The Grand Forks Housing Authority
An Equal Housing Opportunity Provider
TENANT
HANDBOOK
1405 1st Avenue North, Grand Forks, ND 58203 (701) 746-2545, FAX (701) 746-2548, TDD 711
Updated 04/24/ 2007
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TABLE OF CONTENTS
Section
Title
Page
Section 1.
The Lease Agreement
5
Section 2.
Move-In and Move-out Procedure
8
Section 3.
Maintenance and Safety Policy
9
Section 4.
General Policies
13
Section 5.
Vehicles and Parking
15
Section 6.
Client Services
17
Section 7.
Household Tips
18
Section 8.
Nonsmoking Policy
19
Section 9.
Pet Policy
21
Section 10.
Energy Conservation and Utilities
24
Section 11.
Reasonable Accommodation
25
Section 12.
Summary
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Dear Resident:
We hope this Tenant Handbook will help you learn about our services, facilities, procedures and
what is expected of all residents. Your Dwelling Lease is your legal agreement with the owner,
and the Tenant Handbook provides the House Rules as identified in Section 14 of the Lease. The
Tenant Handbook is an addendum to the Lease, and is thereby enforceable in a court of law.
By its very nature, community living requires consideration and cooperation among tenants and
with the management staff. This Handbook contains basic information as a guide to conduct,
convenience, and a reminder of our mutual obligations. We hope that most of your questions will
be answered in these pages, but please feel free to contact our office with any questions you may
have.
SECTION 1: THE LEASE AGREEMENT
The Lease you have signed gives you certain rights and responsibilities as a tenant. Please read
your Dwelling Lease Agreement carefully. If there is anything you do not understand, please
contact your Housing Administrator at your earliest convenience. Do not hesitate to ask
questions.
Some of the most common questions asked about the Lease are explained below.
1. Rent due date: Rent is due on the first day of the month; however there is a grace period
giving you until the 5th day of the month to pay the rent in full. Make check or money
orders payable to: The Name of the Project: ___________________or to the Grand Forks
Housing Authority. You may deliver or mail your payment to: The Grand Forks Housing
Authority, 1405 1st Avenue North, Grand Forks, ND 58203. There is a drop box beside
the front door to the Housing Authority’s office, which may be used for after-hours
payment. There are also drop boxes for rent located next to tenant mailboxes at Cherry
Heights, Oak Manor, Homestead Place and Westwood.
2. Late fees: Late fees will be charged beginning on the 6th day of the month if the rent is
not paid in full by the 5th. The charges are $5.00 on the 6th day plus $1.00 per day until
the rent is paid in full.
3. Charges for NSF Checks: If your check is returned to the Grand Forks Housing
Authority for any reason, you will be billed any charge made by the bank or financial
institution. This charge is in addition to late fees, which will accrue until the rent is paid
in full.
4. Nonpayment of rent or repeated late payment of rent: Nonpayment of rent is a
material violation of the lease and is cause for termination of the lease. Repeated late
payment of the rent constitutes a violation of the lease and is cause for termination of
tenancy. The rent is considered late if it is not paid in full by the fifth day of the month.
The tenant should contact the Housing Authority to discuss reasons for repeated late
payment and develop a plan for timely payment in the future. The lease may be
terminated if a tenant pays rent late for three consecutive months or five times within a
twelve-month period.
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5. Repayment Agreement policy: The Grand Forks Housing Authority understands that,
on occasion, there may be an emergency when a tenant is unable to pay the rent in full by
the 5th day of the month. If you know you will not be able to pay the rent in a timely
manner, contact your Housing Administrator to discuss the problem. The Grand Forks
Housing Authority may enter into a Repayment Agreement with a tenant to allow the
funds to be collected over a specific period of time. All adult members of the household
must sign the Repayment Agreement and make regular monthly payments.
6. Tenants must report any increase in income and any change to household
composition and size: What you pay for rent depends on the household’s income and
who is residing in the household; therefore, you must report changes in income and
household composition to the Grand Forks Housing Authority in writing within ten days
of the change. You must report if any of the following occur:
a) Any household member moves in or out of the unit.
b) An adult member of the household who was reported as unemployed on the most
recent certification or recertification obtains employment.
c) The household’s income cumulatively increases by more than $200 per month.
If the tenant does not report these changes, the tenant’s rent may increase to the full
market rent, and/or the tenant may be required to repay overpaid assistance. It is the
policy of the Grand Forks Housing Authority that all required changes must be reported
in writing within the (10) days of the change.
7. Absence from the unit: The family must live in the unit and the unit must be the family's
only place of residence. Failure to use the unit for residence by the family is cause for
termination of tenancy. Action to terminate tenancy may be initiated in response to
extended absence or abandonment of the unit by the tenant or individual listed on the
lease for that unit. An extended absence is defined as the tenant being absent from the
unit for longer than 60 consecutive days or for longer than 180 continuous days for
medical reasons. The Housing Authority may allow exceptions for extenuating
circumstances. The family must notify the Grand Forks Housing Authority in writing
when the family will be away from the unit for 30 consecutive days or longer, must
provide a contact address and telephone number, and must give an expected date of
return. The rent must be paid in full each month. The family must provide any
information requested to verify that the family is living in the unit or information related
to the family’s absence from the unit. The burden of proof of residence is on the family.
The reason for absence and expected date of return will be considered on a case-by-case
basis when determining whether or not the family is failing to abide by the terms of the
lease due to failure to live in the unit and/or having more than one place of residence.
8. Abandonment of the unit: Abandonment is distinguished from an absence from the unit
by the tenant’s failure to pay the rent due and failure to acknowledge or respond to
notices from the Housing Authority. If rent is unpaid by the fifth of the month, the
Housing Authority will deliver a notice to the tenant’s unit. If unpaid by the sixteenth of
the month, a final notice will be delivered to the tenant’s unit. If there is no response from
the tenant, the Housing Authority may inspect the unit to determine if it has been vacated,
and will proceed with action to evict for nonpayment of rent.
9. Additional unapproved persons: The family may certainly have visitors in their unit;
however, no one may live or stay in the unit without the prior approval of the Grand
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Forks Housing Authority. The limit for the stay of a guest is ten days within a twelvemonth period. When the tenant signs the Lease, he or she is certifying that all occupants
of the household have been reported to the Grand Forks Housing Authority. Only those
persons listed on the Lease, and the 50059 computer printout may live or stay in the unit.
A family may be evicted if an unapproved person is allowed to live or stay in the unit in
excess of the ten-day limit for the stay of a guest. Absence of evidence of any other
address will be considered verification that the visitor is a member of the household. Use
of the unit address as the visitor’s current residence for any purpose that is not explicitly
temporary shall be construed as permanent residence. The burden of proof that the
individual is a visitor rests on the family. In the absence of such proof, the individual will
be considered an unapproved member of the household and the Housing Authority will
proceed with action to evict since prior approval was not requested or received for the
additional unauthorized person.
10. Reporting a decrease in income: The tenant may report any decrease in income or any
change in other factors considered in calculating the tenant’s rent, such as childcare or
medical expenses, if applicable. If the decrease in income will last less than 30 days, or
will be partially or fully restored within two months (60 days), no reduction or a delayed
reduction in rent may result.
11. Annual Recertification is required: Every year the household is required to complete
an annual recertification. The Grand Forks Housing Authority will send the tenant a
notice that it is time to complete the recertification about 120 days before the effective
date of the recertification. If you fail to provide the required information, sign the
required documents and complete the recertification appointment by the date given in the
notice, you may be required to pay the full market rent or a higher rent amount may be
implemented without a 30 day notice.
