Landlord Tenant Guide

INTRODUCTION

Manyoftheproblemslandlordsandtenantsencountercouldhavebeenavoidediftheyhadknowntheir rightsandresponsibilities.Thisguideisanattempttooutlinethatinformationforbothparties.Thisguide is an update of the previous guide which used some material from the “Landlord-Tenant Guide” published by the City of Kansas City, Missouri, and the “Landlord-Tenant Manual,” published by the KansasCity,Missouri,LawDepartmentwiththecooperationofLegalAidofWesternMissouri.

Before seeking any of the legal remedies described in this guide, be sure you have made a genuine attempt to work out the problem you face. Good-faith negotiations often can result in a faster, more satisfactorysolutionthancourtproceedingsandtheyavoidunnecessaryhardfeelingsandexpense.

ThisLandlordandTenantGuideispublishedtoprovideinformationofinteresttolandlordsandtenants.

This guide is distributed with the understanding that it is not to be construed as legal advice. Readersareurgedtoseektheindependentprofessional judgmentofanattorneybeforeactingon thisinformation.

Additionalcopies of this guideare available topurchaseat the Independence CommunityDevelopment Department located at 111 E. Maple Ave. You may contact the Regulated Industries Division of the Community Development Department at 816-325-7079 to check availability or request that a certain number of guides be prepared for pickup. This guide may also be downloaded in .pdf format at www.independencemo.org. Section4.11.001ofIndependenceCityCodeprohibitsanylandlordtolease or otherwisepermit or allow the occupation of any dwelling unit without providing thelesseeortenant acopyofthisLandlord-TenantGuide.

APPLICABLELAWS

There are many federal, state and local laws which apply to housing and family residences. You may want to consult those laws at the public library or at the UMKC Law School library for additional information.

FederalStatutesandRegulations

TheFederalFairHousingLaw,asamendedbytheHousingandCommunityDevelopmentActof1974, can be found at 42 U.S. Code, Section 3601 and 42 U.S. Code, Section 5308. Regulations that outline eviction procedures for federally subsidized housing can be found in Title 24 of the Code of Federal Regulations,beginningatSection247.1.Regulationsgoverningpublichousingcanbefoundat24CFR 960andthosegoverningSection8housingcanbefoundat24CFR882.

ThefollowinginformationregardingFederallawshasbeenprovidedbytheU.S.DepartmentofHousing &UrbanDevelopment,OfficeofFairHousingandEqualOpportunity:

Landlords CANNOT refuse to sell, rent, sublease, or otherwise make housing available based on a renter’s race, color, religion, sex, disability, familial status or national origin. Landlords cannot charge some individuals higher rent, falsely state that housing is not available or advertise that there is an intentiontodiscriminate.

FairHousingLaws

TheFairHousingAmendmentsAct.(FHAA)prohibitsdiscriminationinhousingbecauseof:

 RaceorColor

 NationalOrigin

 Religion

 Sex

 FamilialStatus(includingchildrenundertheageof18livingwithparentsorlegalcustodians, pregnantwomenandpeoplesecuringcustodyofchildrenunder18)

 Handicap(apersonwith -aphysicalormentalimpairmentthatsubstantiallylimitsoneormore ofsuchperson’smajorlifeactivities;arecordofhavingsuchanimpairment;orbeingregarded ashavingsuchanimpairment.)

FrequentlyAskedQuestions

Aretenantswhohaveahistoryofdrugabuseorwhoareintreatmentprogramsprotectedbythe FHAA?

Yes. The definition of handicap includes drug addiction and alcoholism. However, the FHAA does not protect anyone who is currently and illegally using drugs.

ArealllandlordsboundbytheFHAA?

All companies and most individuals who own or manage housing — whether public or private — must comply with the FHAA. The only landlords who do not have to comply are owners of a building with no more than four rental units who live in the building themselves.

