While January saw an increase in rents, the city has seen rents decrease by a total of 0.8% over the past 12 months. Salt Lake City’s rent growth over the past year has outpaced the state average (-2.2%) and is similar to the national average (-1.0%).
Salt Lake City rents are 11.1% lower than the metro-wide median
Utah rents across the metro area, the median rent is $1,489 meaning that the median price in Salt Lake City proper ($1,324) is 11.1% lower than the price across the metro as a whole.
Metro-wide annual rent growth stands at -2.6%, below the rate of rent growth within just the city.
The table below shows the latest rent stats for 8 cities in the Salt Lake City, Utah metro area that are included in our database. Among them, Draper is currently the most expensive, with a median rent of $1,889. Salt Lake City is the metro’s most affordable city, with a median rent of $1,324. The metro’s fastest annual rent growth is occurring in Draper (0.7%) while the slowest is in Murray (-6.1%).
The National Apartment Association (NAA) has selected the participants for the Diversity Leadership Program (DLP) Class of 2024.
Founded in 2020, the DLP annually provides up to 15 individuals from diverse backgrounds an opportunity to grow and learn from leaders in the rental housing industry. Participants, who are considered junior to mid-level (3-7 years in rental housing), gain leadership experience through mentorship and training as part of the yearlong program. The program is a crucial aspect of NAA’s leadership diversification strategy intended to identify, mentor and engage individuals from underrepresented minority groups.
“Over the past four years, NAA has seen some of the most dedicated young professionals strive to advance both their careers and the rental housing industry as a whole,” said NAA President and CEO Bob Pinnegar. “It’s my pleasure to welcome the next Diversity Leadership Program class and further our mission for a more diverse and inclusive workforce. I have no doubt that this group of future leaders will cultivate an industry in which every individual is valued and given the opportunity to thrive.”
The DLP Class of 2024 will meet virtually from March through November. Throughout the year, participants will take part in education sessions, reading discussions and mentor meetups. The program will conclude with a virtual graduation and capstone project presentation, where participants work in small groups to develop and identify a real solution for advancing diversity, equity and inclusion in rental housing.
Members of this year’s class are listed below. Additional details on the program and the Class of 2024 participants can be found. More information on NAA’s diversity, equity and inclusion (DE&I) efforts can be found here.
Joelis Barandica
CONAM Management
Florida Apartment Association
Stacey Bradley
Case & AssociatesApartment Association of Greater Wichita
Patricia Chesser-Martinez
Property Management CompanyApartment Association of Central Oklahoma
Rochelle Cole
Essential Property ManagementDetroit Metropolitan Apartment Association
David Daily
Fairfield Residential
South East Florida Apartment Association
Jennifer Joseph
Realsource PropertiesAtlanta Apartment Association
Patton Locke
AMLIApartment Association of Great Dallas
Melody Miles
Student QuartersAtlanta Apartment Association
Khalil Muhammad
Essential Property ManagementDetroit Metropolitan Apartment Association
Lauren Niziol
Red Cedar Advisory ServicesDetroit Metropolitan Apartment Association
Rocio Simon
GreystarMassachusetts Apartment Association
Lenora Woods
BGSFAtlanta Apartment Association
About NAA The National Apartment Association (NAA) serves as the leading voice and preeminent resource through advocacy, education, and collaboration on behalf of the rental housing industry As a federation of 141 state, local and global affiliates, NAA represent more than 12 million apartment homes globally. NAA believes that rental housing is a valuable partner in every community that emphasizes integrity, accountability, collaboration, community responsibility, inclusivity and innovation. To learn more, visit www.naahq.org. NAA thanks its Strategic Partners: The Home Depot Pro, Lowe’s Pro Supply and Yardi.
The winter rent dip continued in January with the sixth straight month of negative rent growth, as the nationwide median rent fell by 0.3 percent to $1,373, according to the February report from Apartment List.