12. You may request to meet with the Housing Administrator: If you have any questions
about your rent amount, changes in assistance, the lease, or recertification requirements,
call the office at 701-746-2545 (TDD 711) and schedule an appointment to meet with
your Housing Administrator.
13. Changes to the Lease Agreement: If any change is made to the Lease Agreement or the
attachments, you will receive an explanation of the change at least sixty (60) days before
the effective date of the change. You may accept the change by signing the new
Agreement or reject the change by giving at least a 30-day notice to vacate your
apartment, before the effective date of the change.
14. Attachments to the Lease: Attachments to the Lease, including the Tenant Handbook,
are part of the Lease and enforceable in a court of law. The Tenant Handbook contains
the House Rules referred to in Section 14 of the Lease. A violation of the rules in the
Tenant Handbook can be considered cause for termination of tenancy.
15. Termination of Tenancy: The tenant must give the Grand Forks Housing Authority a
written notice of intent to vacate 30 days before moving out of the unit. The tenant is
responsible for rent for 30 days from the date the notice to vacate is received in the office
of the Grand Forks Housing Authority. The Grand Forks Housing Authority may
terminate the tenancy if the tenant violates the terms of the Lease. Read section 23 of the
Lease for complete explanation of the reasons why the Grand Forks Housing Authority
may terminate tenancy.
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16. Access by the Landlord: If the Landlord needs to enter your unit to make repairs,
inspect, or show your apartment, you will receive a notice in advance, usually 48 hours in
advance. The notice will be hand delivered to your unit, and will either be hung on your
entrance door or slipped under your entrance door.
17. Peaceful Enjoyment: You, as a tenant, are entitled to the “peaceful enjoyment” of the
housing unit that you have rented, as are all the other tenants. Please respect the rights of
other tenants, and exhibit courtesy and consideration for all tenants.
SECTION 2: MOVE-IN & MOVE-OUT PROCEDURES
1. The Application: All applications for tenancy are carefully reviewed by the Grand Forks
Housing Authority to assure that applicants meet the eligibility criteria established by
HUD and the Housing Authority. The application becomes part of your Lease, as does
the Tenant Handbook. The Grand Forks Housing Authority reserves the right to terminate
the Lease and retake possession of your unit if false, incomplete or purposely misleading
information is given on your application.
2. Leasing appointment: After you have been determined eligible for tenancy and for the
housing assistance program, you will complete a leasing appointment with the Housing
Administrator, who will explain the Lease, Tenant Handbook, how your rent amount is
calculated, and many other important facts and documents.
3. Security deposit: At the leasing appointment, you must pay the full security deposit
amount, and prorated rent amount for the month you move into the unit. The Housing
Authority will hold your deposit while you occupy the unit. You will be eligible for a
refund of the security deposit only if you give a 30-day written notice of intent to vacate
as required in the Lease. The security deposit plus any interest, if applicable, and less any
amount needed to pay the cost of:
a) Unpaid rent;
b) Damages that are not due to normal wear and tear and are not listed on the movein inspection report;
c) Charges for late payment of rent and returned checks; and
d) Charges for unreturned keys.
4. Move-in inspection: Following the leasing appointment, you will meet a Housing
Authority Inspector at your new home to complete a move-in inspection. It is important
that you note everything you see in the unit on this form to avoid being charged for an
item when you move out that is not your responsibility. The Move-In Inspection form
will become part of your Lease.
5. Renter’s insurance: The Grand Forks Housing Authority strongly urges all tenants to
secure renter’s insurance. Your personal belongings may be worth thousands of dollars
and neither the property nor the Grand Forks Housing Authority will be liable for them.
Please obtain renter’s insurance to protect yourself against personal liability and to
protect your belongings.
6. Notice to Vacate: You must give the Grand Forks Housing Authority a written notice of
intent to vacate 30 days before moving out of the unit. You are responsible for rent for 30
days from the date the notice to vacate is received in our office or until the date you
vacate whichever is later. Improper notice or no notice will mean that you are moving in
violation of the terms of your Lease.
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7. Move-out inspection: When your notice to vacate has been received, your Housing
Administrator will send you a move-out checklist, which explains what should be
completed before you vacate your unit. You are expected to leave the unit in clean and
good condition. When you know the date and time that you will be ready to complete the
move-out inspection, call your Housing Administrator to schedule an appointment for the
move-out inspection. The inspector will meet you at the appointed time to complete a
move-out inspection.
8. Refund of Security Deposit: Your Security Deposit, plus any interest computed, and
minus any amounts owed for unpaid rent, damages not due to normal wear and tear, late
fees, and charges for returned checks and unreturned keys will be refunded to you within
30 days after you have vacated the unit.
SECTION 3: MAINTENANCE AND SAFETY POLICY
Only after careful inspection to ensure that the apartment is ready for occupancy, is it made
available to you. The Grand Forks Housing Authority places a high priority on the
maintenance of the property it manages, and asks that all tenants cooperate in this effort and
to report any problems promptly to the Maintenance Department at 746-2538.
1. Maintenance
The Grand Forks Housing Authority will take care of repairs, which may be needed in and
around the rental unit. Please advise the Maintenance Department of any repair that may be
required as soon as possible.
All calls for service should be made directly to the Maintenance Department, telephone
number 746-2538, so that the work can be scheduled. When calling in a maintenance
request, be as specific as possible. Also make sure the office knows if you are usually at
home and if not, whether or not the maintenance staff can enter if you’re not there. Please
include this information in your telephone call.
After your work order has been received, a Maintenance Technician will schedule a time to
complete the repair. The work order is deemed as your permission to enter the unit to
complete the work. A notice will be left in the unit after the Maintenance Technician has
completed the work.
Every tenant is provided a schedule of Tenant Maintenance Charges when the Lease is
signed and when changes are made to those charges in accordance with HUD Handbook
4350.3. The schedule lists the amounts a tenant will be charged:
a) If the tenant, a member of the tenant’s household or a guest, causes damage beyond
normal wear and tear to the unit,
b) If a check is returned a second time for insufficient funds, and each additional
time,
c) If the Maintenance Department responds to a lockout call, replaces lost keys, or
keys are not returned when vacating.
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2. Preventive Maintenance Inspections (PMI)
Your apartment will be inspected periodically to see if repairs or some type of work is
needed. You must agree to permit Grand Forks Housing Authority personnel or other
authorized persons to enter the unit to make repairs and conduct periodic inspections.
Your unit will be entered only during reasonable hours and after you have been given
reasonable advance notice. If you receive a notice of inspection and you want to schedule a
different or specific time, you must contact the Housing Inspector to reschedule at least eight
hours before the scheduled time. If it is suspected that the unit is abandoned or in case of
emergency, no advance notice will be given; however, the Housing Inspector will leave a
notice that the unit has been entered.
3. Smoke Detectors
Smoke detectors are provided for your safety. It is a violation of Grand Forks City Code,
Grand Forks Housing Authority policy and your Dwelling Lease to destroy, tamper, remove
or prohibit the proper function of a smoke detector in any way. The Housing Inspector will
test smoke detectors for proper operation during preventive maintenance inspections, and at
other necessary inspections throughout the year. Batteries will be replaced during inspection
if necessary. If at any time the smoke detector indicates a low battery, the tenant is
responsible to replace the battery. If the inspector finds the battery missing or that the smoke
detector has been tampered with, the tenant will be held responsible and charged for repair
and/or replacement of the battery and/or the smoke detector. If you have problems with your
smoke detector at any time, please contact the Maintenance Department immediately, as this
would be considered an emergency.
