Source: http://www.housingforall.org/Joomla_2.5.4/index.php/resources/tenant-right-to-organize
Timestamp: 2014-04-24 06:22:11
Document Index: 101752505

Matched Legal Cases: ['art 245', 'art 964', 'art 245', 'art 245', 'arts 401', 'art 24', 'art 24', 'art 24', 'art 964', 'ART 964', 'ART 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', 'art 200', 'art 108', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', 'art 990', '§ 964', '§ 913', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964', '§ 964']

Tenant Right-to-Organize
A Housing RetrospectiveBeloved CommunityLegislator LocatorLibraryLinks to FriendsNewsroomRecommended Reading	Home Resources Tenant Right-to-Organize
The Right to Organize	from The Housing Journal, Winter 2001
The Right to Organize in Public and Multifamily Housing
Organizing in Multifamily Housing from the National Tenants’ Voice, Fall 2000
Tenant Participation in Multi-Family Housing Projects, Federal Register, 24 CFR Part 245
Organizing in Public Housing from Housing Matters, July 2000
Tenant Participation in Public Houisng Projects, Federal Register, 24 CFR Part 964
Tenants Win Enforceable "Right to Organize" Regulations from HUDBy Sharon ShermanWhen NAHT first began eight years ago, tenants had the right to organize, but it was buried in HUD’s regulations and was poorly defined. NAHT’s first priority then was a Tenants’ Rights Brochure and amendments to HUD’s Management Agent Handbook, which more clearly outlined tenants right to organize. Once the Tenants’ Rights book was made available to tenants and more unorganized tenants became organized, difficulties increased. Tenants who were empowering themselves as well as tenant organizers began facing incredible harassment including being sent to jail for standing up for their rights. In response, NAHT proposed the HUD Tenants Bill of Rights to Organize and demanded that HUD take steps to define and enforce tenants rights to meet, leaflet and door knock their neighbors, and invite in outside help.As the harassment continued, NAHT members as well as HUD officials soon recognized that tenants’ right to organize needed to be set down and expanded in a new regulation. In August 199, a ne regulation was proposed by HUD. The proposed regulation included many of the points NAHT members wanted, but there were still many areas of the regulation which needed to be changed. The NAHT membership responded by sending 104 comments to HUD addressing these changes.The final regulation was published on June 7, 2000, just in time for the NAHT conference. Key parts of the regulation are presented here because a summary would not do justice to the many rights contained in the regulation. It is not perfect, but it is a tremendous step forward and should prove a vital tool in organizing HUD tenants throughout the country. Now the challenge will be to ensure that tenants know about these rights and that HUD enforces them.Sharon Sherman is an activist with the Greater Syracuse Tenant Network and a member of NAHT’s Right to Organize Task Force.
Part 245-Tenant Participation in Multi-Family Housing Projects
Federal Register,24 CFR Part 245
Subpart B-Tenant Organizations
Sec. 245.100 Right to tenants to organize.The tenants of a multifamily housing project covered under Sec. 245.10 have the right to establish and operate a tenant organization for the purpose of addressing issues related to their living environment, which includes the terms and conditions of their tenancy as well as activities related to housing and community development.Sec. 245.105 Recognition of tenant organizations.Owners of multifamily housing projects covered under Sec. 245.10, and their agents, must: (a) Recognize legitimate tenant organizations; and (b) Give reasonable consideration to concerns raised by legitimate tenant organizations.Sec. 245.110 Legitimate tenant organizations.A tenant organization is legitimate if it has been established by the tenants of a multifamily housing project covered under Sec. 245.10 for the purpose described in Sec. 245.100, and meets regularly, operates democratically, is representative of all residents in the development, and is completely independent of owners, management, and their representatives.Sec. 245.115 Protected activities.