“The recent declines are in line with the rental market’s typical seasonal pattern, as fewer renters are looking to move in the fall and winter, although this year’s dip has been a bit sharper and more prolonged than what we normally see,” Apartment List economists write in the monthly report.
On average apartments across the country are cheaper than they were a year ago.
However, prices are still high. The national median rent is still more than $200 per month higher than it was just three years ago.
“Regionally, rents fell in January in 73 of the nation’s 100 largest cities, and prices are down year-over-year in 53 of these 100 cities. The sharpest rent decline over the past year has been in Oakland, CA, where rents are down by 9.1% year-over-year. Boise, ID; Austin, TX; Atlanta, GA; Nashville, TN; and Portland, OR have all also seen rents fall by 5 percent or more,” the report says.
May be light at the end of the tunnel for rents
The January rent decline, while it was the sixth straight month of declines, was “modest compared to the declines we’ve been seeing in recent months, indicating that we’re approaching the end of the market’s slow season.
“Even though the timing of the recent slowdown has been in line with what we typically expect, its magnitude has been a bit more pronounced. The nation’s median rent has fallen by a total of 3.5 percent since last summer’s peak, the second sharpest seasonal dip that we’ve seen in the history of our index (going back to 2017).
Apartment vacancies are back above pre-pandemic levels
The number of new apartments under construction continues to push up supply in many markets impacting the vacancy index.
“As of January, our vacancy index sits at 6.5 percent, the highest reading since September 2020. And there’s good reason to expect that it could rise even further in the year ahead,” the report says.
Conclusion
While the typical winter dip is nearing an end, “it’s possible that rent growth could turn positive again as soon as next month. But even when positive rent growth returns, it should be moderated by a robust construction pipeline delivering strong supply growth throughout 2024.
“With consumer sentiment about broader macroeconomic conditions beginning to improve, it’s possible that rental demand will also rebound in the year ahead, but likely not to an extent that would outweigh the impact of all the coming supply,” the Apartment List economists write.
The Joint Center for Housing Studies of Harvard University has released their annual rental housing report and it shows a cooling rental market with many new apartments becoming available but at the high end of rents which is not helping cost-burdened renters.
“What we are building is at the high end, because of the increased cost of construction and because we have a lot of demand from higher-income renters,” Whitney Airgood-Obrycki, a senior research associate with the center and the report’s lead author, told NPR. Most new apartments over the last decade have gone for $1,400 a month or higher, “and that’s not affordable to the majority of renters.”
“More renter households are cost burdened than ever before, and a record number of people are experiencing homelessness. Pandemic resources temporarily shored up the housing safety net, but the need for rental assistance remains greater than ever,” the report says.
Older apartments which in many cases are more affordable “require significant investment to address structural inadequacies, inaccessibility, and climate risks.
“Making these investments is challenging, given the current market environment of increasing operating expenses and high interest rates. Despite today’s difficult conditions, strong demand from the Gen Z, millennial, and baby boom generations should ensure that the rental market slowdown is short lived,” the report says.
A record number of people are also homeless
About 653,000 people reported experiencing homelessness in January of 2023, up roughly 12% from the same time a year prior and 48% from 2015.
“That marks the largest single-year increase in the country’s unhoused population on record,” Harvard researchers said.
Rent increases outpace income gains
Harvard says the dwindling supply of low-rent apartment units is only worsening cost burdens.
“In 2022, just 7.2 million units had contract rents under $600—the maximum amount affordable to the 26 percent of renters with annual incomes under $24,000. This marks a loss of 2.1 million units since 2012 when adjusting for inflation. The spike in asking rents during the pandemic accelerated the trend, with more than half a million low-rent units lost just between 2019 and 2022,” the study says.
“Median rents have risen nearly continuously since 2001 in inflation-adjusted terms and are 21 percent higher as of 2022. Meanwhile, renters’ incomes have risen just 2 percent during the same period.”
Aging Rental Stock Will Require Reinvestment
The report says the stock of rental housing available is older than it has ever been.
