COS Tenant Relations & Leasing 3 — Questions and Answers
Question 1: A subsidized housing property uses a waiting list. Which practice is required to maintain compliance?
- Select applicants in chronological order based on date and time of application (Correct answer)
- Choose applicants based on management's assessment of who will be the best tenant
- Offer units to referrals from current tenants before wait-listed applicants
- Skip applicants who do not return phone calls and move to the next name
Correct answer: Select applicants in chronological order based on date and time of application
Federally assisted housing programs require properties to select applicants from the waiting list in order to ensure fair and nondiscriminatory tenant selection.
Question 2: What does the term 'concession' mean in the context of apartment leasing?
- A temporary reduction in rent or a free amenity offered to attract or retain a tenant (Correct answer)
- A clause allowing the landlord to terminate the lease early
- A fee charged when a tenant breaks the lease
- A legal requirement to accept a tenant's counteroffer
Correct answer: A temporary reduction in rent or a free amenity offered to attract or retain a tenant
Concessions such as one month free rent or waived fees are marketing tools used to increase occupancy or reward lease renewals.
Question 3: Which of the following is an example of source-of-income discrimination?
- Refusing to rent to a person because they pay with a Housing Choice Voucher (Correct answer)
- Requiring proof of income equal to three times the rent
- Running a standard background check on all applicants
- Charging a security deposit equal to one month's rent
Correct answer: Refusing to rent to a person because they pay with a Housing Choice Voucher
In jurisdictions that protect source of income, refusing a Housing Choice Voucher holder solely because of the payment source is illegal discrimination.
Question 4: A tenant requests permission to sublet the unit for three months while traveling abroad. What is the first step management should take?
- Review the lease agreement to determine whether subletting is permitted (Correct answer)
- Automatically approve the sublet to maintain goodwill with the tenant
- Deny the request because subletting is never allowed in federally assisted housing
- Require the tenant to immediately vacate since they will not be residing there
Correct answer: Review the lease agreement to determine whether subletting is permitted
The lease agreement is the governing document, and its sublet provisions—along with program regulations—determine what management can legally allow.
Question 5: During a lease signing, a tenant points out a clause they find confusing. What is the best practice for management?
- Explain the clause clearly and allow the tenant adequate time to review before signing (Correct answer)
- Tell the tenant all leases are standard and they must sign as-is immediately
- Remove the clause to expedite the signing process
- Advise the tenant to consult an attorney and postpone the signing indefinitely
Correct answer: Explain the clause clearly and allow the tenant adequate time to review before signing
Ensuring the tenant understands lease terms before signing reduces disputes and demonstrates professionalism consistent with COS standards.
Question 6: What is the significance of a move-in inspection checklist completed with the tenant present?
- It documents the unit's pre-existing condition, protecting both parties during the security deposit disposition (Correct answer)
- It serves as a substitute for the lease agreement
- It allows management to charge the tenant for any damage found later without documentation
- It is required by HUD only for Section 8 properties
Correct answer: It documents the unit's pre-existing condition, protecting both parties during the security deposit disposition
A jointly completed move-in checklist creates a baseline record of unit condition, which is critical when assessing security deposit deductions at move-out.
Question 7: A prospective tenant discloses they were previously evicted. How should management handle this information?
- Evaluate the eviction in context using written, consistently applied screening criteria (Correct answer)
- Automatically deny the application because any prior eviction is disqualifying
- Ignore the disclosure to avoid fair housing liability
- Approve the application to avoid appearing discriminatory
Correct answer: Evaluate the eviction in context using written, consistently applied screening criteria
Consistent, written screening criteria applied uniformly to all applicants ensure fair treatment and reduce fair housing risk, even when considering negative rental history.
COS Tenant Relations & Leasing 3
A subsidized housing property uses a waiting list.
Which practice is required to maintain compliance?