(a) Owners of multifamily housing projects covered under Sec. 245.10, and their agents, must allow tenants and tenant organizers to conduct the following activities related to the establishment or operation of a tenant organization:(1) Distributing leaflets in lobby areas;(2) Placing leaftlets at or under tenants’ doors;(3) Distributing leaflets in common areas;(4) Initiating contact with tenants;(5) Conducting door-to-door surveys of tenants to ascertain interest in establishing a tenant organization and to offer information about tenant organizations;(6) Posting information on bulletin boards;(7) Assisting tenants to participate in tenant organization activities;(8) Convening regularly scheduled tenant organization meetings in a space on site and accessible to tenants, in a manner that is fully independent of management representatives. In order to preserve the independence of tenant organizations, management representatives may not attend such meetings unless invited by the tenant organization to specific meetings to discuss a specific issue or issues; and (9) Formulating responses to owner’s requests for: (I) Rent increases; (ii) Partial payment of claims; (iii) The conversion from project-based paid utilities to tenant-paid utilities; (iv) A reduction in tenant utility allowances; (v) Converting residential units to non-residential use; cooperative housing , or condominiums; (vi) Major capital additions; and (vii) Prepayment of loans.(b) In addition to the activities listed in paragraph (a) of this section, owners of multifamily housing projects covered under Sec. 245.10 and their agents, must allow tenants and tenant organizers to conduct other reasonable activities related to the establishment or operation of a tenant organization.( c ) Owners of multifamily housing projects and their agents shall not require tenants and tenant organizers to obtain prior permission before engaging in the activities permitted under paragraphs (a) and (b) of this section.
Sec. 245.120 Meeting space.
(a) Owners of multifamily housing projects covered under Sec. 245.10, and their agents, must reasonably make available the use of any community room or other available space appropriate for meetings that is part of the multifamily housing project when requested by: (1) Tenants or a tenant organization and used for activities related the operation of the tenant organization; or (2) Tenants seeking to establish a tenant organization or collectively address issues related to their living environment.(b) Tenant and tenant organization meetings must be accessible to persons with disabilities, unless this is impractical for reasons beyond the organization’s control. If the complex has an accessible common area or areas, it will not be impractical to make organizational meetings accessible to persons with disabilities.( c) Fees. An owner of a multifamily housing project covered under Sec. 245.10 may charge a reasonable, customary and usual fee, approved by the Secretary as may normally be imposed for the use of such facilities in accordance with procedures prescribed by the Secretary, for the use of meeting space. An owner may waive this fee.Sec. 245.125 Tenant organizers.
(a) A tenant organizer is a tenant or non-tenant who assists tenants in establishing and operating a tenant organization, and who is not an employee or representative of current or prospective owners, managers, or their agents.(b) Owners of multifamily housing projects covered under Sec. 245.10, and their agents, must allow tenant organizers to assist tenants in establishing and operating tenant organizations.( c ) Non-tenant organizations.
1. If a multifamily housing project covered under Sec. 245.10 has a consistently enforced, written policy against canvassing, then a non-tenant tenant organizer must be accompanied by a tenant while on the property of the multifamily housing project, except in the case of recipients of HUD Outreach and Assistance Training Grants ("OTAG") or other direct HUD grants designed to enable recipients to provide education and outreach to tenants concerning HUD’s mark-to-market program (see 24 CFR parts 401 and 402), who are conducting eligible activities as defined in the applicable Notice of Funding Availability for the grant or other effective grant document.
2. If a multifamily housing project covered under Sec. 245.10 has a written policy favoring canvassing, any non-tenant tenant organizer must be afforded the same privileges and rights of access as other uninvited outside parties in the normal course of operations. If the project does not have a consistently enforced, written policy against canvassing, the project shall be treated as if it has a policy favoring canvassing.
Sec. 245.130 Tenants’ rights not to be re-canvassed. A tenant has the right not to be re-canvassed against his or her wishes regarding participation in a tenant organization.
Sec. 245.135 Enforcement.
(a) Owners of housing identified in Sec. 245.10, and their agents, as well as any principals thereof (as defined in 24 CFR 24.105), who violate any provision of this subpart so as to interfere with the organizational and participatory rights of tenants, may be liable for sanctions under 24 CFR part 24. Such sanctions may include:(1) Debarment. A person who is debarred is prohibited from future participation in Federal programs for a period of time. The specific rules and regulations relating to debarment are found in 24 CFR part 24, subpart C.