“The median age was 44 years in 2021, up from 34 years two decades ago. Although building construction standards and repairs to existing units have helped to minimize the problem of structural inadequacy, a large number of rental units still fall short of baseline habitability and safety,” the report says.
A new generation is driving rental demand
The report says “millennials will remain a large source of rental demand in coming years, they are no longer fueling the growth in renter households. Rather, they are aging into prime homeownership years, a transition that markets are already witnessing.
“Instead, members of the slightly smaller but still large Gen Z, individuals born between 1995 and 2009, are driving rental demand\,” the report says.
What are the indications your company may need leasing centralization especially if you have limited staffing and reduced resident service levels.
By Katie Nelson
Seldom part of the apartment sector’s vernacular prior to 2020, the term centralization has been a prominent component of many industry conversations the past few years. So much so, in fact, that many organizations actively wonder whether they are missing out if they are not deploying it to some degree.
Like many new-school concepts in multifamily, leasing centralization had been on the industry’s “next wave” radar and became more prominent because of the pandemic. Operators learned about its potential efficiencies in 2020 and 2021, and it has since become a staple of the modern-day operations of many organizations.
Forbes defines centralization in multifamily as “any effort to move away from individual property-based leasing and operational teams and centralize them in one or multiple regional locations to improve efficiencies and cut down costs.”
That’s a broad description, and many potential organizational efforts can fall under its umbrella. That’s why the question “is centralization the right fit for an organization?” is something of a challenging question. While some traditional concepts such as call centers technically qualify as centralization, most modern-day efforts focus upon efficiencies spurred by the shutdown, such as the need to provide virtual leasing during a contactless environment.
Signs operators might need it
So, what are the indicators that your organization might need centralization? If your company is experiencing pain points within existing operating procedures—often in the form of limited staffing—it might be time to shift toward it. Limited staffing, of course, creates the double-whammy of reduced resident service levels and potential burnout of onsite teams due to the overload of responsibilities.
Operators experiencing these challenges can consider centralizing certain services—and this is where one organization might vary from the next. In an effort to bolster service levels and create a balanced working environment, operators have centralized the roles of assistant property manager, accounting personnel, maintenance supervisor and several additional positions that are typically onsite.
Leasing centralization often serves as a prominent option for operators with several communities within a certain locale. For instance, operators with five communities within a 30-mile radius can centralize service-centric roles that still require some onsite presence. That said, proximity doesn’t matter for leasing- or accounting-focused roles that are mostly handled digitally and remotely.
Centralized leasing can reduce pain points
While centralization can equate to different things to different operators, the form that most directly impacts everyday onsite operations is centralized leasing. Offsite associates can assist teams by answering calls, setting tour appointments, conducting follow-ups and marketing the community. This can result in a richer customer experience with greater service levels and more information for prospects, which subsequently can increase lead-to-lease closing ratios.
With a large portion of prospect calls taken care of by the centralized leasing team, onsite associates can devote more focus to resident needs and the community at large. It can create a more efficient work environment and leave associates less overburdened.
Centralizing certain leasing services also can help solve hiring challenges. While it’s not only difficult to find high-performing onsite team members in the current industry landscape, offering a competitive salary also can put a strain on the community budget. Centralized leasing programs can reduce these costs without sacrificing service levels.
Challenges to consider
Operators considering a centralized platform should first define their specific needs and challenges—then create the platform. They should take inventory of the immediate changes it will present for current associates and write a business plan for the new platform. Learning from the experiences of other operators is key, as well, and operators should consider reaching out to other organizations that have successfully implemented centralization concepts.
Additionally, it is crucial to hire the right associates in the transition to centralization. The skills possessed by an onsite leasing associate might differ from what’s needed in a centralized leasing employee. Implementing the proper technology is also paramount, as teams should allow time to vet solutions, implement them and learn their various nuances before launching any type of centralization.