WhatkindofdiscriminatoryrentalpracticesdoestheFHAAprohibit?

The FHAA prohibits landlords from discriminating against anyone in the rental of a dwelling because that person meets the above criteria. This means that landlords may not impose application criteria, qualification criteria, security deposits, rental charges, rental standards, or other requirements than those required of other tenants.

It would also be unlawful for a landlord to limit or deny someone with a disability access to recreation facilities, parking privileges, cleaning or janitorial services - anything that is available to other tenants. Landlords may not delay or refuse to make repairs because a tenant has a disability. Further, a property manager who discourages someone from renting a dwelling, or assigns a person to a particular section or unit because of a disability, or who indicates that an available dwelling has been rented when it has not, would be in violation of the FHAA.

Mayalandlordaskanapplicantabouthisorherdisability?

No. A landlord may not ask a prospective resident, resident, subtenant, guest, invitee or any associate of a resident whether he or she has a mental illness, cerebral palsy, mental retardation, cancer, epilepsy, AIDS, or any other disability.

It is likewise unlawful for a landlord to inquire about the nature or severity of a disability. Further, a landlord may not ask a tenant or applicant any questions that would require the tenant to waive the right to confidentiality regarding medical condition or history. A landlord is NOT entitled to see a prospective resident’s medical records.

Whatmayalandlordaskaprospectiveresident?

Landlords may inquire into applicants’ ability to meet tenancy requirements. This means a landlord may ask whether a prospective resident is able to pay the rent, whether the person is willing to comply with the building’s rules and other questions relating directly to tenancy - providing all other applicants are asked the same questions.

In addition, a landlord may ask the following questions, so long as they are asked of all applicants.

First, if a landlord is providing housing designed for and occupied by people with disabilities or with a particular type of disability, the landlord may ask whether the applicant qualifies for a dwelling that is available only to people with disabilities or with a particular type of disability. Second, a landlord who provides this type of housing may ask if an applicant qualifies for a priority available to people with handicaps or with a particular type of handicap.

A landlord may also ask an applicant whether he or she is currently an illegal abuser or addict of a controlled substance; whether the applicant has been convicted of the illegal manufacture or distribution of a controlled substance; or whether the applicant’s tenancy poses a “direct threat to the health and safety of others”.

Whendoesaperson’stenancy“poseadirectthreattothehealthorsafety”ofothers?

The law requires landlords to makesound and reasonable judgment based on objectiveevidence (current conduct or a history of overt acts). If the landlord determines, by objective evidence recent enough to be credible (not from rumor, unsubstantiated inference or incidents from many years ago) that a person‘s tenancy puts others directly at risk of harm, the landlord may reject a prospective resident on grounds of risk to others. In other words, housing providers may refuse to rent to ANY applicant who has a recent history of disruptive, abusive or dangerous behavior.

Doesaresidenthavearighttomodifyarentedapartmentorotherdwelling?

Yes. The FHAA gives residents with disabilities the right to modify premises at their expense if “such modifications may be necessary to afford such person full enjoyment of the premises”. For example, a resident with limited strength must be permitted to install lever doorknobs in place of round doorknobs. A person who uses a wheelchair has a right to install swing-away hinges to widen a doorway or to build a ramp to enter the dwelling. Where reasonable, the landlord may permit changes only if the resident agrees to restore the property to its original condition when they move.

Isthereeveratimewhenthelandlordwouldhavetomakeareasonableaccommodation?

Yes. Sometimes a housing provider excludes people with disabilities without meaning to discriminate. The Fair Housing Act corrects this by requiring that providers make reasonable accommodations in their rules, policies, practices or services to give a person with a disability an equal opportunity to use and enjoy a dwelling unit or common space.

Accommodations are “reasonable” when they are practical and feasible. An example: Suppose a resident washes all her clothes by hand because mental illness makes her too anxious about machines to use the washers and dryers in the laundry room. The FHAA requires all services to be available to all tenants and the laundry is one of the building’s services. Here, a reasonable accommodation would be a tub and a line-drying area away from the machines.

