VendomeRealEstateMedia

vendome real estate media apartment law insider hud fair housing act vendome real estate vendome group commercial lease law insider dhcr community association management insider esq. tax credit housing management insider ny apartment law insider nyc apartment law fair housing coach assisted housing management insider tenant commercial tenants lease insider top 2016 compendium stories justice department adam leitman bailey landlord v. tenant fair housing dra article sexual harassment apartment law newsletter contributor's corner inc. fha dob dov treiman supreme court landlord doj gustavo velasquez president altschuler tax credit site condominium commercial lease rent stabilization code goldstein alj multiple dwelling law borah affordable housing rent stabilization assisted housing community association managers violation notice short-term rentals housing discrimination airbnb hostile environment harassment lawsuit community garden west virginia tips lihtc program equal opportunity nyc apartment management checklist community gardens public housing medical marijuana new york city manhattan rent stabilization law and code j) apartment management q&a rent-stabilized tenant lease model lease clause common area maintenance steps best commercial lease clauses nahins & goidel mayor de blasio quid pro quo harassment landlord fined hud secretary julian castro rent community association board commercial property obama cam certificate of occupancy shaoul ohana loft board order steven croman manhattan district attorney urban green east harlem nyc building code housing authority eileen o'toole management company estoppel payout agreement lease negotiations law rent acceleration strategy llc criminal background check policy pretrial questioning due diligence a. barry levine sublet building resiliency task force condominium boards cotenancy clauses safety tenant harassment cyrus r. vance jr. adam cohen ephraim vashovsky urban farms pilots mobile markets article 27 of the administrative code loft law www.borahgoldstein.com community kitchen programs indemnification clause snap energy-efficiency improvements unpleasant repercussions jmw 75 llc v. jim wielaard broome realty assoc. v. sek wing eng lawrence e. goldstein ccrs ecb violation tenants environmental control board craig m. notte overcrowding adam p. cooper de minimis americans with disabilities act housing maintenance code data board of managers of parkchester north condominium stuyvesant town california secondhand smoking hoas unlawful eviction of servicemembers military housing provider scra bill de blasio overcharge rent overcharge treble damages refund possibility board of managers of the unit owners of patchogue imds leases marijuana business housing choice voucher program servicemembers civil relief act federal fair housing law democratic nyc foodscape environmental protection agency healthy food access low income residents model lease language hud assistant secretary for fair housing manager low-income housing tax credit leasing jp hud handbook 4350.3 repairs maintenance rent abatement par security deposit federal erulemaking portal rule funding federal register liability familial status secretary julián castro cr fair housing act (fha) construction fy 2017 congress [3-pg. doc.] nycha affordable sustainable housing management surveillance video dangerous condition cam costs shopping center management the complete guide to shopping center management schizophrenic individual apartment improvement liability for discriminatory housing practices proposed rule state housing agency proprietary lease principal deputy assistant attorney general shareholder tenant vanita gupta convicted landlord civil rights division harvard university 11.4 million households fines pha condo free issue real estate state of the nation's housing report 2017 prospective lender queens county sexual harassment allegations senate finance committee savvy tenant unlawful hotel r-texas llc v. mateo lihtc industry housing crime consultants minimum housing credit rate new markets tax credit security consultant timothy vance apartment #3e floating rate criminal activity carveouts affordable housing development regional maintenance director two-year tax extenders hostile housing environment paul crosby six tips discrimination claim gene b. glick company reac inspectors dhcr adm. rev. docket judge laurie lau llc v. durena june 2016 graham ct. owners v. taylor [2015 n.y. misc. lexis l&t index no. 100145/2014 (4/1/15) appellate term in west 14 llc v. yonke touro college steven d. sidrane bpark appellate term • taticek v. homefield gardens condo. ass’n mdl § 31(6)(a) overcrowding statute hmc § 27-2075 occupancy contrary to the certificate of occupancy condominium unit owner pro rata share cam caps amran yaghoubzadeh denver attorney missouri appeals court new jersey attorney neil oberfeld an associate at borah goldstein. 