Lastly—and perhaps most importantly—when considering a potential move to centralization, think about the prospect’s experience. While newfound efficiencies can be welcoming for an onsite team, the industry’s primary mission is to provide an amazing customer journey. That should be enhanced rather than disrupted with any move to centralization.
About the author:
Katie Nelson is the Vice President of Marketing for CAPREIT.
Office-to-apartment conversions show office buildings, “once the epicenters of the 9-to-5 grind, are being transformed into the new homes of urbanites, in a pandemic-driven remote-work new reality,” RentCafe says in their adaptive reuse report.
The report says the offices that are having the makeovers “are relatively newer, averaging 72 years old, which is 20 years younger than those previously converted.”
Using relatively newer buildings for office-to-apartment conversions “suggests a strategic preference for buildings that might require less investment in refurbishment and are more likely to meet modern standards, potentially simplifying the conversion process.”
Where are top 5 office-to-apartment conversions taking place?
Here is a breakdown by RentCafe of the cities where most of the conversions are taking place:
The Washington, D.C., metro area leads in office-to-apartment conversions, with 5,820 units in the pipeline – nearly doubling last year’s figures with an 88% increase. The largest transformation: The Myers Drive project in Arlington, which is repurposing Rosslyn’s Xerox Building into a 691-unit apartment complex.
New York metro is second, preparing to convert office spaces into an impressive 5,215 apartments (up 18% since last year). Leading the adaptive reuse movement is the 25 Water Street project in Manhattan, which will convert the former home of The Daily News and J.P. Morgan into 1,263 new apartments, marking the largest single project of its kind in the country.
Dallas has 3,163 units transitioning from office spaces to apartments, which translates into a 58% year-over-year increase. A standout project is the redevelopment of the Renaissance Tower on Elm Street, poised for a real-life renaissance as it swaps out old offices for 500 modern apartments.
Chicago is next with 1,422 new apartments created by repurposing old office buildings. Not even the 9% dip from last year could stop the metro from being a frontrunner in future office-to-apartment conversions. The project at 135 South LaSalle St. stands out as Chicago’s largest, with 430 expected units.
Rounding up the top five is Los Angeles, with 2,442 units in the pipeline and a 6% uptick since the previous year. Taking center stage is the adaptive reuse project at 695 S. Vermont Avenue, which is ready to roll out 255 new apartments.
While offices offer the best opportunity for apartment conversions with 38% of the conversions, other properties work as well, the RentCafe report says. Other buildings are:
If you know or suspect someone is a victim of human trafficking, contact the National Human Trafficking Hotline at 1-888-373-7888 (TTY: 711) or SMS text 233733.
By Stephanie Anderson
Human trafficking is a global tragedy and a $99-million-a-year criminal enterprise in the nation with only about 1% of victims currently being rescued, according to the U.S. Department of Defense. With January being National Human Trafficking Prevention Month, educating every employee in a company is critical to identifying potential victims and increasing the rescue rate. As an industry, we need to familiarize ourselves and take advantage of all of the available multifamily-focused resources, including Human Trafficking Truths: A Guide to Saving Lives in Your Community, in order to raise awareness and bring an end to a grave issue that harms tens of millions.
The COVID-19 pandemic travel restrictions slowed down human trafficking cases. Unfortunately, during this time, traffickers took advantage of the situation by sharpening their skills at utilizing the Internet to lure their victims, including the creation of fake job ads. As a result, the number of victims has increased to around 27 million from an estimate of 21 million in 2022, according to the 2023 Trafficking in Persons Report by the U.S. Department of State. Furthermore, the report also notes a five-fold increase in the identification of male victims.
Human trafficking can sometimes be difficult to spot since victims might appear to be shy or standoffish, while others interact normally with those around them. However, there are often cues that indicate trafficking could be taking place in a community that might seem innocuous at first. A child who seems shy. A woman in the house who is not allowed to drive. A person who speaks for everyone. They might seem harmless individually but put together, they may point to trouble. It’s important for onsite teams to know the signs of trafficking and create a plan of action for the situation. Here are some starting points to help multifamily associates start to identify a potential human trafficking case, along with next steps.