A rule, policy, practice or service is discriminatory when it interferes with the ability of a resident with a disability to enjoy a house or apartment. A landlord may not say, “That is the way we’ve always done it;” but must make reasonable accommodations. For example, a building with a “no pets” policy must allow a visually impaired resident to keep a guide dog or an apartment community that offers resident’s ample, unassigned parking must honor a request from a mobility-impaired resident for a reserved space near an apartment if necessary to assure access to the apartment. However, housing need not be made available to a person who is a direct threat to the health or safety of others or who currently uses illegal drugs.

Furtherinformationaboutfederalfairhousinglawscanbeobtainedbycontacting:

USDepartmentofHousing&UrbanDevelopment

OfficeofFairHousingandEqualOpportunity

400StateAvenue,Suite 200,KansasCity,KS66101

www.hud.gov–913-551-5462

MissouriStatutes

LawsgoverninglandlordandtenantrelationscanbefoundinChapters441(LandlordandTenantgeneralprovisions,collectionofrent,inadequatehousing),534(UnlawfulDetainer)and535 (Landlord-TenantActions-evictions,securitydeposits)oftheRevisedStatutesofMissouri.

Missouri’sFairHousingLawcanbefoundinChapter213oftheRevisedStatutesofMissouri,and Chapter8oftheCodeofStateRegulations.FurtherinformationaboutMissourilawcanbeobtainedby contactingtheMissouriCommissiononHumanRightsat1-877-781-4236.

OtherProvisionsofMissouriStatutes

MissouriStatutesdesignedto offergreaterprotectionforresidents rentingfromunresponsivelandlords as well as more options for landlords to get rid of drug dealers and destructive residents continue provisionswhich:

 Authorizecountycourtstoorderthequickremovaloftenantsinvolvedincriminalactivity,even withoutaconviction.

 Allowlandlordstoremoveabandonedpersonalitemsoncetheyhavecompliedwithnotice requirements.

 Makealandlordguiltyofforcibleentryforwillfullyinterruptingutilityservice,unlessitis doneforhealthandsafetyreasons.

 Allowatenant,undercertaincircumstances,todeductone-halfofamonth’srentorupto$300 (whicheverisgreater)for repairofcodeviolations whenalandlordneglectsproperty.Thiscan bedoneonceayear.

 Allowalandlordtodoubletherentwhenatenantletsanotherpersontakeoverthepremises withoutthelandlord’spermission.

 Limitoccupancytotwopersonsperbedroomexceptforchildrenbornduringtheleaseperiod.

 Authorizealandlord-tenantcourtinSt.LouisandJacksonCountytohearfelony-levelcases, whichcanincludeseriouspropertydamagecausedbytenantsandrepeatcodeviolationsby landlords.

 Thenewlawrequiresalandlordgive60days’noticebeforeterminatingleasesformobile homelots.

IndependenceCityCode

Several chapters of the Independence City Code contain provisions which apply to rental housing. Chapter 4, Article 11, the Landlord and Tenant Code, prohibits various acts of landlords and tenants. Article3ofChapter4prohibitsdiscriminatoryhousingpractices. In addition,portionsofotherchapters oftheCityCodemayapplytohousingusedasrentalproperty:Chapter4, Articles1,4,5,6,and7deal with property maintenance, plumbing, building, HVAC and electrical code requirements; Chapter 7 regulates trash, sewage, air pollution, and noise pollution; Chapter 11 deals with health and sanitation; and Chapter 14 sets out City planning and zoning regulations. Copies of portions of the Independence City Code may be obtained by contacting the City Clerk’s Office, and questions about particular provisions or requirements of the Code may be directed to the City Law Department. Departmental informationandtheCityCodeisavailableonlineatwww.independencemo.org.Inquiriesaboutfilinga complaint under theCity’s FairHousing Code should be directed to the Human Relations Commission bycontactingtheHumanResourcesDepartmentoftheCityofIndependence.TheabovereferencedCity officesare located atCity Hall,111E.MapleAvenue,Independence,Missouri64050,phone816-3257000. SeeAppendixB,butnotetheonlyofficiallypublishedversionisavailablethroughtheCityClerk's Office, located on the ground floor of City Hall. This version may differ from the official version and shouldberelieduponforgeneralinformationpurposesonly.