4. Maintenance Emergencies
In the event of an emergency maintenance problem, call the Maintenance telephone number
746-2538, and leave a detailed message. The Maintenance telephone number is answered 24
hours per day 7 days per week. A Maintenance Technician is on call at all times.
In the case of physical injury or other personal emergency, contact the Police Department at
911 first, then call the Maintenance telephone number to notify them of the emergency.
If the maintenance problem reported is deemed to be a “real emergency” in accordance with
Grand Forks Housing Authority policy, a Maintenance Technician will attend to the problem
as soon as reasonably possible. A real emergency exists when the following occurs on or
about the premises:
a) Flooding caused by plumbing breakdown.
b) Back up of sewer line.
c) Lack of heat during winter months.
d) Damage caused by wind, storm or fire.
e) Serious electrical failure or short circuit.
f) Lock-out (Tenant will be charged current rate).
g) Inoperable smoke detector (Tenant will be charged if tenant is responsible for
inoperable condition).
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3. Tenant Maintenance
Tenants are expected to take care of minor routine maintenance issues that occur in all
households. Please see the Household Tips Section for additional guidance on cleaning walls
and flooring along with other rules and tips regarding the maintenance of your unit. Routine
maintenance for which you are responsible includes:
a) Light Bulbs: All light bulbs should be working when you move into the unit. After
that date, you are responsible to replace your light bulbs. Install no higher than 60watt light bulbs. If the light bulb is not working when you vacate, you will be charged
to replace the light bulb.
b) Refrigerators: If the food compartment is too warm or too cold, check the control to
see if it may have been moved. If too much frost is forming, it may be caused by
higher-than-normal humidity, uncovered dishes in the food compartment, frequent
opening, or infrequent defrosting. Defrost the freezer regularly according to
instructions. Wash the interior regularly. Use vacuum cleaner to clean condenser
grill on the back or bottom of the refrigerator.
c) Ranges: If the stove does not heat properly, make sure that burners are properly
installed. They are removable for easier cleaning and must be correctly replaced after
being cleaned. The removable broiler pans may be washed in the sink. Please use
professional oven cleaner to clean the interior of the oven as needed. We suggest a
monthly cleaning of the kitchen fan to remove grease and other foreign materials.
d) Sinks: Please be sure to fill up both kitchen sinks with hot water at least once a week.
If the water does not drain very fast, please contact the Maintenance Department
before a problem occurs. If you do experience a backed up sink, please follow these
steps:
1) Go to the apartment(s) above you and ask them not to run water down the sink’s
drain until Maintenance staff tells them to.
2) CALL THE MAINTENANCE DEPARTMENT IMMEDIATELY and a
maintenance person will be sent out right away.
e) Water Shut-Offs: Water shut-offs are located in the following areas: behind the
toilet (underneath the tank), underneath the kitchen sink, and underneath the
bathroom sink. Please take note of these locations. If you are having trouble with a
broken pipe or if your toilet runs constantly and threatens to “run over”, use the water
shut-offs and CALL THE MAINTENANCE DEPARTMENT IMMEDIATELY.
f) Lockout: Should you lose your key or find yourself locked out, do not hesitate to
contact the Maintenance Department. Maintenance staff will open the apartment only
for the tenant who shows Photo ID and is present. You will be charged a fee for each
additional apartment key provided in addition to the lockout fee indicated in your
Dwelling Lease. Tenants may not alter any lock or install a new lock on any door on
the property.
g) Garbage: Garbage Dumpsters are provided for your use within areas near your
building. You are responsible to securely bag your garbage and carry it to the trash
container. Garbage must not be left in laundry rooms, common areas, and hallways or
outside the building. If a tenant leaves garbage in any common area, the tenant will be
charged $15.00 for removal. We ask that you use care in depositing lighted cigarettes
or ashes in the containers. Please note that any additional items such as Christmas
tress, furniture, etc. are your responsibility to remove from the property. If an
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additional collection fee is charged for the pick-up of additional items, you will be
charged individually. Please help to keep the common areas clean and free from
debris.
4. What To Do In Case Of Building Emergency
The Grand Forks Housing Authority asks all tenants to take precautions to avoid emergency
situations, and to be prepared and responsible in case of an emergency. Please remember the
following
 Be aware of the exit doors in your building. Know where they are and know the closest
stairway to your apartment door.
 Know where the lowest level of the building is and how to get to it.
Fire: In case of a fire, the following are suggestions based on information from the National Fire
Protection Association.
 Have an escape plan for your family with two ways out. Make sure in advance that you
do not have furniture or other items blocking either escape route. Never use elevators
during a fire.
 Get out fast. Call the fire department, 911, after you are out of the building.
 Meet at the front of the building where the fire department will arrive.
 Do not re-enter the building until the fire department approves re-entry.
If you are in the building and suspect or sense a fire, the National Fire Protection Association
recommends the following precautions:
 Test doors before opening to make sure there is no fire on the other side. If it feels cool,
exit. If possible, close the door behind you to slow the spread of smoke or fire.
 If it is safe to exit the unit, cover your nose and mouth with a moist cloth and exit
quickly.
 Crawl low, under the smoke.
 If you cannot exit, close the doors between you and the fire. Stuff the cracks around the
door with wet towels or cloth. Place a light colored cloth out of the window to alert the
fire department. Call 911 to alert emergency that you are in the unit and stay at the
window to allow exiting from the window with the assistance of the fire department.
 Only open windows to let in some fresh air, not enough to change the air pressure so that
smoke enters from outside the room. If smoke enters, close the windows.
To Avoid Fires:
 Do not smoke in bed or leave burning candles or flame unattended.
 Check for frayed or hot wires or electrical cords. Do not use them until repaired.
 Keep clothing from coming into contact with a flame or heating element. Do not wear
loose fitting clothes while cooking.
 Do not stack flammable materials near heating elements, or water heaters.
 Do not leave food cooking on the stove when you leave your unit or go to sleep.
 Do not disconnect or remove the smoke detector.
 Know where your fire extinguisher is and know how to use it.
 Do not store flammable substances in the building.
 Do not use your stove or oven to “heat” your apartment.
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Tornado: In case of a tornado, go to the lowest level of the building. Interior rooms or hallways
are best. Central stairwells are good, but not the elevator. Stay away from windows and any
glass. If you are not able to leave your apartment, go to an interior room or hallway with no
windows. Stay in that location until the threat of the storm has passed.
SECTION 4: GENERAL POLICIES
1. Community
As your family, friends and others drive past or into the apartment community, they notice the
landscaping, building exterior and entries. We ask that you abide by our policies, and support our
efforts to maintain an attractive community. The grounds must not be used for storage or drying
of laundry. Toys, bicycles, skateboards, lawn chairs, etc must not be left outside overnight.
However, bicycles may be left outside when they are parked in the bike rack, if available. We
recommend that bicycles be locked to the rack. Swimming pools are not allowed on the grounds
due to health and safety concerns. Neither the Owner nor the Grand Forks Housing Authority is
responsible for accidents, damage, and lost or stolen items.
2. Children
Children are welcome, although by necessity, certain restrictions must be placed on their
activities. Parents or guardians are responsible for the conduct of their children. Because of
management’s concern for their safety, and for your peace of mind, children under 10 years of
age cannot be in public or recreational areas unless accompanied by parent, guardian or
authorized responsible party. To insure the comfort and privacy of other residents, children must
not play in hallways or passageways.
3. Guests
You are welcome to invite people to visit. Your guests and visitors are expected to follow all
Tenant Handbook rules. You are responsible for the actions of your guests at all times while in
the unit, in the building or on the premises. Any violation of the Lease or the Tenant Handbook
by any family member or guest will be considered the same as a violation by you and is grounds
for termination of the lease.