210 west 94 llc v. concepcion landmark assocs v. ruiz greenberg traurig cockroaches fair housing coordinator ipm anne sadovsky roach infestation pest ipm methodology rent control laws abusive tenant behavior the coach after foreclosure notice of termination anne sadovsky & co. may 2016 division of housing and community renewal evict change in property managers structural damage financially vulnerable owner blanket bans independent obligations disparate impact reduction in building services as department of housing and community affairs v. property damage increase in vacancies recent illinois case iannopoulos v. pitaya federal borrowing rates hud complaint o’toole assistant secretary for fair housing and equal opp house ways and means committee chairman kevin brad david j. byrne washington dooley & pecora lieberman member 42 usc §3601 et seq lawmakers common compromise suggestions coach abraham lieberman community management strategies new york city office of administrative trials dallas caulking mclaughlin fair housing training fair housing policy financial trouble annual inspections unit inspections office of healthy homes and lead hazard control pest management model extermination checklist requirements providence april 2014]. llc v. the great atlantic & pacific tea co. abate payment of allowance the act of eliminating or nullifying abatement commercial property tenants commercial property owners [mcginnis commercial real estate co. v. jankes capital improvements extensive repair cam charges delaware charges march 2016] provisions grant mutual clauses investor buyer estoppel certificate provisions email organization active records inactive records electronic records changing economy prospective investor preparation costs for certificates compliance period remedies model language prospective buyer certificate clause frequency of providing certificates leed green retrofitting green clauses greening green a lease initial buildouts publicly assisted housing private assisted housing harassment case unwelcome conduct revenue ruling 94-57 site management amgi original gross level gross rent floor 2014 multifamily tax subsidy income limits huduser.org charging rent next available unit rule mtsp area median gross income texas department of housing and community affairs tdhca inclusive communities project case fifth circuit court of appeals texas disparate impact case trial court ruling crack cocaine covenants conditions and restrictions estoppel clause sample certificate forms extended coverage endorsement terrorism coverage insurance policies standard tag 380 llc v. commet 380 tenant's original all-risk policy february 2007 acting assistant attorney general vanita gupta maintenance worker allegation of unlawful conduct head of the justice department's stand-alone policy prompt disciplinary actions general fair housing policy unwelcome sexual conduct sexual harassment claim zero-tolerance policy cpd rules gender identity rule gender community planning equal access rule housing assistance payment tracs-covered sites hap omb tenant rental assistance certification system tracs public housing development national housing trust fund senator sanders housing plan sanders senator presidential candidate increase nhtf hud’s office of general counsel (ogc) multiple dwelling law section edwards v. 1234 pacific management shmushkovich v. hpd kismo apartments 128 second realty llc v. dobrowolski hpd liu: ecb app. elgart court of appeals yaniveth v. ltd realty co. dro aris crescent v. abo-zeid hamilton heights terrace assoc. v. fernandez stakeholders identity transgender accordance developments programs lgbt individual's gender identity secure environment crime prevention comprehensive criminal incident report criminal incident report security employers employee hiring process job hiring recruiting job fairs hiring referral program effective management job seekers employees records system record keeping documenting importance paper threads streamline association obsolete records form of housing discrimination equal access minimum wage bernie national low income housing coalition window air conditioning unit pedestrian injury air conditioner woman property owner hit caution public health state sen. jeff klein mental disability hazard lead poisoning department of housing preservation and development more than 30 violations for lead bronx physical disability hazard serious hazard indictment charge reckless endangerment human rights act privity donna dimaggio berger lawyers and law firms lawyer commercial law consent commercial services alabama renting lease law pantry inc. v. mosley may 2013 apelliate court appeals court real estate law annual rent registration iai treatment new york apartment law insider high rent vacancy tenant protection unit office space assignment of office space assignment of retail space chapter 509 place of public lodging hotel/motel law two-week tenant monthly lease sham lease term negotiation lease package illinois community community development community managment community board windows condo board homeowners association co-op silent screenings denial purchase order community association lifestyle transparency debate rooftop lease agreement community association airwave management cellular traffic cell tower lease agreement ekimoto association property cell towers cintron v. calogero nonwillful overcharge commercial leasing marijuana laws marijuana leasing recreational marijuana marijuana tenant permitted use early termination rights mode of lease payments warranty of