LEASEAGREEMENTS TheRental

Negotiations

Someone planning to rent an apartment or house should inspect it closely first. The landlord or a representativeshouldgotoo,sothatbothpartiesknowtheconditionofthepremisesandsothelandlord candiscloseanydefects.

Aftertheinspectionandbeforearentalagreementissigned,anydeficienciesfoundintheapartmentand any agreements concerning repairs should be put in writing. This document should be signed by all parties or else a witness should bepresent whentheinspection andagreement are made. Thepremises, whenrentedandatalltimesafterward,mustcomplywiththeCity’spropertymaintenancerequirements asdescribedinthisguide.

The tenant should read carefully any written lease before signing it. If the tenant does not agree with someoftheleaseterms,thetenantcanseektonegotiatechangeswiththelandlord.Ifthetenantdoesnot understandsomepartofthelease,thetenantshouldcontactanattorneybeforesigning.

Oncetheleaseissignedthetenantisboundbyitstermsunlessthelease,orportionsofit,islaterfound byacourttobeunenforceable.

TheRentalAgreement

A rental agreement is a contract between two parties. Both parties agree to certain conditions, one of which is that the landlord is renting property to a specific tenant. If someone later moves in with the tenant, this new person is not a tenant unless the landlord indicates acceptance. Occasionally, the new personremainsaftertheoriginaltenanthasmoved.Unlessthelandlordagreestoletthispersonstay,the person is trespassing. If the landlord wants such a person to move, the landlord can file an unlawful detaineractioninJacksonCountyCircuitCourt.

There are two basic kinds of rental agreements: written leases and oral agreements. A written lease should identify the landlord and tenants by name and give a specific description of the property, the lengthofthelease,theamountofrent,thedaterentistobepaid,andtheplacetowhichtherentshould

besent.Theleaseshould statethenotificationrequiredforendingthelease andspelloutactionsbythe tenantorlandlordthatjustifyendingthelease.Theleaseshouldstatewhatutilitiesaretobesuppliedby thelandlordandtheamountofsecurity depositrequired,ifany.Ifthelandlordistosupply utilities,the tenantshouldcheckbeforesigningtheleasewitheachutilityservicetodeterminewhetherchargeshave beenpaidwhendueandwhethertherehasbeenanyshut-offbecausepaymentswereoverdueornotpaid atall.

An oral agreement to rent maybelegally binding, even though it is not in writing. Any oral agreement to rent a property for less than one year, regardless of whether the rent is paid weekly, monthly or otherwise,isamonth-to-monthagreement--thatis,itisenforceableamonthatatime.

DueDatesforRentPayments

A writtenlease should state whenrent is due and may providefor late charges if therent is not paidby acertaindate.Inanoralagreement,therentisduemonthlyonthedatethattheagreementisenteredinto unlessthelandlordandtenantagreetoadifferentpaymentarrangement.

RaisingtheRent

In a written lease, the landlord cannot charge more for rent than is stated in the lease. In an oral agreement,thelandlordcannotforcethetenantto payincreasedrentunlessthetenantagreesinwriting. Ifthelandlordwantstoincreasetherentandthetenantdoesnotagree,thelandlordmustendthetenancy (the time period during which the tenant may stay on the property). To do that, the landlord must give written notice at least one month before the next rent-due date. After that, if the tenant still refuses to paytheincreasedrent,thelandlordcanstartalegalproceedingcalledanunlawfuldetaineraction.