All guests must have their own separate legal residence. The limit for the stay of a guest is ten
days within a twelve-month period. It is a violation of the lease to allow a person to stay in the
unit for more than ten days without the prior approval of the Grand Forks Housing Authority.
After ten days, if the guest is not added to the Lease, and if the guest does not vacate, the resident
is in violation of the Lease and could face termination of tenancy. If you want to add a person to
the Lease, an application must be completed and submitted to the Grand Forks Housing for
approval. Should the guest elect to vacate rather than be added to the Lease, the move must be
permanent.
If the Grand Forks Housing Authority has reason to suspect that you are allowing an
unauthorized person to stay in the unit for longer than the 10 day limit for a guest’s stay, you will
be asked to provide proof that the person in question has a permanent residence elsewhere.
Acceptable proof of other permanent residence includes:
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1.
2.
3.
4.
Valid Lease with a valid receipt for the current month’s rent.
Copy of a utility bill for the current month showing the person’s name and address.
A current pay stub showing the person’s name and address.
Current bank statement showing the person’s name and address.
Absence of evidence of any other address will be considered verification that the visitor is an
unapproved member of the household. Use of the unit address as the visitor’s current residence
for any purpose that is not explicitly temporary shall be construed as permanent residence. The
burden of proof that the individual is a visitor rests on the family. In the absence of such proof,
the individual will be considered an unauthorized member of the household and the Housing
Authority proceed with action to evict since prior approval was not requested for the additional
unauthorized person.
4. Courtesy and Disturbances
Every tenant has that same right of privacy and peaceful enjoyment of their apartment. Since
apartment living is close, we ask each tenant to demonstrate courtesy and respect to every other
resident.
We know that it is impossible to completely subdue all noises such as televisions, stereos and
normal daily activities. Therefore, please be considerate of your neighbors, especially during the
late evening and early morning hours. Keep the volume of radio, television, stereo, musical
instruments, etc at a level that cannot be heard in an adjacent unit or hallway. Do not yell or
shout in hallways, out of windows or up to windows from outside the building.
Excessive noise at any time is a violation of the rights of other residents and of Grand Forks City
Ordinance. If you are living in a multiple housing unit, and you are having trouble with noise
from neighbors, please try to resolve the problem by talking with them. If talking does not solve
the problem, call your Housing Administrator.
You must conduct yourself and require all members of your household, guests and visitors to
conduct themselves in a manner that does not unreasonably disturb neighbors. By signing the
Lease, you and your visitors agree:
1. Not to threaten, be violent toward, or harass in any way, another resident, a member of
another resident’s family, a guest of a resident, the owner or owner’s agent, an employee
of the Grand Forks Housing Authority, or a contractor of the management agent.
2. Not to act in a loud, boisterous, unruly or thoughtless manner so as to disturb the rights of
the other residents to peace and quiet.
3. Not to knock on windows or throw objects at a window to get the attention of a resident.
4. Not to use verbally abusive language directed at another resident, a member of another
resident’s family, a guest of a resident, the owner or owner’s agent, an employee of the
Grand Forks Housing Authority, or a contractor of the management agent. This language
includes use of profanity, sexual or gender references, racial and ethnic slurs or namecalling.
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5. Victims of Domestic Violence, Dating Violence or Stalking
An incident or incidents of domestic violence, dating violence or stalking (hereafter identified as
domestic violence) does not qualify as a serious or repeated violation of the lease for the victim.
Criminal activity directly relating to domestic violence does not constitute grounds for
termination of a tenancy. This policy protects the victims of such violence or stalking who are
tenants in the Section 8 properties managed by the Grand Forks Housing Authority. The offender
or perpetrator of such acts may be evicted, prohibited from coming onto the property and/or
housing assistance may be terminated for that individual.
The Grand Forks Housing Authority will ask for documentation that the tenant is or has been a
victim of domestic violence. Please contact the Housing Authority representative to report
domestic violence. A certification form will be sent to you. The victim must complete the form,
including naming the offender, and return it to the Housing Authority within 14 business days. If
the certification or documentation is not provided within 14 business days of the date the
certification was requested by the Housing Authority, the protection against termination of
tenancy does not apply.
The Grand Forks Housing Authority will keep the information provided confidential, including
the individual’s status as a victim of domestic violence. The information may be disclosed if the
victim requests or consents to the disclosure in writing; the information is required for use in
eviction proceedings related to whether the incident or incidents in question qualifies as a serious
or repeated violation of the lease or criminal activity directly relating to domestic violence; or
disclosure is otherwise required by law.
The Grand Forks Housing Authority encourages any victim of domestic violence to contact the
Resident Service Coordinator for referral to an agency, which counsels and provides services to a
victim of domestic violence. A victim may contact the Community Violence Intervention Center
at 211 South 4th Street, Grand Forks 701-746-0405 directly. Other agencies and churches in the
community may offer services to victims of domestic violence.
6. Common Areas and Amenities (if applicable)
Playgrounds, playground equipment and common areas are provided for your convenience and
enjoyment. We ask that you help to keep these areas clean and clear for your use and for the use
of other tenants. Do not leave toys, bicycles, or other possessions in the hallways. All common
areas, including hallways, lounges, and community rooms are nonsmoking areas. Smoking is not
allowed within 20 feet of the entrance to all buildings.
If playgrounds are present, children under the age of 10 years must be under adult supervision at
all times. The Grand Forks Housing Authority and the Owner are not liable for accidents.
SECTION 5: VEHICLES AND PARKING
1. Maintenance
No vehicle repairs may be done in parking areas or on the property. No one is allowed to change
engine oil on the premises. Residents must clean the parking area if their vehicle leaks oil or will
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be charged for the cleaning. Residents will be charged for any damages and clean up related to
vehicle rule violations. No spare parts shall be left lying about open to public view. Inoperative
vehicles will not be allowed on the premises.
2. Parking
Each apartment will by assigned a parking space, when available, and issued a hangtag to
identify that the vehicle is authorized to be in the space. No unregistered vehicle may be kept on
the premises at any time. Unauthorized vehicles will be tagged and towed away at the expense
of the vehicle’s owner. Only operable vehicles may be parked in the parking areas. Inoperable
vehicles will be towed at the owner’s expense. No boats, recreational vehicles or trailers may be
parked in the parking lot without the expressed written permission of the Housing Administrator.
Visitor’s parking spaces are identified.
The Grand Forks Housing Authority will post notices when residents must relocate or move cars
for resurfacing, striping, snow removal, etc. If you do not comply with such notices, your vehicle
will be subject to towing at your expense.
3. Snow Removal and Parking
The parking lots will be plowed following a snowfall as needed and after the snowfall has
stopped. You will be notified when the parking lot will be plowed and must follow the directions
you are given. The policy for snow removal is as follows:
a) When notified that the parking lot will be plowed, all vehicles must be moved out
of the parking lot.
b) Vehicles, which fail to comply with this policy, are subject to towing without
further notice at the owner’s expense.
c) The owner of any vehicle remaining in the lot prior to and during the snowplow’s
attempt to clear the lot, and which should have been towed but was not, will
become fully responsible for any cost associated with moving/clearing remaining
snow.
d) Residents are responsible for observing city snow emergencies directing them as
to when and where they can safely park on city streets.
e) Vehicles are not allowed to be parked and to block the passage through the main
thoroughfare of the parking lot.
f) Vehicles are not allowed to drive on or be parked on the grounds of the property
off of surfaced areas.
