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A single African-American mother and her four children attempted to apply for
housing in a San Jose neighborhood. The landlord and his wife refused to process her application,
telling her they didn't want her moving into their Vietnamese community. Project Sentinel
tested the
site and found evidence of race discrimination. The prospective tenant was referred to the Fair
Housing Law Project, which negotiated an $88,000 settlement. Back to top
A sight-impaired woman and her husband attempted to apply for an apartment for rent.
However, once the landlord met the prospective tenant and her seeing-eye dog, the landlord said
she would not rent to them because pets were not allowed in the complex. The prospective tenant,
as well as others, tried to educate the landlord about state and federal laws requiring landlords
to make exceptions to their No Pets policies for tenants with disabilities. When the landlord refused
education and conciliation efforts, the prospective tenant’s case was referred to a fair housing
attorney who negotiated a $70,000 settlement on her behalf. Back to top
A family with children contacted the landlord of a six-unit complex to apply for
a vacancy. The landlord told the prospective tenants that she does not rent to children. The family
contacted Project Sentinel who tested the site and corroborated the family's experience. Project Sentinel
then spoke with the current tenants of the complex who said they have not seen children living in
the complex for at least the past six years. When Project Sentinel spoke with the landlord, she
said she'd had a bad experience renting to families with children, so she does not rent to them anymore.
Project Sentinel referred the case to the state agency of the Department of Fair Employment and Housing
who was able to mediate the case and receive a $3,000 settlement for the family as well as require that
the landlord attend a fair housing training workshop. Back to top
Fair housing testing is a controlled method to determine differential treatment in the
quality, content and quantity of information and services given to home seekers by real estate agents,
leasing agents, property managers and owners.
A test is an authentic simulation of a housing transaction used to compare the treatment of one home
seeker to another to determine if there are violations of fair housing laws. The technique of testing
involves the pairing of individuals, similar in relevant respects except for the variable being tested
(e.g., race, familial status, disability.)
After the conclusion of the contact or visit, the experiences of the two or more testers are compared
to determine whether the alleged discrimination against the complainant exists. Back to top
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In a number of cases, neighbors were unable to agree on how to replace a
common fence, disagreeing over issues such as cost, or which contractor to use, or aesthetic
choices. In many of these cases, the dispute had lasted so long that the existing fence collapsed.
Project Sentinel intervened, either through mediation or telephone conciliation, and as a result,
the neighbors agreed on terms for replacing the fence.
In other cases, neighbors disagreed over managing trees affecting both properties, either in
regard to trimming overhanging branches or removing tree roots. In several of these cases,
the situation was causing property damage or creating a risk of physical danger.
Project Sentinel’s neutral services resulted in agreements on removing or mitigating the hazard
and allocating the resulting expenses.
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Neighbors, either homeowners or tenants, frequently contact Project Sentinel over issues of
noise or other use of the property such as smoking or even barbequing, resulting from differing
lifestyles. Through mediation the parties are able to reach agreement on certain ground rules
to allow each party to continue to occupy their property in relative peace. Back to top
One of the most common tenant-landlord disputes arises from the disposition of
security deposits when tenants vacate. Often the landlord and tenant will disagree over whether
conditions needing repair existed prior to the tenant’s occupancy, or whether the conditions
represent tenant damage or normal wear and tear. Current California laws also impose complicated
pre-departure inspection and deduction accounting procedures, which can result in additional
disputes over whether those procedures were observed. In each year, Project Sentinel helps
tenants and landlords resolve more than a hundred deposit disputes that otherwise would have ended
in frustration or become entangled in the small claims court process. |
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Another common source of friction between tenants and landlords arises when a tenant feels that
repairs are needed, but cannot agree with the landlord about the extent of repairs or the timing
for the repairs. Project Sentinel works with both the tenant and landlord to reach agreements
on the nature of the repairs and to help them establish workable lines of communication to
schedule the repair activities.
A tenant’s failure to pay rent that the landlord claims is due can result in an eviction lawsuit
that costs the landlord time and money, and at the same result in the tenant being physically
evicted by the sheriff and suffering serious damage to his or her credit record. In some of
these cases, Project Sentinel has been able to work with both sides to eliminate misunderstandings
about rent payment claims. In others, the agency has helped the parties arrive at agreement on
amounts due and construct payment plans that both sides can accept. In yet other cases, the agency
has helped the parties reach a voluntary move-out agreement that avoids the negative consequences
of an eviction case in court.
Project Sentinel helps tenants who need assistance in finding or relocating to affordable housing.
In one case, a senior lost her home in a fire. Project Sentinel was able to refer her to a below
market rate apartment complex that she could afford. Staff then referred her to local charities
that provided her with funds to pay the deposit and other move-in costs. In another case, a woman
who had been evicted from an apartment was forced to live in a rented room with her children.
Project Sentinel was able to help her locate an affordable rental unit close to where she worked
and also helped her to obtain temporary rental assistance to make the move possible. Back to top
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Project Sentinel’s certified mortgage foreclosure counselors are playing a
significant role in the current foreclosure crisis. This year, the agency will
open cases for more than 1200 homeowners, counseling them on their options
and intervening with their lenders to negotiate “work out” agreements to save
their homes.
Project Sentinel also offers reverse mortgage counseling for eligible seniors though
its certified reverse mortgage counseling staff. Counseling is a pre-requisite to
approval for a reverse mortgage, which for some seniors enables them to maintain
their homeownership and to continue to live out their lives in the family residence.
Project Sentinel provides educational workshops for first time homebuyers in a variety
of different geographic areas. These workshops cover a number of important topics
including lending and budgeting rules as well as escrow and other mechanics of home
purchase. The workshops meet HUD requirements for obtaining a HUD certificate
necessary to participate in various low cost homebuyer programs.
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