suitability tenant improvements owner’s right to inspect common areas tax credit sites broward county assignment clause retail space landlord's takeback right local law 79 brft sewage backflow local law 80 emergency sanitation measures local law 81 dep local law 83 flood-zone areas backwater valves sanitary systems apartment owner building resiliency maximization nyc construction code nyc fire code building management rea condos the disaster relief appropriations act sandy recovery improvement act new york state attorney general eric schneiderman live-in aides eligible basis tax credits form 8609 contractor overbilling double billing past due amounts improper taxes travel time late fees brand name parts unauthorized work contractors overbilling discrimination claims protected classes tax credit site security foreseeable crime security devices resident crime avoid discrimination complaints www.fairhousingcoach.com garden & greening resident community gardens de blasio rent freeze rent board addressing medical marijuana at your community affirmative fair housing marketing plan afhmp boiler and burner certification compliance certificates nyserda dep’s bureau of environmental compliance boiler inspection report and dep boiler renewal re fixed cam payments cam cost audits deducting cam costs hurricane sandy sandy fund sandy funding tracker hud's community development block grant-disaster r integrated pest management security increase clause right to increase security deposit lease termination failure to comply security deposit increase roof snow roof ice p.c. city administrative code snow guards constructive knowledge nondiscrimination provisions familial status discrimination senior housing exemption housing for older persons unreasonable occupancy standards unlawful steering discrimination minimum lease term restriction short-term renters short rentals association board fema urena v. western investments inc. common area crime czerwinski v. sunrise point condominium hemmings v. pelham wood limited liability partners jacqueline s. v. city of new york drug activity gang activity neighborhood crime castaneda v. olsher inc. v. quach texas real estate holdings repair tracking form confirm assurance to make repairs repair tracking tenant complaint access to make repairs reasonable access request escalator inspection national elevator industry remove graffiti roof inspection todd nahins part x housing court calendar assignment part conference part rsc amendments dhcr’s routine action rsl administrative expense rent stabilization code (rsc) appellate term first department 1999 dvr dvd 182 misc.2d 917 camera nonprimary residence holdover video surveillance liability for discriminatory housing practices und major capital improvements (mcis) hpd violations rent administrator (ra) [rsc §2522.4(a)(13)] class “c” violations human-canine sentimentality lamontero nyc code § 27-2009.1 appellate division homes corp. v. lamontero tax credit group (tcg) valuation services. cbre platform seattle-based tax credit group cbre affordable housing breaching stipulations william j. neville chronic delinquent tenants holdovers probationary stipulation second day of the second month chronic litigants part 49 part 18 dhcr documents mdr holdover proceeding affidavit setting shareholder adversarial administrative proceedings etpa “interim multiple dwellings” (imds) loft regulations multiple dwellings loft board declaration of intent form interim emergency tenant protection act of 1974 (etpa) rent stabilization code section 2521.1(h) j51-2.5 j51-5.0 fair market rent appeal preferential rate 11-244 administrative code j51 housing section 11-243 attorneys for the owner 11 misc.3d 40 sidrane & schwartz-sidrane civil court judge fraud anti-buyout legislation buyouts domestic partnership pro-tenant nyc administrative code puffery hp proceeding ohio’s office of program compliance revised addendum section 42(h)(6)(b)(i) low-income housing tax credit lease addendum irs revenue rule 2004-82 lihtc sites form 8823 new legal rent rent law of 2015 actual rent preferential rents section sixty-six maximum permitted occupancy solar panels hoas. solar guidelines seds garden lakes community assn. v. madigan andrea brescia vendome vendome llc terminating tenancies landlords hmc mdl overcrowding statutes notice of termincation imd interim multiple dwellings emergency tenant protection act epta legalization process for imds www.alblawfirm.com landlord-tenant civil litigation practice 'no-pet” provision no-pet rule harbor pets “openly and notoriously” air conditioning inspection site owners benefits growing food on site farmer's markets csa programs bulk purchase programs nutrition education lease accounting rules operating leases capital leases operating lease accounting rules capital lease accounting rules leasing strategies supplemental nutrition assistance program site owner benefits growing food onsite project home onsite healthy grocery stores farmers markets onsite emergency food pantry emergency food pantry community supported agriculture green practices sustainability green roofs carolyn zezima sustainable development preferential quixotic complaint deemed rents peter cooper village improperly deregulated j-51 