The only exception to the above policy is in the case of excessive snowfall. Excessive snowfall is
defined as snowfall that is so excessive at any one time that the City plows are unable to
promptly clear city streets and travel is not possible or not advised. Should this occur, vehicles
should remain parked in the lot until the end of the snowfall and:
1. City streets have been cleared;
2. The snowplow has completed a sweep through the parking lot; and
3. Then residents will be notified when they need to remove their vehicles from the lot, so
that the entire parking lot can be cleared of snow.
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Please notify the Housing Administrator if you plan to be gone during the winter months, and
plan to leave your vehicle in the parking lot area. Arrangements will need to be made to move
the vehicle for snow removal.
SECTION 6: CLIENT SERVICES
The Grand Forks Housing Authority Board of Commissioners adopted a mission to include much
more than providing apartments and rental assistance to families and individuals in Grand Forks. The
mission of the Grand Forks Housing Authority is:
“To improve the quality of life for Grand Forks residents through the development and
implementation of projects and programs which address the physical, social and economic
needs of the community, and which make Grand Forks a safe, decent and desirable place to
live.”
To achieve this mission, the Grand Forks Housing Authority established the Client Services
Department. The mission of Client Services is to serve, empower, and connect residents of
Grand Forks with resources to improve their quality of life and enrich the community and its
neighborhoods. Client Services has developed partnerships with many local organizations and
agencies including:
 Grand Forks Public Schools
 Head Start
 Grand Forks Park District
 Job Service of North Dakota
 University of North Dakota
Residents of properties managed by the Grand Forks Housing Authority have access to the Client
Services Department, Resident Service Coordinators and Neighborhood Networks Learning
Centers. It is hoped that residents will take advantage of the services and programs available to
assist them to reach their own goals.
1. Service Coordinator Program
Service Coordinators are available to provide tenants with linkage to community service
agencies and programs. The goal of the Service Coordinator Program is to enhance residents’
lives in the areas of education and employment, as well as address the social, recreational, and
emotional well being of residents.
The Service Coordinator’s primary responsibility is to the residents of their site, but they are
available to all who are in need of the service they can provide. Service Coordinators are located
at:
 Cherry Heights, 110 Cherry Street
 Oak Manor, 710 4th Avenue South
 Homestead Place, 1639 24th Avenue South
 LaGrave Place, 810-830 4th Avenue South
 Continental Homes, 1800-1808 Continental Drive
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2. Neighborhood Network Learning Centers
Grand Forks Homes and the Grand Forks Housing Authority combined efforts and resources to
create two Neighborhood Networks Learning Centers available for tenants’ use and enjoyment.
The purpose of the Learning Centers is to provide educational opportunities based on current
technology for adults and youth who live in LaGrave Place, Cherry Heights, Oak Manor,
Continental Homes, and Homestead Place. Some of the programming opportunities available
include:
For Adults
Beginner and advanced computer classes
Open computer hours
Job search workshops
Parenting classes
And much more
For Youth
Computer and Internet access
After school programming
Summer activities
All tenants are encouraged to check out the many services and opportunities available at:
LaGrave Learning Center
Kvasager Learning Center
th
832 4 Avenue South
1802 Continental Drive
SECTION 7: HOUSEHOLD TIPS
1. Laundry: Complete laundry facilities are available to you. Laundry rooms will be open daily
from 7:30 a.m. to 10:00 p.m. The Management reserves the right to prohibit the use of the
laundry rooms to anyone failing to comply with normal precautions and regulations. If you have
any suggestions as to how we may better serve you with our laundry facilities, we welcome
them. Residents’ guests are not authorized to use laundry facilities.
Clothes Washers –
a) Follow recommended loading instructions
b) Do not overload
c) Use low-sudsing detergents in correct amounts.
d) Clean dispenser after each use.
e) Wipe off soap, bleach, stains on exterior.
f) Do not use for tinting and dyeing clothing.
g) Leave lid or door open after washing is finished.
Clothes Dryers –
a) Do not overload.
b) Clean the lint screen and trap after each load for faster drying.
c) Place delicate items in laundry net for drying.
d) Remove pins and other objects from clothing prior to drying.
e) Remove permanent press items from dryer as soon as cycle ends to prevent
wrinkling.
2. Interior Painted Walls: When washing walls, use a light duty cleaner safe for painted
surfaces as directed on the product. Apply with a well wrung-out cloth or sponge. Check the
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directions on the product you use, as some cleaners require that the surface be rinsed after the
product is applied. We do not allow tenants to paint their own apartments. If you feel your
apartment needs to be repainted, please contact the Maintenance Department.
3. Picture Hanging: When you want to hang pictures or other decorative objects on the walls of
your apartment, do not use gummed label hangers, as they will damage the sheet rock. Use only
very small nails to hang pictures.
4. Windows: If your unit has window blinds provided, you should carefully dust them
periodically. You must use care not to bend or damage the slats of the window blinds. You will
be charged for damage to blinds and for cleaning if needed.
5. Carpet: Keep some professional carpet cleaner available for emergencies. The carpet was
professionally cleaned prior to your occupancy, and you will be charged for the cost of
professional carpet cleaning at the time of your move-out. This cost will be deducted from your
security deposit.
6. Vinyl Floor Covering: With normal household use, floors should be washed at least weekly
with a solution of warm water and floor cleaner designed for vinyl floors or a weak solution of
vinegar and water. Rubber heel marks can easily be removed with undiluted floor cleaner. Wall
to wall carpeting may not be nailed to vinyl floors.
7. Counter Top Care: Do not place cigarettes, burning objects, hot pans and oven containers on
unprotected counter tops. Do not chop foods or pound meat, etc., directly on Formica surfaces.
The purchase of a cutting board is advised. Most other ordinary marks or stains can be removed
by lightly rubbing with a non-abrasive cleansing powder or liquid.
8. Garbage Disposal: If your unit has a garbage disposal in the kitchen sink, use it only for food
waste scraps and please follow these directions:
a) Avoid grinding large amounts of food waste scraps at any one time,
b) Avoid grinding fibrous materials such as celery and cornhusks,
c) Do not put hard materials into the disposal such as bones and fruit pits.
Often, tenants will call in because their garbage disposal “does not work” when all that is needed
is for it to be reset. If the garbage disposal is not working, please check the side of it (towards the
back) for the reset button. If pushing the reset button does not restart the disposal, or if your
disposal makes strange noises, call the Maintenance Department.
9. Plunger: You will need to keep a plunger on hand in the event your bathroom toilet should
clog. If a Maintenance Technician is summoned to unplug a toilet because of a tenant caused
clog, the expense will be charged back to the tenant.
10 Installation of additional telephone and cable TV jacks is prohibited. Other than those
provided, you are not allowed to install additional telephone and/or cable TV jacks unless
approved in writing by your Housing Administrator before installation.
11. Waterbeds: Because property insurance does not cover any damages that could be done to
the complex by waterbeds, they are not allowed in any of the apartments. HUD regulations
specifically prohibit waterbeds.
SECTION 8: NONSMOKING POLICY
Common areas, including hallways, entrances, community rooms and lounges are nonsmoking
areas in all properties. In an effort to reduce the irritation and known health risks from
secondhand smoke, to reduce maintenance costs resulting from smoking in the premises, and to
reduce the risk of fire caused by smoking, The Grand Forks Homes Board of Directors and the
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Continental Homes Board of Directors have determined that certain buildings and/or areas of
rental property owned by Grand Forks Homes, Inc. and Continental Homes, Inc. will be entirely
nonsmoking facilities. In addition to the common areas, the residential units, as identified below,
are reserved for nonsmoking tenants.
LaGrave Place: Building 816 4th Avenue South.
Continental Homes: Building 1804 Continental Drive.
Cherry Heights: Apartments 109 – 124 on the first floor of 110 Cherry Street.