Signs of Human Trafficking
Human trafficking has no boundaries and schemes target people of any socioeconomic, religious, cultural, or ethnic background. Traffickers are present in urban, suburban and rural areas, but favor places that have vulnerable populations, such as multifamily properties, public housing and homeless shelters. Recognizing the key indicators of human trafficking is the first step in identifying victims. Onsite teams need to be aware of the signs of human trafficking and pay particular attention to situations where multiple signs are present.
Living Situation
People involved in human trafficking don’t have typical living habits. If onsite team members are able to view the apartment home, they may witness items present or an interior setup that should cause concern.
Too many people living in one apartment
Interior locks on doors and windows designed to keep people in, not out
Abnormal living conditions such as multiple mattresses on the floor of a single room
Actions and Activity
In addition to an atypical living situation, human trafficking comes with activities that will be out of the norm. Child sex trafficking and adult sex trafficking may have numerous visitors to a single apartment. Labor trafficking might have a group of people on a set schedule.
Frequent visitors to an apartment with short visits of 15 to 45 minutes at a time
People who are picked up and then brought back later at around the same time daily
A prospect wants details regarding security cameras on the property
The potential resident requests an apartment that looks over the parking lot
A person who is often in the company of someone they defer to or who controls their behavior, such as where they go or who they talk to
Someone who does not have access to their own personal documents
An adult who is not allowed to drive or travel alone
Behavioral Cues
The behavior of a person can reveal them as a victim of human trafficking, but it can be difficult to tell. Victims may be withdrawn or very social but will always remain silent about their situation. Their behavior could also be mistaken for shyness or other causes.
A prospect or resident who is anxious if law enforcement is present or mentioned
Someone who seems to be coached on what to say and sound like they’re following a script
Someone who appears fearful, timid, submissive or avoids eye contact
Someone who is disoriented or confused
A person who shows signs of mental or physical abuse or signs of being denied food, water, sleep or medical care
Someone who lacks knowledge of the neighborhood or city they are in
Someone who has someone else to speak for them and doesn’t appear to know the person they are with
What to Do Next
If human trafficking is suspected in a community, there are steps to take to address it. Property management professionals should not put themselves in harm’s way or confront anyone if human trafficking is suspected. While calling the police might seem like an ideal option, victims are usually conditioned to fear law enforcement and told they will be arrested also. Instead, suspicious activity should be reported to the National Human Trafficking Hotline at 1-888-373-7888 (TTY: 711) or SMS text 233733. This organization has the resources to assist and an understanding of victims, especially how to gain their trust and rescue them. They also understand better when it’s time to get law enforcement involved. If your company has a policy in place, you should follow your company protocol or speak to your direct supervisor.
Grace Hill is proud to offer a course on human trafficking, which has been taken by more than 100,000 multifamily professionals. It provides an in-depth look into the topic, including how it affects our industry and how apartment owners and operators can respond to suspected human trafficking situations.
About the author
Stephanie Anderson is Senior Director of Communication and Social Media for Grace Hill. She is an advocate for the implementation of human trafficking policy and access to resources for the real estate community. Stephanie is a certified Mental Health First Aid (MHFA) instructor, as well as a member of the National Apartment Association Operations Committee and NAA’s Mental Health Committee.
About Grace Hill
Grace Hill provides industry-leading SaaS technology solutions designed to make a positive impact in real estate and improve the lives of people where they work and live. Harnessing years of real estate experience and the understanding that people are better together, Grace Hill helps owners and operators increase property performance, reduce operating risk and grow top talent. More than 500,000 professionals from over 1,700 companies rely on Grace Hill’s talent performance solutions covering policy, training, assessment, survey, and data-driven insights. Visit us at gracehill.com or on LinkedIn.
