreement as well as not paying their current rent payments. Are they protected under the financial hardship provisions of the Moratorium? Are we required to send them the Declaration of Financial Hardship? Can we file an Affidavit of Non-compliance due to the resident not complying with the stipulated agreement? 




Phil Querin Q&A: When is a Hazard Tree Not a Hazard Tree? Who is Responsible?

A tree that was never known by anyone including the tenant, or the landlord, to be considered a “hazard tree” prior to a windstorm, later falls and does no damage.  This tree was neither planted by the current tenant, nor the community.[1]  


Question No. 1. Given that there was no negligence by anyone, is the damage done by the windstorm considered an Act of God?


Question No. 2. With the tree now uprooted and lying on the ground, does it now present a hazard or meet the definition of a “hazard tree” thereby shifting the obligation to “maintain” a hazard tree to the Landlord?


Question No. 3. Does maintaining a tree include tree removal?


Question No. 4. Who is legally responsible to pay the expenses associated with the disposal of the tree?



Phil Querin Q&A: Use of MHCO Form 42 (10-day Notice for Nonpayment of Rent)


Question:  In reviewing MHCO Form 42, the new 10-day notice, which replaces the old 72-hour notice, we’re told not to use it without consulting an attorney to determine if the Moratorium is still in effect. Isn’t it still in effect until 7/1/2021?

Editor's Note:  The revised Form 42 notice and Forms 110 and 111 are ATTACHED to Phil's article under "Community Updates".  The forms are not uploaded under "Forms".  



Phil Querin: City of Portland’s New Relocation Assistance Protections for Renters with Rent Increases


The City of Portland continues to tighten its grip on local landlords. It has temporarily amended its housing code to provide thatif anyrent increase effective between September 16, 2020 and March 31, 2021 is received and the tenant is unable to pay the increased amount, the renter is potentially eligible for Relocation Assistance from the landlord. See: Portland City Code,  PCC 30.01.085


Phil Querin Q&A: Landlord vs. Tenant Responsibility For Condition of Grounds (Ant Infestation In Resident Home)


Question:  A resident in our community has ants in her home. She says they are coming from the ground around the home and has had an exterminator out who confirms that the infestation is coming from the ground.  The resident demands that we pay for the exterminator and that the infestation be controlled at the expense of management. WE do not believe it is our responsibility.  What are your thoughts?



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