Oak Manor: Apartments 127 – 134 on the first floor of 710 4th Avenue South.
Westwood: 2500 14th Avenue South
Tenants of these facilities and their guests must comply with the Nonsmoking Policy, which
states the following terms, conditions, and rules that are hereby incorporated into the Lease in
effect for each unit identified above as a nonsmoking unit.
1. Purpose of Nonsmoking Policy. The parties desire to mitigate (i) the irritation and known
health risks from secondhand smoke; (ii) the increased maintenance, cleaning, and redecorating
costs from smoking; and (iii) the increased risk of fire from smoking.
2. Definition of Smoking. The term “smoking” means inhaling, exhaling, breathing, or carrying
any lighted cigar, cigarette, pipe or other tobacco product or similar lighted product in any
manner or in any form.
3. Nonsmoking Facility. All tenants who smoke and are under an active lease when the
Nonsmoking Policy takes effect October 1, 2006, are allowed to continue to smoke inside of
their rental unit. All tenants living in an identified nonsmoking unit with a lease effective on or
after October 1, 2006 agree and acknowledge that the premises to be occupied by Tenant and
members of Tenant’s household has been designated as a smoke-free living environment.
Tenant and members of Tenant’s household shall not smoke anywhere in the unit rented by
Tenant. All Tenants, regardless of the effective date of their lease, shall not smoke in the
common areas of the building where the Tenant’s dwelling is located or within twenty feet
outside of such building or other parts of the facility, nor shall Tenant permit any guests or
visitors under the control of Tenant to do so.
4. Tenant to Promote Nonsmoking Policy and to Alert Landlord of Violations. Tenant shall
inform Tenant’s guests of the Nonsmoking Policy. Further, if a Tenant wishes to report what
they believe to be a violation of this Nonsmoking Policy, Tenant shall promptly give Landlord a
written report of any incident where tobacco smoke is believed to be migrating into the Tenant’s
unit from sources outside of the Tenant’s apartment unit.
5. Landlord to Promote Nonsmoking Policy. Landlord shall post no smoking and/or smoke
free signs outside of the entrances to the nonsmoking buildings or at the entrances to the wings
where nonsmoking units are located inside the building.
6. Landlord Not a Guarantor of Smoke-Free Environment. Tenant acknowledges that
Landlord’s adoption of Nonsmoking Policy, and the efforts to designate the rental facility or
wing as smoke-free, does not make the Landlord or any of its managing agents the guarantor of
Tenant’s health or of the smoke-free condition of the Tenant’s unit and the common areas.
Landlord agrees that it shall take reasonable steps to enforce the Nonsmoking Policy as a term of
its Leases and to make the facilities or designated wings smoke-free. Landlord is not required to
take steps in response to smoking unless Landlord is put on notice of the presence of cigarette
smoke, via agent, personal knowledge, and/or written notice by a Tenant.
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7. Effect of Breach and Right to Terminate Lease. A breach of this Nonsmoking Policy by
the Tenant shall give the Landlord the rights contained herein, as well as the rights in the Lease.
A breach of this Nonsmoking Policy by the Tenant shall be a breach of the lease and grounds for
immediate termination of the Lease by the Landlord. The Landlord acknowledges that in
declaring the facility to be smoke-free, a written notice from a tenant regarding a violation of the
Nonsmoking Policy shall be treated as equivalent to a problem tenant report.
8. Disclaimer by Landlord. Tenant acknowledges that Landlord’s adoption of a Nonsmoking
Policy, and the efforts to designate the facility or wing as smoke-free, does not in any way
change the standard of care that the Landlord or managing agent has to a Tenant’s household to
render the facility designated as smoke-free any safer, more habitable, or improved in terms of
air quality standards than any other facility. Landlord specifically disclaims any implied or
express warranties that the building, common areas or Tenant’s premises will have any higher or
improved air quality standards than prior to its designation as a nonsmoking facility. Landlord
cannot and does not warranty or promise that the facility will be free from secondhand smoke.
Tenant acknowledges that Landlord’s ability to enforce the Landlord’s Nonsmoking Policy is
dependent in significant part on voluntary compliance by Tenant and Tenant’s guests. Tenants
with respiratory ailments, allergies, or any other physical or mental conditions relating to smoke
are put on notice that Landlord does not assume any higher duty of care to enforce its
Nonsmoking Policy than any other Landlord obligation under the Lease.
9. Effect on Current Tenants. Tenant acknowledges that current tenants residing in the facility
under a Lease dated prior to the enactment of this policy, October 1, 2006, will not be
immediately subject to the Nonsmoking Policy. As current tenants move out, the Nonsmoking
Policy will become effective for their unit.
SECTION 9: PET POLICY
A. No Pet Policy
The Grand Forks Housing Authority has a No Pet Policy for all properties that are not designated
as elderly or disabled projects. This policy applies to pets of guests as well as residents. Pets are
not allowed at LaGrave Place, Continental Homes, Westgate Village, Grand Forks Rental
Properties and all other property managed by the Grand Forks Housing Authority unless
specifically allowed in written policy.
The no pet policy includes dogs, cats, hamsters, ferrets, turtles, guinea pigs, rats, mice and all fur
bearing, air-breathing animals. A tenant may have a small caged bird such as a canary, parakeet,
finch, or an aquarium that is no larger than forty gallons and that is properly sealed against
leakage. A bird must be confined to a cage at all times, and birds of prey are not allowed.
Tenants will be held responsible for any damage caused by a bird or aquarium. A tenant that
brings an unapproved pet or animal onto the premises is in violation of the Lease, and tenancy
may be terminated as a result.
B. Pets Allowed at Housing Properties Designated for the Elderly.
Small, common, domesticated household pets are allowed in properties designated as elderly
housing properties. These properties include: Cherry Heights, Oak Manor, Homestead,
Riverside Manor and Faith and Hope Homes. All pets must be pre-approved in writing by the
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Housing Administrator. The tenant must sign the Pet Lease, pay a Pet Deposit, and abide by the
Standard of Care and Pet Policy of the Housing Authority.
1. Types of Pets
The types of common household animals allowed as pets shall be limited as follows:
1. One dog or one cat at any time. No Pit Bulls, Rottweilers or other animals
recognized as potentially dangerous are allowed.
2. Two small caged birds (e.g. canary, parakeet, finches, etc.) Birds must be
confined to a cage at all times. Birds of prey are not allowed.
3. Aquariums may be no larger than forty gallons, and must be sealed against
leakage.
4. Common household pets do not include reptiles, rabbits, ferrets or other
potentially dangerous species.
2. Registration of Pets
Pet owners must register their pets with the Grand Forks Housing Authority and receive
approval of the pet in writing before the pet is brought onto the premises. Caged birds
and aquariums do not need to be registered. The registration must be update annually.
Registration of the pet includes:
1. Certification of inoculation;
2. Information sufficient to identify the pet and to demonstrate that it is a common
household pet;
3. Name, address and phone number of at least one responsible party who will care
for pet if owner dies, is unable to provide care and/or abandons the unit and the
pet.
4. Completed and signed Pet Lease.
The Grand Forks Housing Authority may conduct an inspection of the apartment 60 to
120 days after the signing of the Pet Lease to verify that the pet and the apartment are
being cared for. Should damages to the apartment be noted, the tenant will be held
financially responsible.
Service Animals are not pets. If you or a member of your household is a person with
disabilities and is in need of a service animal as a reasonable accommodation, you should
contact the Housing Administrator responsible for the property in which you live. Please
see the Reasonable Accommodation section for more information on service animals.