tax breaks article 78 roberts national multifamily housing council’s 2015 apar federal spectrum incentive act house commerce subcommittee of the house energy an no-pet new york city pet law pet law summons and complaint with order to show cause multiple dwelling new york city's administrative code section 27-207 csa 27–2009.1(b) surveillance footage information-gathering circumstantial evidence 1427 llc v schiller non-primary residence holdover non-primary residence cases vendome rea; estate vendome real estate. ny apartment law edia commercial leases gross leases net leases useable space rentable space rented space tenant’s responsibility for tax increases base year payments in lieu of taxes contest of taxes tax liabilities to the owner 200000 dollars settlement complaint settlement dmdc database new regulations of harassment and domestic violence new protections for victims fair housing claims nuisance ordinances pelham 1135 llc: ecb app. no. 1600664 (8/25/16) fined 800 dob's inspector 27302 lvt number tenant's renewal lease associates 26 llc: dhcr adm. rev. docket no. en610 nyc identification card 27298 lvt number con edison bills reduction exit signage llc: dhcr adm. rev. docket nos. ep430002rt exit signs in-building wide services schwartz/south pierre associates dob fire safety violation exclusive is limited to primary use break through five limitations carefully define soft costs aim for higher soft costs cap avoid line item budget landlord's tia provision tia don't get burned weather cognizant of potential areas for liabiliity snowy bad weather signs slippery conditions duty of care owner's responsibility wet floor rainy justice department's civil rights division sexual abuse 2006 egregious sexual harassment and retaliation monetary damages violation of federal fair housing law department of defense manpower data center d-mn financial institutions and consumer credit r-pa perc house financial services subcommittee credit access and inclusion act of 2015 h.r. mike fitzpatrick credit invisibles legislative proposals 4172 representatives keith ellison policy and economic research council dr. michael turner new york times expansión lihtc hillary clinton low income housing tax credits 3.5 million households selected annually u.s. demographic housing economic commuting data 2015 american community survey acs u.s. annual basis 19th floor 27296 lvt number ep430016ro (8/10/16) nylj no. 1202767129843 (civ. ct. bronx 2015 nsa 2015 owner llc v. frederick: index no. 39206/2 landlord evicted chronic nonpayment of rent required timely payment of rent 9/6/16 lutwak probation 27309 lvt number 16 seperate nonpayment proceedings since 2002 settlement agreement hra evicted psychiatrist 27306 lvt number pacific park llc v. m.w.: 52 misc.3d 1226(a) márton dss attempts 26000 dollars owed for two years' rent 2016 ny slip op 51293(u) (civ. ct. kings/ 9/7/16 census bureau building owner forfeiture arrest contractor assets 3.3 million dollars march 2015 evictions 1000th case tenant support unit pre-k 23000 tenants 28849 in 2013 21988 in 2015 68500 children drie program june 2014 day of action department of finance commissioner housing preservation & development commissioner disability rent increase exemption program vicki been scrie program jacques jiha senior citizen rent increases exemption joint center for housing studies households rent guidelines board owner representative of the board brp rgb united states magistrate crossing at jamaica station in queens mary serafy chair judge kathleen roberts jams leed certification 71000 156 hope street 2007 to 51 131 broome street elevator safety campaign 105 injuries new year's eve brooklyn transportation safety buildings commissioner rick chandler owner accusation party that retains power stays on hook building's 130 units condominium's board of managers new york trial court shopping center leases gross leasable area gla center's fire insurance costs liability insurance split your insurance premium nonpayment of rent stick to leases terms defaulting tenant breach of tenant lease affirm lease local law improper eviction rent escalation clause shopping center and retail leases exclusive use rights keeping pace with inflation strategic rent escalation plan exclusive use right owners mayor's community affairs unit public engagement unit mitchell-lama developments 20000 enrollees nyc rent freeze program turtle bay vendor favoritism community associations put plan into place to prevent and deal with fraud fraudulent activity board members association managers kickbacks aging in place behavior violent behavior reasonable action aging members taking action age-restricted communities july 2016 jerdonek v. 41 w. 72 llc crux control is key element condominium act consumer electronics imminent eviction violence in community lease term restriction hoa cell tower contract airtight minimize conflicts new amenity enforcing condo selective enforcement claim complaints no-pet lease clause violations assistance animals fire exits handling disputes profiteering hallways eviction troublesome eight site improvements to reduce eligibility handle the death of a household member site résidents agents for building stronger communities report new education