RentReceipts

The tenant should be sure, when paying rent, to pay by check, credit or debit card and get a written receipt. Unless the tenant has paid by check or has a receipt, it is almost impossible to prove payment has been made. Many tenants pay by money order but should still request a receipt. The tenant should getareceiptforanydepositgiventothelandlord.Thereceiptshouldstateclearlywhatthedepositwas forandtheconditionsunderwhichitshouldbereturned.Thesedepositsmayinclude,if requiredbythe landlord,apaymenttoholdarentalproperty. Ifthelandlordretainsthisdeposit,thereceiptshouldstate whether it will be applied to rent or to the tenants’ security deposit or be kept by the landlord as an applicationfee.

LengthoftheTenancy

A written lease should state clearly the length of the tenancy (the time period during which the tenant maystayonthepropertyifrentisproperlypaidandthetenantdoesnotviolateanyoftheotherconditions ofthelease).

Both the landlord and the tenant should understand that the length of the tenancy is not necessarily the same as the length of time between rent-paying dates. For example, a landlord could agree to rent an apartmentforsixmonthsbutrequirethattherentbepaidevery30days.

The landlord and tenant are bound by the length of the tenancy unless either party violates the lease. Tenants,especially,shouldbeawareofwhatthis canmean. If atenantentersintoa one-yearlease, but decidestomoveaftertwomonthswithoutthelandlord’spermission,andifthelandlordhasnot broken thelease,thetenantcouldowethelandlord10months’rent,eventhough thetenantisnotlivingonthe premisesanymore.

In some written lease agreements, the landlord agrees to return the tenant’s security deposit only if the tenant remains in the premises for a certain time, such as one year. This does not necessarily make the leaseagreementaone-yearlease.

EndingtheTenancy

Inawrittenleaseagreement,boththetenantandthelandlordmustendthetenancyasstatedinthelease. In an oral agreement for less than one year, a month-to-month tenancy is created. Unless the landlord first gives written notice to vacate to the tenant at least one month before the date that rent is due, the landlordcannotbreakthisagreementaslongasthetenant pays therentontime.However,thelandlord need not state a reason for taking that action. If a tenant is behind in rent payment, the landlord is not requiredtogiveanynotice,andcanimmediatelyfilesuittoevictthetenantandrecoveranyrentowed.

If the tenant is the one who wants to end an oral rental agreement, the tenant must give the landlord a written notice at least one month before the next rent-due date. The written notice should be given personallytothelandlordorarepresentativeandnotmailed.Ifthetenantfailstogivethelandlordnotice, the tenant may beliable to the landlord for rent during theperiod afterthetenant moves out andbefore anewtenantmovesin.

If the tenant gives the landlord proper notice that the tenant will be moving on a certain date but then fails to move, the tenant may be required to pay the landlord double rent for any occupancy after the noticedate.

SecurityDeposits

Landlordscommonlyrequireasecuritydepositfromtheirtenants.Thedepositcannotbemorethantwo months’rent,althoughanadditionalamountcanberequiredforpets. Whenatenancyends,thelandlord must tell thetenant, inpersonorinwriting,aninspectiondatetodetermine whether there hasbeen any damage.Thetenanthastherighttobepresentattheinspection.

Within30daysafterthetenancy ends,thelandlordeithermustreturnthe entiredeposittothetenant or givethetenant awritten, itemizedlistofdamagesforwhichallorpartofthedeposit isbeingwithheld. If only part of the deposit is withheld, the landlord must return the remainder with the itemized list. A landlord may withhold money from the deposit to cover the cost of any damage to the dwelling other than normal wear and tear; any back rent the tenant owes; or any rent lost because the tenant failed to givepropernoticeforendingthetenancy.