Understanding prospective renters’ preferences is a fundamental responsibility for property owners, developers, and managers.
However, it’s more than just about knowing what renters are looking for or would like to have; it’s about identifying the truly non-negotiable elements that are crucial for modern lifestyles and everyday enjoyment. Recognizing these dealmakers (and dealbreakers) ensures consistent and reliable occupancy — and happier communities.
Whether it’s high-speed internet, modern appliances, a pet-friendly policy or other in-demand features, emphasizing desirable differentiators can create a compelling marketing narrative that resonates with current and potential renters. In the 2024 NMHC and Grace Hill Renter Preferences Survey Report, renter respondents shared both the aspirational and practical elements that make the difference when they’re considering which home to rent. Based on 172,703 survey responses across 77 markets and 4,220 communities, the report provides a valuable snapshot into the needs and desires of a wide range of renters.
Renter respondents surveyed were focused on privacy, convenience, and lifestyle when communicating which features and amenities they simply were unwilling to do without. They’re looking for homes and communities that function as retreats for themselves, their friends, and their families.
Top 10 Features Renters Want or Would Not Rent Without
These are those deal-makers (or deal-breakers!):
Air conditioning (93 percent)
Washer/dryer In unit (93 percent)
High-speed Internet access (90 percent)
Soundproof walls (88 percent)
Walk-in closet (87 percent)
Garbage disposal (87 percent)
Dishwasher (87 percent)
Noise-reducing window panes (83 percent)
Pre-installed window shades/blinds (83 percent)
Refrigerator with water/ice dispenser (81 percent)
Amenities such as air conditioning and in-unit washers/dryers, which at one time were considered luxuries, are now essential components for comfort and convenience.
Survey respondents named these their top must-haves, each with 93 percent of renter respondents indicating they were interested in these features or wouldn’t rent without them.
Whether for remote work, streaming music or video, or gaming, high-speed internet access ranked high on the list of renter essentials as well (90 percent). Along with this, the privacy offered by soundproof walls (88 percent) and noise-reducing windowpanes (83 percent) allows renters a sense of refuge to get work done or enjoy an evening without interruptions.
Walk-in closets (87 percent) and pre-installed window shades and blinds (83 percent) were both important to renters, providing room for storage and the ability to settle into a new rental home quickly and easily. Similarly, upgraded kitchen appliances that were once considered desirable extras, such as garbage disposals and dishwashers (both 87 percent) along with refrigerators with water and ice dispensers (81 percent), are now considered essential for a well-equipped kitchen.
Top 10 Amenities Ranked
A look at the community amenities renter respondents said they were interested in or wouldn’t rent without.
Renters expect seamless use of their mobile devices at all times for everything from answering emails to resourcing GPS navigation to video conferencing. This level of connectivity isn’t just considered convenient; it’s considered essential for personal safety, work-from-home professionalism, and family communication. Because of this, reliable cell reception topped the survey’s list of amenities that renters won’t live without. Another popular amenity—on-site back-up power supply (68 percent)—ensures that power outages don’t interrupt that all-important online access.
Whether ordering essentials from Amazon or dinner from the local take-out restaurant, secure, consistent, and convenient access to packages and deliveries was a significant consideration for 76 percent of the renters surveyed.
In addition, on-the-go lifestyles require convenient and reliable transportation and parking options, reflected in the preference for covered (76 percent) and controlled access (75 percent) parking. In addition, when guests arrive, ensuring that they have a dedicated place to park is also a high priority for 73 percent of renters surveyed.
Many renters look to their community amenities to provide resources that support their active lifestyles. A swimming pool (76 percent), fitness center (73 percent), and non-smoking buildings (71 percent) were high on the wish lists of renters surveyed, allowing them to stay healthy and fit close to home.