statute authors insurance coverage disputes losing credits incident reporting procedure state agencies compliance monitoring requirements major capital improvements j-51 lease rider cases accessibility ramps criminal background checks faqs veterans marijuana protections indemnity obigation cannabis sublet deal commercial tenant's lease insider two-step lease enforcement plan key lease sections food truck agreement ebook incentives u.s. department of energy doe combo print prac taking advantage better buildings challenge project rental assistance contract class “a” multiple dwellings illegal transient occupancy sro buildings trespass erect scaffolding airspace limiting iais supplanting dhcr policy statement 90-10. owner's investments operational bulletin 2016-1 (ob 2016-1) in 23 east 39th street mgt. corp. v 23 e. 39th st. appellate division decision illegal sublets staying vigilant how to emergency response manual water usage creation crisis boiler inspections & access cooling tower maintenance definitive source 784-page resource updated apartment management checklist elevators water & sewer bills free chapter new edition mayor michael bloomberg donovan richards money-saving cdc going smoke-free print/ebook center for disease control and prevention carolyn e. zezima savings incentive registered rent violation residential buildings multifamily building maintenance nyc building operator training program cutting energy costs local control financial mismanagement hacl louisiana misuse of funds housing authority of the city of lafayette lack of leadership lafayette location drawn-out disputes business tough times prepare owner giving payout agreement eight requests funding bill house 28 vote senate hud secretary nomination president-elect trump ben carson practices irs concerns raised senate judiciary committee program data collection senator chuck grassley gao government accountability office improve noncompliance reporting agencies chairman statement of interest new filing new york use provisions set up renewal options lease commencement date property manager illegal discrimination shopping center protects your interests office building six multifamily housing complexes #350000 $350k southern mississippi settle case alleging inaccessibility j-51 2016 ny slip op 51590(u) (sup. ct. ny 11/4/16 edmead tax benefits overcharge claims rent-stabilized status four-year overcharge calculation gerard v. clermont york associates llc: 53 misc.3d 27429 class action hospitals and schools enhance community health demonstrations long-term economic mobility waivers policymakers house-passed 63 to 36 stopgap 326 to 96 continuing resolution federal government april penalties mayor bill de blasio amnesty program city agencies dof $150000000 city council member $150m julissa ferreras-copeland three-month amnesty program september-to-december fine forgiveness program interview tips jobseekers better hiring decisions preparation tenant's early departure 20-year lease craft indemnification clause brookings institution rent-regulated apartments 800 buildings in brooklyn 50 500 buildings in the bronx 700 buildings in queens gov. cuomo rent regulation hoa members' use legalize marijuana clear the air comprehensive medical marijuana laws medical marijuana law maryland nonsmokers complaint dipolomatic air filtration system smokeless ashtrays grandfathering provision harmful secondhand smoke threat smoking ban boilerplate contract service contract lock lawsuit possibility safeguard association underperforming service contractor nfip ag findings and recommendations 50 count indictment sandy fraud attorney general national flood insurance program oag eric t. schneiderman p.c standard flood insurance policy hirise engineering series of fines egress class b properties class a fine treats rental building department of buildings inspector hotel comprehensive fire alarm system sublets additional fine 20 buildings in staten island 000 apartments j-51 tax benefits nature of space tailor indemnification clause insurance provision boilerplate indemnity clause environmental clause standalone provision entire outparcel 64 percent 4.9 percent black friday 2013 92.1 million $407 37 percent 44.8 million 45 percent 248.7 million thanksgiving day holidy numbers 27 percent shopping real estate taxes how to draft a lease that includes nine protection for lease tenant responsibility tax liabilities safeguard poor service reputable contractors right to end service contracts member dissension warning letter homeowners complaint curtail online war hoa member planned community retool association website condominium building management social media tenant question cause of breach nebraska trial court termination clause maintenance failure cure period petco animal supplies store january 2016 inc. v. the five fifty-two corporation specific tenants indemnity holdover clause nine important tax protections final notice lvt number: #27102 roger morris apt. corp. v. varela: index no. 83411 landlord cooperative corporation nylj no. 1202757819678 (civ. ct. ny stoller 5/10/16 central air-conditioning system hvac system lvt number: #27038 without landlord's permission hidden trap lvt number: #27078 lp: 2016 ny slip op 04350 trip-and-fall