( c) The procedures in 24 CFR part 24 shall apply to actions under this subpart. Dated: June 1, 2000.
Organizing in Public Housing: HUD’s Rule 24 CFR Part 964
from "Organizing in Public Housing," HOUSING MATTERS, July 2000Many residents have to remind their housing authority that HUD’s Rule 964 gives residents the right to participate in the operation of public housing. This includes the right to participate in: improvements and modernizing; new programs and services; new plans, policies, and procedures; and all aspects of public housing operation.One critical right in 964 is the right to organize and elect a resident council to advocate on behalf of residents (Rule 964.11). Forming a resident council-or strengthening an existing council-gives residents a stronger voice with the housing authority and other government agencies and officials, who are a lot more likely to listen-and respond-to the concerns of a well-organized, well-informed group than to those of a single resident or informal group. Sometimes, to win more clout, resident councils from individual developments join together to form citywide or town wide resident councils (Rule 964.105).A Duly Elected CouncilIf you want the public housing authority to recognize your resident council as a duly elected organization that represents people living in your development, 964 says you have to do two things (Rule 964.115): (1) Adopt by-laws or other written procedures, and (2) hold a democratic election of officers (president, vice-president, secretary, and treasurer). But keep in mind: by-laws and written rules alone do not keep leaders accountable or inspire membership participation. As one organizer says: "People, not paper, keep organizations open and action-oriented." (Roots to Power: A Manual for Grassroots Organizing, by Lee Staples)Overcoming Residents’ FearsOne of the hardest things about organizing in many housing developments is overcoming residents’ fears that management will retaliate by evicting them or increasing their rent if they are involved in any organizing effort.
One way to overcome these fears is to inform residents that organizing and being involved in a resident organization is not grounds for eviction. Invite a legal aid attorney familiar with residents’ rights to one of your meetings to answer questions and speak with residents about their concerns. Also, the more residents who are involved, the less likely it is that the housing authority will be able to target or single out a leader. Leaders need the protection and active participation of fellow residents to be effective.
At some point, your resident council will need resources to operate, to hold meetings, to buy equipment, and to educate and organize. Residents can’t organize without resources. Apply to your public housing authority for money. Housing authorities have money in their budges for "resident services." In addition, under new proposed rules that HUD is issuing, housing authorities will have to fund resident organizations out of their operating expenses. Resident councils can also apply directly to HUD for funds. And under the current 964, housing authorities should provide developments with 250 apartments or more which have duly elected resident councils with free office and meeting space, if the resident council makes this request (Rule 964.18).
TITLE 24, PART 964 OF THE CODE OF FEDERAL REGULATIONS
CONTENTSSubpart A–General ProvisionsSubpart B–Tenant ParticipationSubpart E–Resident Board Members [Code of Federal Regulations][Title 24, Volume 4][Revised as of April 1, 2002]From the U.S. Government Printing Office[CITE: 24CFR964.1]PART 964--
§ 964.1 Purpose.The purpose of this part is to recognize the importance of resident involvement in creating a positive living environment and in actively participating in the overall mission of public housing.
§ 964.3 Applicability and scope.
(a) The policies and procedures contained in this part apply to any PHA that has a Public Housing Annual Contributions Contract (ACC) with HUD. This part, except for subpart E, does not apply to PHAs with housing assistance payments contracts with HUD under section of the U.S. Housing Act of 1937.
(f) The term "resident," as used throughout this part, is interchangeable with the term "tenant," to reflect the fact that local resident organizations have differing preferences for the terms. Terms such as "resident council" and "tenant council" and "resident management" and "tenant management" are interchangeable. Hereafter, for ease of discussion, the rule will use the terms resident, resident council and resident management corporation, as appropriate.
§ 964.7 Definitions.
Eligible residents for FIC. A participating resident of a participating HA. If the HA is combining FIC with the Family Self-Sufficiency (FSS) program, the term also means Public Housing FSS and Section 8 families participating in the FSS program. Although Section 8 FSS families are eligible residents for FIC, they do not qualify for income exclusions that are provided for public housing residents participating in employment and supportive service programs.HA means the same as Public Housing Agency (PHA).