Thelandlordisonlyobligatedtosendthesecuritydepositandtheitemizedlistofdamagetothetenant’s last known address, so it is important for the tenant to make it known where the tenant will be staying duringthe30daysafterthetenancyends.Anylandlordwhowrongfullywithholdsallorpartofasecurity depositcanbeorderedbyacourttopaythetenanttwicetheamountwrongfullywithheld.

NewOwners

If the landlord should sell a rental property, the tenants still are obligated to pay rent to the original landlordunlesstheyacceptthenewownerastheir landlordbypayingrent tothenewowner.Whenthe new owner demands rent, each tenant must be shown the deed to the premises. If a tenant then refuses topayrent,thenewownermayevictthattenantbyfilingaspecialcourtaction.Ifthetenantaccepts the newownerbypayingrent,anewlandlordandtenantrelationshipiscreated,andthetenantcannotclaim laterasadefensethatthelandlorddidnotdisplaythedeedtotheproperty.

Anyonewantingtobuyrentedpropertyshouldtalktoalawyerconcerningexistingleasesand problemsthatmightarise,suchassecuritydepositsthetenantsgavetothepreviousowner.

EVICTIONS

The only legal way to evict a tenant is through the courts. Evictions are governed by Chapters 534 and 535oftheRevisedStatutesofMissouri.Therearetwotypesofcourtactionsforevictionthatalandlord can file: A rent and possession action and an unlawful detainer action. The landlord must be aware of therequirementsofeach oneandfollowthemprecisely,ortheassociatecircuitcourtjudgemaydismiss thesuit.

A rent and possession action (also known as a landlord’s complaint) is a suit against a tenant who is behind in rent. An unlawful detainer action is a suit by a landlord against a tenant who has not moved outafterthelandlordhasproperlyendedthetenancy.

GivingNotice

Notice is not required prior to filing a rent and possession action. The only requirements for filing are thatthetenantbebehindinpayingrentandthatthelandlordhasdemandedpayment.

Before filing an unlawful detainer action, however, the landlord must end the tenancy by giving the tenantpropernotice.Thisnoticemust begivenaccordingtotheterms ofthewrittenleaseor,ifthereis an oral agreement, the notice must be delivered personally to the tenant by the landlord or a representative. This delivery must occur at least one month before the next date that rent is due. If the tenant cannot be found, the notice can be posted on the tenant’s door. Anyone finding an eviction is necessary should talk to a lawyer about notice and court proceedings before taking action against a tenant.

FilingtheComplaint

Thelandlordmayfileeitherarentandpossessionpetitionoranunlawfuldetainerpetitionintheassociate circuit court. The landlord, a representative or attorney must go to the county courthouse and complete either a landlord’s complaint or an unlawful detainer complaint. The landlord’s complaint form is supplied by the court and can be completed there. An unlawful detainer form is not supplied; the complaintmust bepreparedbythelandlordor anattorney.Wheneithercomplaint isfiled,thelandlord mustpayafilingfeeandafeeforthecostofserving(thatis,delivering)thecomplaint.

ServingtheComplaint

Afteracomplaintisfiled,itandasummonstoappearincourtaresenttothecourtadministrator’soffice. In both a rent and possession action and an unlawful detainer action, a process server then takes the complaint and a summons and tries to serve (deliver them to) the tenant or a member of the tenant’s family over the age of 15 years living at the address stated in the complaint. In a rent and possession action (but not in an unlawful detainer action), the landlord also may ask that a copy of the summons and complaint be mailed to the tenant and posted on the rental property at the same time the process serverstartstryingtodeliverthempersonally.

If a process server is successful in serving a summons under either kind of court action, the court date mustbesetforatleastfivedaysafterthesummonsisserved.Inallunlawfuldetaineractions,andinrent and possession actions where initial service by mail and posting is not requested, the plaintiff must requestanaliassummonsiftheprocessserveris unabletoservethedefendantatleastfivedaysbefore

acourtdatethatwasestablishedwhenthecomplaintwasfiled.Thismeans anewcourtdatewillbe set andservicewillbeattemptedonemoretime.