3. Pet Care Standards
The Grand Forks Housing Authority establishes reasonable standards of pet care and
handling to protect the property premises, health, safety and welfare of tenants,
employees, and the public. The standards include:
1. Cats and dogs must be neutered or spayed. If the animal is too young at the time
of move-in, the tenant must agree to have it neutered or spayed when it reaches a
suitable age. This standard may be waived if a veterinarian certifies that it would
be detrimental to the animal’s health to spay or neuter the pet.
2. The tenant must abide by all local animal regulations and city ordinances.
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3. Pets shall not use common areas inside of the building except for the purpose of
passing to the outside of the building.
4. All pets must be effectively and appropriately restrained and under the control of
a responsible individual while passing through the common areas of the property.
5. The tenant must not allow the animal to roam freely inside or outside the building.
6. The tenant must control noise and odor.
7. The animal must be walked on a leash at all times, and away from the immediate
entrance to the building.
8. Fecal droppings outside of the building shall be picked up and disposed of
immediately in a sanitary manner per city ordinance 11-0127-Dog and 11-0308.1Cat.
9. The owner of a cat must provide a cat litter box, and must maintain it in a decent
and sanitary way. The litter box must be kept inside the apartment, and cleaned
once each day. Pet waste must be disposed of in a sanitary manner at least twice
each week. Litter and/or waste must not be flushed down the toilet.
10. The tenant shall take adequate precautions to prevent the pet from disturbing the
peaceful enjoyment of the premises by other tenants.
11. A tenant shall not alter the apartment, patio or any other part of the premises to
create an enclosure for an animal.
12. Tenants are prohibited from feeding stray animals, and from allowing visitors or
guests to bring any pet onto the grounds or into a unit.
13. Service animals are not pets. Therefore, guests or visitors may bring service
animals onto the grounds and into the premises, and are expected to effectively
and appropriately restrain and control the service animal while in or near the
property.
14. If a pet is left unattended for 24 hours or more, the Grand Forks Housing
Authority shall have the right to enter the apartment, to remove the pet, and to
transfer it to the proper authorities.
15. If the Grand Forks Housing Authority determines that the pet is a nuisance or
threat to the safety or security of persons or property, the Housing Authority will
request the removal of the pet from the premises.
4. Pet Deposit
The owner of a cat or dog must pay a $100 pet deposit. Before the animal is brought onto
the premises, the tenant must either pay the entire deposit of $100.00, or may pay an
initial deposit of $50.00, and pay the balance of the deposit at a minimum of $10.00
monthly increments. Pet deposits are not required for small caged birds or for aquariums;
however, the tenant will be held responsible for any damage caused by either birds or an
aquarium.
The deposit shall be used to pay reasonable expenses directly attributable to the presence
of the pet on the property. Such expenses may include, but are not limited to: the cost of
repairs and replacement to the unit, sanitization of the unit, and the cost of animal care
facilities.
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5. Removal of Pet
If the tenant fails to abide by the registration requirements, pet care standards, the Pet
Lease and/or is no longer able to care for the pet the tenant may be required to remove the
pet within 30 days of written notice from the Grand Forks Housing Authority and/or be
evicted from the unit.
The pet owner is responsible for any expense incurred in the removal of the pet from the
apartment. If the tenant refuses to cooperate with removal of the animal, the Grand Forks
Housing Authority reserves the right to remove/dispose of the pet and bill the tenant for
doing so.
SECTION 10. ENERGY CONSERVATION AND UTILITIES
1. Energy Conservation
It is the policy of the Grand Forks Housing Authority and HUD to promote and encourage the
conservation of energy and resources. The Grand Forks Housing Authority will replace
appliances with Energy Star rated products as financially possible. Please assist in this effort to
conserve energy by turning off lights, closing and locking windows and properly adjusting
thermostats. If you notice a dripping faucet or running toilet, and cannot adjust the fixture, please
contact the Maintenance Department as soon as possible.
2. Heating
During the heating season, you can help conserve energy by keeping your thermostat turned to a
reasonable level. Be sure that your windows and doors are closed. Heating pipes may freeze and
break if a window is left open or heat is turned off in your apartment.
During winter months, you may occasionally notice frost or ice forming on your windows.
Generally, this condition is a result of cooking, a high humidifier setting or lack of air
circulation. Ice on your windows will damage the window frame and surrounding walls. If frost
begins to form, turn your humidifier off until the frost disappears. Using your kitchen and
bathroom exhaust fans will help alleviate this problem.
3. Air Conditioners
Tenants must use air-conditioning in a reasonable manner and must follow Management’s
guidelines and instructions on its use. If you do not pay your own electricity, you will be charged
a seasonal fee for its use. The fee will be added to your account and may be paid in full or on a
monthly basis so that it is paid in full within 6 months. Since not all tenants use air conditioners,
a sign-up sheet will be posted in the building at the appropriate time of the year. Please sign up
as soon as possible. The payment plan is available only to residents that sign up in advance. If
you decide later that you want to use the air conditioner, the full seasonal fee must be paid. If a
tenant is reported for unauthorized use of the air conditioner, the full fee must be paid within 30
days.
If air conditioning is not installed in your unit and you want to install one, you must check with
the Grand Forks Housing Authority first for approval. In some cases, air conditioners may be
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installed in units when you pay your own electricity. However, the air conditioner must have a
proper sleeve and/or braces for holding it safely in place. Any installation of air conditioners
must be approved by the Grand Forks Housing Authority, and must be completed by a
professional service technician. You may contact the Maintenance Department for installation of
your air conditioner for which you will be charged.
4. Auto Plug-ins (if available)
Outside plug-ins for your automobile are available at some apartment complexes. Since not all
tenants want to use the plug-ins, a sign-up sheet will be posted in each building when it is
appropriated for the season. Please sign up as soon as possible. You will be charged a seasonal
fee for its use. The fee will be added to your account and may be paid in full or on a monthly
basis so that it is paid in full within 6 months. The payment plan is available only to residents
that sign up in advance. If you decide later that you want to use the auto plug-in, the full seasonal
fee must be paid. If a tenant is reported for unauthorized use of the auto-plug-in, the full fee must
be paid in full within 30 days. The Housing Authority controls the plug-in activations so we
know who is using the extra electricity for the auto plug-ins.
SECTION 11: REASONABLE ACCOMMODATION
The Grand Forks Housing Authority will make reasonable accommodation upon receipt of
written request from a person with a disability to assure that all persons have equal and full
access to the Grand Forks Housing Authority, Housing Assistance Programs, and all services
available. A reasonable accommodation is a change, exception or adjustment to a program,
service or building that will allow a qualified person with a disability to participate fully in a
program or to take advantage of a service. To show that a requested accommodation may be
necessary, there must be an identifiable relationship or nexus, between the requested
accommodation and the individual’s disability.
If you have any questions about the definition of disability, or about how to request a reasonable
accommodation, please contact your Housing Administrator. A request for accommodation may
be made by the person with the disability, a family member, or someone else acting on the
individual’s behalf. It is the policy of the Grand Forks Housing Authority that the request be
reduced to a written form. If the person with a disability requires assistance in providing the
written request for accommodation, contact your Housing Administrator for assistance.
When the Grand Forks Housing Authority receives a request for a reasonable accommodation,
the disability status, the need for the requested accommodation and the relationship between the
disability and the requested accommodation must be verified. Each request for a reasonable
accommodation is carefully considered, and a written response is provided promptly.
The Grand Forks Housing Authority will provide the accommodation unless doing so would
result in a fundamental alteration in the nature of the program or an undue financial and /or
administrative burden. If the request is refused because it is not considered reasonable, the Grand
Forks Housing Authority shall engage in discussion with the requester to determine if there is an
alternative accommodation that would adequately address the requester’s disability-related
needs.