Management. All activities for which the HA is responsible to HUD under the ACC, within the definition of "operation" under the Act and the ACC, including the development of resident programs and services.Management contract. A written agreement between a resident management corporation and a HA, as provided by subpart C.
Public housing development (Development). The term "development" has the same meaning as that provided for "low-income housing project" as that term is defined in Section 3(b)(1) of the Act.Resident management. The performance of one or more management activities for one or more projects by a resident management corporation under a management contract with the HA.Resident management corporation. An entity that proposes to enter into, or enters into, a contract to manage one or more management activities of a HA.
Resident-owned business. Any business concern which is owned and controlled by public housing residents. (The term "resident-owned business" includes sole proprietorships.) For purposes of this part, "owned and controlled" means a business:
(2) Whose management and daily business operations are controlled by one or more such individuals. Supportive services for FIC. New or significantly expanded services that are essential to providing families living with children in public housing with better access to educational and employment opportunities to achieve self- sufficiency and independence.
§ 964.11 HUD policy on tenant participation.
HUD promotes resident participation and the active involvement of residents in all aspects of a HA's overall mission and operation. Residents have a right to organize and elect a resident council to represent their interests. As long as proper procedures are followed, the HA shall recognize the duly elected resident council to participate fully through a working relationship with the HA. HUD encourages HAs and residents to work together to determine the most appropriate ways to foster constructive relationships, particularly through duly elected resident councils.§ 964.14 HUD policy on partnerships.
§ 964.15 HUD policy on resident management.
§ 964.16 HUD role in activities under this part.
(a) HAs with 250 units or more.
(1) A HA shall officially recognize a duly elected resident council as the sole representative of the residents it purports to represent, and support its tenant participation activities.
(8) The HA shall ensure open communication and frequent meetings between HA management and resident councils and shall encourage the formation of joint HA management-resident groups to work on issues and planning.(9) The resident council shall hold frequent meetings with the residents to ensure that residents have input, and are aware and actively involved in HA management-resident council decisions and activities.
(10) The HA and resident council shall put in writing in the form of a Memorandum of Understanding the elements of their partnership agreement and it shall be updated at least once every three (3) years.(11) The HA, in collaboration with the resident councils, shall assume the lead role for assuring maximum opportunities for skills training for public housing residents. To the extent possible, the training resources should be local to ensure maximum benefit and on-going access.
(b) HAs with fewer than 250 units.
(1) HAs with fewer than 250 units of public housing have the option of participating in programs under this part.
§ 964.30 Other Program requirements.
(a) Affirmative Outreach.
(1) The Affirmative Fair Housing Marketing Program requirements of 24 CFR part 200, subpart M and the implementing regulations at 24 CFR part 108; and
Subpart B–Tenant Participation
§ 964.100 Role of resident council.
§ 964.115 Resident council requirements.
(b) It must adopt written procedures such as by-laws, or a constitution which provides for the election of residents to the governing board by the voting membership of the residents residing in public housing, described in paragraph (b) of this section, on a regular basis but at least once every three (3) years. The written procedures must provide for the recall of the resident board by the voting membership. These provisions shall allow for a petition or other expression of the voting membership's desire for a recall election, and set the number of percentage of voting membership ("threshold") who must be in agreement in order to hold a recall election. This threshold shall not be less than 10 percent of the voting membership.
(c) It must have a democratically elected governing board that is elected by the voting membership. At a minimum, the governing board should consist of five (5) elected board members.The voting membership must consist of heads of households (any age) and other residents at least 18 years of age or older and whose name appears on a lease for the unit in the public housing that the resident council represents.
§ 964.117 Resident council partnerships.
§ 964.120 Resident management corporation requirements.
§ 964.125 Eligibility for resident council membership.
