Proposed Legislation on Late Fees
Steve Tomkowiak • March 31, 2020
Harvard sociologist Matthew Desmond, in Evicted: Poverty and Profit in the American City (2016)
, found that “Eviction functions as a cause, not just a condition of poverty.” Desmond, Princeton University and leading private foundations in 2017 established the “Eviction Lab”, a nationwide database of evictions. Everyone should review the evictionlab.org site. As of 2016, Michigan had an eviction filing rate of 13.31% or 13.31 per 100 residents. Michigan’s eviction rate of 3.28% per 100 rental homes is over 3 times the 0.94% U.S. average. Warren ranks 8th highest in evictions among major cities in the nation. Detroit ranks 32nd. The affordable housing shortage underlies this crisis. Michigan’s low-income and moderate-income families often pay 30-50% or more of their gross monthly income towards rent.
On March 12, 2020, the Michigan House of Representatives, rather than addressing this crisis, passed HB 4587 to permit late fees of the greater of $50 or 10% of the monthly rent. This will increase the financial burden on low- and moderate-income families, exasperating Michigan’s eviction crisis. We urge the rejection of this legislation. Better options are available, such as the District of Columbia’s Rental Housing Late Fee Fairness Amendment Act of 2016. The District of Columbia caps late fees at 5% and prohibits evictions based solely on non-payment of late fees.
An FHCMD referral to University of Michigan Law School Civil Rights Litigation Initiative leads to a confidential settlement in a severe Grosse Pointe Park racial harassment case.
Understanding what discrimination looks like during the home purchase process and how to protect your rights with lenders, real estate agents, and sellers.
Many of us will experience physical changes or cognitive decline as we age. Whether seeking new housing or living in a condo, apartment, rental housing, or even an assisted living facility or nursing home, seniors with disabilities are entitled to fair housing protections. According to the U.S. Centers for Disease Control and Prevention (CDC) , approximately 2 in 5 adults aged 65 and older experience disabilities that affect daily life. Vision or hearing loss, mobility impairment, chronic health conditions, and cognitive decline are more likely to occur or become more significant as people age. Ultimately, disabilities do not have to restrict a person's housing options. Understanding Accommodations and Modifications Disabled individuals, as well as family members and caregivers assisting them, can make requests for accommodations and physical modifications. Common examples include: Physical Modifications: Installing grab bars, raising toilet seat heights, or adding visual safety features like flashing lights connected to fire alarms for individuals with hearing impairments. Rule and Policy Adjustments: Reserved parking space, granting a move to a lower floor, or permitting a live-in caregiver. Communication Support: Sign language interpretation or auxiliary aids. When a resident makes a request, a housing provider may ask for documentation from a healthcare provider linking the disability to the requested accommodation or modification. Housing providers must generally grant these requests as long as they do not impose an excessive cost or unreasonable burden. Housing providers should be mindful of ways that make the accommodation process as accessible as possible. Tenants who are not tech-savvy or who may be experiencing cognitive decline may have challenges completing an online form or using an app. Remaining proactive and offering alternative methods if a resident appears to be struggling with an accommodation process will help ensure that your accommodation and modification request process is accessible. Who Pays for Modifications? Responsibility for modification costs depends on the type of housing. While residents in market-rate housing are generally responsible for funding physical modifications, those living in subsidized or low-income senior communities may not have to pay. Landlords who receive federal financial assistance are required to fund approved reasonable modifications for residents with disabilities. (For a deeper dive into making requests, read our article: Fair Housing Rights: Knowing Your Options for Disability Accommodations and Modifications ) We Are Here to Help You don't have to navigate housing accommodation and modification requests alone—we're here to help. Contact us through our website or give us a call at 313-579-FAIR (3247) to discuss fair housing rights and questions, receive support with addressing possible fair housing law violations, or to receive help in requesting disability accommodations and modifications.
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Fifth annual event rallies almost two hundred supporters for equal housing opportunity.
Lisa joined the Center after nearly 30 years of experience as a wheelchair user and close to 17 years advocating for the rights of people with disabilities. In 2008, Lisa founded Warriors on Wheels of Metropolitan Detroit (“WOW”) and currently serves as its Executive Director and CEO. Through WOW, Lisa focuses on disability rights, accessibility, and community engagement. In these efforts, Lisa not only seeks to meet the critical needs for civic access and passageways, affordable housing units, and safe, reliable transportation, but strives to transform these accessibility points into cohesive design visions that impact communities for a better tomorrow. As Lisa puts it, she “makes it a priority to impact the urban communities in the cities of Detroit, Highland Park, Hamtramck, and Dearborn on compliance with the ADA and other laws, not just technically, but addressing human spirit, morals, and values.” Lisa’s civic involvement and service are broad and varied, ranging from her service on the State of Michigan’s Barrier Free Design Board for Accessibility to her services on the Regional Transit Authority of Southeast Michigan and the City of Detroit’s Human Rights Commission. In recent years, 50-60% or more of the Center’s complaints involve claims of discrimination against persons with disabilities. The Center has assisted and initiated numerous enforcement actions involving disability discrimination. The Center’s Board and Staff welcome the valuable perspective and expertise that Lisa will bring as a new Board member.
Our friends at the Grosse Pointe Board of Realtors (GPBR) have invited everyone to join them at a chili cookoff event on October 15, 2025, from 11 a.m. to 1 p.m., at The Rivers of Grosse Pointe, 900 Cook Rd, Grosse Pointe Woods, MI 48236 . The GPBR has asked the Center to take a few minutes to explain why fair housing remains so important today. The competition will be fierce. The chili promises to be insanely good. This should be a lot of fun. Please take a short lunch break from your busy schedule to join us.
Our lack of understanding impacts our ability to address the problem of homelessness
Question No. 1: As of 2021, what percent of the U.S. population are deaf or have serious difficulty hearing? 1.6% 2.6% 3.6% 4.6% 5.6% Question No. 2: How many deaf people live in the U.S. as of 2021? 3 million 5 million 7 million 9 million 11 million Question No. 3: Which of the following statements are false? A. Deaf persons do not want to speak or cannot speak. B. Every Deaf person knows ASL. C. ASL is English translated into signs. D. ASL is universal. E. ASL interpreters merely translate words. F. ASL is inferior to spoken language. G. Lip reading is a reliable or effective form of communication. H. ASL interpreters are unnecessary if a Deaf individual may write back and forth. Question No. 4: What federal and state laws require ASL services? Are you aware of the requirement of a written ASL policy and, if so, what a compliant policy looks like? If these questions are difficult, please review our PowerPoint: American Sign Language (ASL) & Fair Housing Requirements and the Sample ASL Nondiscrimination Policies (in Word format) available out our Services & Resources page. ________________________________ Answers: Question No. 1: 3.6% Question No. 2: 11 million Question No. 3: All of the statements are false. Question No. 4: What federal and state laws require ASL services? Americans With Disabilities Act of 1990; Section 504 of the Rehabilitation Act of 1973; Patient Protection and Affordable Care Act (commonly known as the Affordable Care Act or “ACA”); Fair Housing Amendments Act of 1988; and many state civil rights statutes .