andrias gische friedman front exterior stairway 2016 wl 3149646 (app. div. 1 dept. 6/7/16 renwick stairs broken elbow webber sustainable housing 7/26/16 lvt number: #27137 whga renaissance apartments lowe iii appeals court ruling charges of criminal possession illegal activies new trial in question reopened case working drug room illegal drug activities heroin controlled substance lp v. jackson: 2016 ny slip op 26234 trial court 2016 wl 4016307 (app. t. 1 dept. iai audit determination dhcr's tenant protection unit mensah: dhcr adm. rev. docket no. em410024rt (6/24 substantial rent increase tpu tpu audit iai audit exposed radiator rivera affordable internet access hud-financed rental housing proposal hud-funded new construction multifamily substantial rehabilitation of multifamily connecthome broadband installation rule smoke-free public housing smoking ban the joint center for housing studies record number of housholds large payment 2014 21.3 million nfip reforms matthew pappalardo murky waters office of the attorney general increasing transparency and accountability october 2012 911 call griffith v. eth nep frozen rent refund including interest preferential rent 554-558 181 street lp: dhcr adm. rev. docket no. d 1995 rent reduction order lvt number: #27060 minor condition s & l silver llc: dhcr adm. rev. docket no. dw6100 rusted fire escape building-wide service reduction lvt number: #27044 llc: 2016 ny slip op 04695 injury 6/15/16 defective broken overheated radiator gowen v. gabrielle realty holdings lvt number: #27123 2016 wl 3265720 (app. div. 2 dept. roman trial maltese genuine issue of fact duffy superstorm building's heating system perikles realty llc no. 1600519 fuel oil tank ecb app. 27182 lvt number (5/9/16) high-rent deregulation high-income deregulation dhcr adm. rev. docket no. em410025rt fowler 2013 deregulation order [5-pg. doc.] index no. 101022/2010 short-term transient use gotcha litigation tactics (sup. ct. ny forcible or unlawful entry august 2009 nylj no. 1202763223476 short-term rental company cleared possessions amend of defnese to claim 27143 lvt number 7/13/16 solomon tenant's security deposit pesce pj elliot 52 misc.3d 138(a) 2016 ny slip op 51121(u) security deposit return jj 27159 lvt number (app. t. 2 dept bait traps rats failing extermination 27189 lvt number fined 300 dollars dohmh ongoing construction activity 27190 lvt number (7/28/16) fire department proof insufficient maintain petrometer petrometer collection tv set ecb app. no. 1600523 (7/21/16) backflow prevention devices political politics republican government shutdown 12 federal spending bills avoid government shutdown party democratic party convention philidelphia july rate of new admissions annual inflation factor new fórmula public housing agency earned income number of vouchers local fair market rent under lease payment income november 2010 intentional infliction of emotional distress janurary 2010 19 depositions makris v. quartz associates bluth 7/11/16 1/40th rent increase 27169 lvt number canclled check section 2202.4 painting $9.9k increased tenant's maximum collectible rent (4/29/16) nyc rent and eviction regulations parker contract copies dhcr adm. rev. docket no. dt420020rt burgos [1-pg. doc.] dsny collection dos 27186 lvt number 16 rcny 1-04.2 cost-burdened renters 1995 department of energy general services administration scra training complaint $60k civil penalty $200k settlement active duty servicemembers allegations of discrimination assistant secretary for fair housing $51k payment deaf resident massachusetts $5k costs ada springfield housing authority section 504 82-year old deaf resident telephonic video relay communications american sign language playing outside clean toilets hud complaints community payment children threatened illinois appeals court kiosk merchandise liability seasonal tenants inc. v. epk mgmt. j&l jewelry lp mall owner small tenants dismissed case jewelry vendor. robbery constructive bailment september 2015 implied-in-law bailment industry experts gsa epa sustainability efforts real estate roundtable commercial lobbying group voluntary program energy star for buildings tenant star energy program energy star commercial real estate law as of april record $4.1 trillion in spending qualified allocation plans defense spending battling climate change clean energy development fighting cancer eighth presidential budget request medical research section 8 housing choice voucher program medicaid housing opportunity through modernization act veteran's assistance tanf july 29th law h.r. 3700 mortgage insurance housing assistance reform bill hotma rural housing vanchev v. mulligan occupancy former tenant june 30 2012 through july 31 $30k settlement $3.75k fair housing organization waive rent v. texas deparment of housing and community affairs the inclusive communities project inc. affh 1968 fair housing act disparate impact decision site records leasing records give staff memo on keeping records security deposit records incident records record retention lawsuit defense maintenance records statute of limitations sites record generation model memo qualified census tracts budgetary wish list fy 2017 budget proposal fiscal 2017 withhold daily use