(a) Any member of a public housing household whose name is on the lease of a unit in the public housing development and meets the requirements of the by- laws is eligible to be a member of a resident council. The resident council may establish additional criteria that are non-discriminatory and do not infringe on rights of other residents in the development. Such criteria must be stated in the by-laws or constitution as appropriate.(b) The right to vote for resident council board shall be limited to designated heads of households (any age) and other members of the household who are 18 years or older whose name appears on the lease of a unit in the public housing development represented by the resident council.
§ 964.130 Election procedures and standards.
(1) All procedures must assure fair and frequent elections of resident council members--at least once every three years for each member.
(c) HAs shall monitor the resident council election process and shall establish a procedure to appeal any adverse decision relating to failure to satisfy HUD minimum standards. Such appeal shall be submitted to a jointly selected third-party arbitrator at the local level. If costs are incurred by using a third-party arbitrator, then such costs should be paid from the HAs resident services funds pursuant to § 964.150.
§ 964.135 Resident involvement in HA management operations.
§ 964.140 Resident training.
(4) HUD and other Federal agencies and other local public, private and non- profit organizations.
§ 964.145 Conflict of interest.
(a) Funding duly elected resident councils and jurisdiction wide resident councils.
(1) The HA shall provide fund it receives for this purpose to the duly elected resident council at each development and/or those jurisdiction-wide councils eligible to receive the resident portion of the tenant services account to use for resident participation activities. This shall be an addition to the Performance Funding System (PFS), as provided by 24 CFR part 990, to permit HAs to fund $25 per unit per year for units represented by duly elected resident councils for resident services, subject to the availability of appropriations. Of this amount, $15 per unit per year would be provided to fund tenant participation activities under subpart B of this part for duly elected resident councils and/or jurisdiction-wide councils and $10 per unit per year would be used by the HA to pay for costs incurred in carrying out tenant participation activities under subpart B of this part, including the expenses for conducting elections, recalls or arbitration required under § 964.130 in subpart B. This will guarantee the resources necessary to create a bona fide partnership among the duly elected resident councils, the HA and HUD. Where both local and jurisdiction-wide councils exist, the distribution will be agreed upon by the HA and the respective councils.
(1) HUD encourages HAs to provide stipends to resident council officers who serve as volunteers in their public housing developments. The amount of the stipend, up to $200 per month/per officer, shall be decided locally by the resident council and the HA. Subject to appropriations, the stipends will be funded from the resident council's portion of the operating subsidy funding for resident council expenses ($15.00 per unit per year).(2) Pursuant to § 913.106, stipends are not to be construed as salaries and should not be included as income for calculation of rents, and are not subject to conflict of interest requirements.(3) Funding provided by a HA to a duly elected resident council may be made only under a written agreement between the HA and a resident council, which includes a resident council budget and assurance that all resident council expenditures will not contravene provisions of law and will promote serviceability, efficiency, economy and stability in the operation of the local development. The agreement must require the local resident council to account to the HA for the use of the funds and permit the HA to inspect and audit the resident council's financial records related to the agreement.
Subpart E–Resident Board Members
§ 964.405 Applicability.
§ 964.410 Additional definitions.
The following additional definitions apply to this subpart only:Directly assisted. Directly assisted means a public housing resident or a recipient of housing assistance in the tenant-based section 8 program. Direct assistance does not include any State financed housing assistance or Section 8 project-based assistance.
§ 964.415 Resident board members.
(a) General. Except as provided in §§ 964.405(b) and 964.425, the membership of the governing board of each public housing agency must contain not less than one eligible resident board member.
(b) Resident board member no longer directly assisted.
(1) A resident board member who ceases to be directly assisted by the public housing agency is no longer an "eligible resident" as defined in § 964.410.
§ 964.420 Resident board member may be elected.
(a) Membership status.--
(1) General. A resident board member is a full member of the governing board.
(3) Public housing agency may expand scope of resident participation. A public housing agency may choose to expand the scope of resident member involvement to matters not required under paragraph (a)(2) of this section.(b) Residence status. A governing board may not prohibit any person from serving on the governing board because that person is a resident of a public housing project or is assisted under section 8 of the United States Housing Act of 1937 (42 U.S.C. 1437f).