For property investors, developers and management companies alike, insight into the lifestyles and needs of the modern renter offers the opportunity to plan ahead, differentiate services, and develop marketing strategies that are tailor-made for potential residents in their properties. By knowing the difference between nice-to-have bells and whistles and must-have features and amenities that renters simply won’t do without, it’s easier to keep homes filled and residents happy.
Building more thoughtful, purpose-driven, and responsive communities is good for everyone.
About the author:
Sarah Yaussi
Sarah Yaussi is vice president of business strategy at the National Multifamily Housing Council. Since its inception in 2013, the NMHC and Grace Hill Renter Preferences Survey Report has been the authoritative data source for apartment owners, managers, developers, industry suppliers, as well as architects, financial institutions and others seeking insights into the minds of renters. For more information, visit NMHC.org/residents.
Fair and safe policy making involves adaptable supervision policies, appropriate technology access for youth, and uniform application of safety measures to avoid discrimination and fair housing violations in rental communities.
To be a property-management professional, it’s vital to strike a balance between maintaining a safe, orderly community and ensuring compliance with fair-housing laws, especially concerning rules that might impact children. This article provides valuable insights into navigating these complex issues.
Supervision Rules and Technology Access
When formulating supervision rules for facilities such as pools or gyms, consider factors beyond just age, such as maturity and skill level.
For instance, pool rules might be based on swimming proficiency rather than a strict age cutoff. Similarly, access to areas like the business center should reflect today’s tech-savvy youth. Rather than imposing an age limit, focus on responsible behavior and proper usage. These considerations ensure that rules are not only fair and inclusive but also adapt to the evolving digital landscape and diverse capabilities of younger residents.
Safety Versus Discrimination in Common Spaces
Distinguishing between safety measures and potential discrimination is crucial in rule-making.
While banning activities like skateboarding for safety is generally acceptable, such policies should apply to all residents to avoid age-based discrimination. Additionally, rules restricting children from playing outside within complex gates warrant reconsideration. A more balanced approach might involve designated play areas that allow children to enjoy common spaces without causing disturbances. This strategy not only addresses safety concerns but also respects the rights of children to use shared facilities.
Equal Access and Neutral Enforcement
When it comes to public areas of your property, it is important to ensure that equal access is granted with fair enforcement to avoid a fair-housing violation.
For example, the disparity in pool hours for adults and children could be seen as discriminatory. Instead, consider implementing family swim times or assessing the hours based on safety and usage patterns rather than age. Moreover, the enforcement of quiet hours should be uniformly applied to all residents. A fair and consistent approach in applying these rules is essential to avoid any perception of age-based bias and to maintain a harmonious living environment.
Regular consultation with fair-housing attorneys ensures compliance with evolving laws. Additionally, actively seeking feedback from residents, especially families with children, can guide the development of rules that are both practical and respectful of everyone’s needs. This engagement not only helps in tailoring policies that are community-centric but also fosters a sense of belonging among all residents.
Documentation, Transparency, and Regular Reviews
Clearly documenting the reasons behind specific rules, especially those regarding supervision, is vital for transparency and can be crucial in case of legal scrutiny.
Furthermore, the societal and legal landscape is constantly changing. Regularly reviewing and updating community rules to reflect these changes is essential in maintaining a legally compliant and inclusive environment.
Additionally, actively seeking feedback from residents, especially families with children, can guide the development of rules that are both practical and respectful of everyone’s needs. This engagement not only helps in tailoring policies that are community-centric but also fosters a sense of belonging among all residents.
In conclusion, this article underscores the necessity of formulating community rules with fairness, safety, and legal compliance in mind.
It highlights the importance of adaptable supervision policies, appropriate technology access for youth, and uniform application of safety measures to avoid discrimination. Balancing children’s play rights with communal order, ensuring equitable policy enforcement, and actively engaging with residents are key.
Regular training, transparent rule documentation, and staying current with legal developments are essential for maintaining an inclusive, compliant, and harmonious community environment. This approach not only aligns with fair-housing laws but also promotes resident satisfaction and overall community well-being.