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A. Service Animal
Individuals who are disabled may request the addition of a service animal as a reasonable
accommodation in a project with a “no pets” policy. Service animals are animals that work,
provide, or perform tasks for the benefit of a person with a disability, or animals that provide
emotional support that alleviates one or more identified symptoms or effects of a person’s
disability. Service animals are often referred to as assistance animals, therapy animals, or support
animals.
An applicant or resident may submit a written request for a modification to the “no pets” policy
as a reasonable accommodation. A qualified professional, such as a medical provider, will verify
the need for the service animal. If the disability is, or the need is, readily apparent or already
known, the applicant or tenant may not be required to provide documentation of the disability or
the need for the service animal.
The Grand Forks Housing Authority will accommodate a tenant or applicants need for a service
animal unless:
1. The animal poses a direct threat to the health or safety of others that cannot be
reduced or eliminated by a reasonable accommodation,
2. The animal would cause substantial physical damage to the property of others,
3. The presence of the assistance animal would pose an undue financial and
administrative burden to the provider, or
4. The presence of the assistance animal would fundamentally alter the nature of the
provider’s services.
Service animals are not required to have certification of training papers, but must meet local laws
and ordinances. The owner must register their service animal with the Housing Administrator
before it is brought onto the premises and must update the registration annually. The owner must
read, sign and abide by the Addendum to Lease Regarding Service Animals. To register the
service animal, owners must provide the following to the Grand Forks Housing Authority:
1. Certification of inoculation in accordance with state and local law;
2. Information sufficient to identify the service animal; and
3. Name, address and phone number of at least one responsible party who will care for
service animal if owner dies, or is unable to provide care and/or abandons unit and
service animal.
B. Standard of Care of Service Animal
The Grand Forks Housing Authority establishes reasonable standards of care and handling to
protect the property premises, health, safety and welfare of tenants, employees, and the public.
The owner is responsible for the behavior of the service animal, and the animal must be under
the handler’s control at all times. The behavior of the service animal must not be either
disruptive or destructive, and the owner must provide reasonable and adequate care of the
animal’s needs. The standards include:
1. The tenant must abide by all local animal regulations and city ordinances.
2. Service animals must be effectively and appropriately restrained and under the control of a
responsible individual while on the common areas of the property.
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3. The tenant must not allow the service animal to roam freely inside or outside the building.
4. The tenant must control noise and odor.
5. Fecal droppings outside of the building must be picked up and disposed of immediately in
a sanitary manner per city ordinance 11-0127-Dog and 11-0308.1-Cat.
6. The owner of a cat must provide a cat litter box, and must maintain it in a decent and
sanitary way. The litter box must be kept inside the apartment, and cleaned once each day.
Pet waste must be disposed of in a sanitary manner at least twice each week. Do not flush
litter and/or waste down the toilet.
7. The tenant shall take adequate precautions to prevent the service animal from disturbing
the peaceful enjoyment of the premises by other tenants.
8. A tenant shall not alter the apartment, patio or any other part of the premises to create an
enclosure for an animal.
9. Guests may bring a service animal onto the property as needed, and are expected to
effectively and appropriately restrain and control the animal while in or near the property.
Tenants are prohibited from feeding stray animals, and from allowing visitors or guests to
bring any pet onto the grounds or into a unit.
10. If a service animal is left unattended for 24 hours or more, the Grand Forks Housing
Authority shall have the right to enter the apartment, to remove the service animal, and to
transfer it to the proper authorities.
11. If the Grand Forks Housing Authority determines that the service animal is a nuisance or
threat to the safety or security of persons or property, the Housing Authority will request
the removal of the service animal from the premises.
C. Communication with Persons with Disabilities
The Grand Forks Housing Authority will take steps to ensure effective communication with
applicants, tenants, and members of the public regardless of whether it is ultimately determined
that a person is eligible.
If you need assistance with communication so that you have a complete and adequate
understanding of the Dwelling Lease and Housing Assistance Program requirements, please let
your Housing Administrator know.
1. The Housing Authority will provide auxiliary aids where necessary to give tenants
and applicants with disabilities equal opportunity to receive and enjoy the benefits of
the property.
2. The Housing Authority will accommodate requests by persons with disabilities to
have written materials presented in a manner that can be understood by those
individuals, unless doing so would result in an undue financial and administrative
burden.
3. The Grand Forks Housing Authority uses the TDD number 711 and Relay North
Dakota for telecommunications with hearing-impaired individuals.
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D. Communication with Limited English Proficiency Persons
Due to the importance of housing in a family’s life, the Grand Forks Housing Authority will take
reasonable and appropriate action to provide information about housing programs to persons
with limited English proficiency (LEP) in a manner that they can understand so as to enable them
to utilize the housing assistance programs. LEP persons are identified as persons who as a result
of national origin, do not speak English as their primary language and who have a limited ability
to speak, read, write or understand English.
A person with LEP is expected to make this factor known to the Housing Authority, and to
identify what language they are most comfortable utilizing. Upon request from a LEP person, the
Housing Authority will take the following steps at no cost to the LEP person:
1. Offer oral interpretive services. The client may select an interpreter of his or her own
choosing, or the HA will make every effort to locate and provide a competent
interpreter.
2. The HA utilizes the ATT Interpretive Service which can locate and provide an
interpreter in person or by telephone.
3. The HA staff is available to answer questions, and will take into account a person’s
status as a LEP person when making decisions.
4. At such time that the analysis of the need for written translation of vital documents is
determined to be significant, the Housing Authority will consider providing written
translation of vital documents and information into frequently and repeatedly
encountered languages.
E. Information Concerning Availability of Accessible Units
If a person with disabilities is in need of a wheelchair accessible unit, the person should contact
The Grand Forks Housing Authority’s office for information about the availability of accessible
units. In order to maximize the use of accessible units by individuals requiring the accessible
features, The Grand Forks Housing Authority will:
1. Offer the unit to a current tenant with disabilities living in the same property and in need
of the accessible features.
2. The unit will be offered to a tenant with disabilities living in another property and in need
of the accessible features.
3. If there is no current tenant in need of the accessible features of the unit, the apartment
will be offered to an eligible qualified applicant with disabilities on the waiting list.
4. If there is no current resident or qualified applicant in need of the accessible features of
the unit, the unit may be offered to an eligible qualified applicant who is not disabled and
not in need of the accessible features of the unit.
SECTION 12: SUMMARY
The Tenant Handbook, including the rules, policies and guidance, is applicable to all residents.
The Tenant Handbook is not all-inclusive or limited to only those items contained in the Tenant
Handbook. The Tenant Handbook contains the “House Rules” as identified in Section 14 of the
Dwelling Lease, and is an enforceable part of the Lease. The tenant agrees to obey additional
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rules established by The Grand Forks Housing Authority after the effective date of the Lease
when:
1. The rules are reasonably related to the safety, care and cleanliness of the building and
the safety, comfort and convenience of the tenants; and
2. The tenant receives written notice of the proposed rule at least 30 days before the rule
is put into effect.
The goal of the Tenant Handbook is to make your home with the Grand Forks Housing Authority
as comfortable as possible. We want our residents to be happy, and it is our intention to do all
that we can to obtain your satisfaction. We encourage your thoughts, ideas and suggestions on
how we can better serve you. You are invited to organize or become part of a tenant
organization.
If any item in the Tenant Handbook conflicts with a provision of the Dwelling Lease, the Lease
will supercede the Tenant Handbook. The Grand Forks Housing Authority has the authority to
modify or amend the Tenant Handbook at anytime after providing the proper notice to all
tenants.
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