About the author:
In 2005, The Fair Housing Institute was founded as a company with one goal: to provide educational and entertaining fair-housing compliance training at an affordable price at the click of a button.
Background checks often are critical factors when landlords and employers make rental and employment determinations. The information in the reports can cover a person’s credit history, rental history, employment, salary, professional licenses, criminal arrests and convictions, and driving records. However, as documented in earlier CFPB research on tenant screening, background check reports often contain false or misleading information about individuals.
The new warning has two primary ways it seeks to ensure that the consumer reporting system produces accurate and reliable information and does not keep people from accessing their personal data:
First, an advisory opinion on background check reports highlights that those reports must be complete, accurate, and free of information that is duplicative, outdated, expunged, sealed, or otherwise legally restricted from public access.
Second, an advisory opinion on file disclosure highlights that people are entitled to receive all information contained in their consumer file at the time they request it, along with the source or sources of the information contained within, including both the original and any intermediary or vendor source.
“Background-check and other consumer-reporting companies do not get to create flawed reputational dossiers that are then hidden from consumer view,” said CFPB Director Rohit Chopra in the release. “Background-check reports, and all other consumer reports, must be accurate, up to date, and available to the people that the reports are about.”
Criminal and credit system issues in housing decisions
The CFPB and Federal Trade Commission (FTC) launched a public inquiry in early 2023, and asked for people’s experiences with background checks used to screen potential tenants for rental housing. The CFPB and FTC received more than 600 comments. Most of the comments came from renters. They told the agencies about many problems they encounter, including not receiving adverse-action notices and finding inaccuracies and errors that are difficult to correct and that have a decades-long impact on housing opportunities.
Many described biases in criminal and credit systems transferring into housing decisions.
The CFPB issued the advisory opinion on background screening to highlight that consumer reporting companies, covered by the Fair Credit Reporting Act, must maintain reasonable procedures to avoid producing reports with false or misleading information. Specifically, the procedures should:
Prevent the reporting of public-record information that has been expunged, sealed, or otherwise legally restricted from public access.
Ensure disposition information is reported for any arrests, criminal charges, eviction proceedings, or other court filings that are included in background check reports.
Prevent the reporting of duplicative information.
In addition, the advisory opinion on background screening reminds consumer reporting companies that they may not report outdated negative information—and that each negative item of information is subject to its own reporting period, the timing of which depends on the date of the negative item itself. For example, a criminal charge that does not result in a conviction generally cannot be reported by a consumer reporting company beyond the seven-year period that starts at the time of the charge.
Credit File Disclosure
People have the right to know what information consumer reporting companies keep about them as well as where the information originates. Disclosure of a person’s complete file, upon their request, is a critical component of a person’s right to dispute false or misleading information. Consumers must be provided with all sources for the information contained in their file, including both the originating sources and any intermediary or vendor sources, so they can correct any misinformation.
As explained in the advisory opinion on file disclosure, individuals requesting their files:
Only need to make a request for their report and provide proper identification – they do not need to use specific language or industry jargon to be provided their complete file.
Must be provided their complete file with clear and accurate information that is presented in a way an average person could understand.
Must be provided the information in a format that will assist them in identifying inaccuracies, exercising their rights to dispute any incomplete or inaccurate information, and understanding when they are being affected by adverse information.
Must be provided with the sources of the information in their file, including both the original and any intermediary or vendor source or sources.
In a January 2023 report, the CFPB noted improvements and continued challenges for the nationwide consumer-reporting companies. The CFPB has highlighted other consumer reporting problems and has reminded consumer-reporting companies of their obligations to consumers under the Fair Credit Reporting Act. For example, the CFPB issued guidance on permissible purposes for accessing consumer reports, identifying and eliminating obviously false and junk data, and resolving consumer disputes. Additionally, the CFPB has taken action against consumer-reporting companies when they have broken the law, as well as affirmed the ability of states to police credit reporting markets.