When the process server has failed to serve the tenant, the landlord has two options. The landlord can request an Associate Circuit Court order appointing a process server of the landlord’s choice to try to servethesummonsagain.Or,thelandlordcanrequestthatservicebemadebymailandposting.

In either unlawful detainer or rent and possession suits where mail and posting are used, the court date mustbemorethan10daysafterthemailingandposting.Oncethisperiodhaspassed,ajudgemayhear the case and returnpossession of the property to the landlord, even if personal serviceof the complaint and summons was unsuccessful. However, under these circumstances the judge cannot rule that the tenantowesthelandlordanyrent.

DuringandAftertheTrial

The day of the trial, the landlord and tenant must bring all of their evidence (receipts, records, leases, noticestovacateandsoforth)andwitnesses.Eitherpartymaybeself-representedormayberepresented by an attorney; however, neither party may send a person who is not an attorney to represent them in court.Alandlordwhoisacorporationmustberepresentedbyanattorney.

If the tenant loses the case, the tenant has 10 days to appeal. If the tenant does not appeal the decision within10days,thelandlordmaypayafeetothecourtadministratorandrequestthata“writofexecution and restitution” be issued. This writ directs the sheriff to evict the tenant and the tenant’s possessions andgivetherentalpropertybacktothelandlord.

Before a county deputy physically evicts a tenant, the county usually will send a “notice to vacate premises”tellingthetenantoftherequirementstomoveoutbyacertaindate.Ifthetenantdoesnotmove out by thatdate, the deputy will physically move thetenant and put the tenant’s possessions outside. If thenoticetovacateisthe firstnoticethatthetenanthasreceived,andthetenantisunawarethata court proceedinghasoccurred,thetenantshouldseealawyerimmediately.

CriminalViolations

Sometimes a landlord will try to evict a tenant by force (removing the front door, changing the locks, turningofftheutilities,etc.).Theseactionsusuallyareviolationsofbothcriminalandcivillaw,andthe landlordmaybesubjecttocriminalprosecutionaswellasalawsuitseekingdamages.

The tenant, on the other hand, could be subject to criminal prosecution and a lawsuit if the tenant intentionallydestroysordamagesthelandlord’sproperty orgivesfalseinformationtothelandlordona written application. The tenant also can be prosecuted if the tenant refuses, after reasonable notice, to allowthelandlordtoenterthepropertytomakeinspectionsorrepairs.

Makinginspectionsorrepairsconstitutetheonlyreasonalandlordcandemandtoenteranapartment.A landlord is trespassing if the landlord enters an apartment in a non-emergency situation without giving reasonablenoticetothetenant.

EvictionsinPublicandSubsidizedHousing

Additional procedures for evicting tenants from public housing are set out in federal statutes and regulations. A tenant in public housing cannot be evicted until the tenant has been given the chance to haveahearingbeforeahearingofficerorhearingpanel.

Subsidized housing is provided by the federal government throughseveral programs. Theproceduresa landlord must take to evict a tenant are set out by federal law according to the program involved. All includewrittennoticetothetenant.Tolearnmoreaboutthesestatutesandregulations,contactyourlocal HUDofficeat:

US Department of Housing & Urban Development

400StateAvenue,Suite 200,KansasCity,KS66101

www.hud.gov–913-551-5462

PROVISIONSOFINDEPENDENCELANDLORDANDTENANTCODE

TheCodeoftheCityofIndependenceinChapter4,Article11,Paragraph.001setsoutactsofalandlord thatareprohibited.

ProhibitedActsofLandlords

 Leasingorotherwisepermittingtheoccupationofanydwellingunitwhichdoesnotcomplywith requirementsofSections4.01.011through4.01.031oftheCityCode.

 Removingorexcludingatenantoratenant’spersonalpropertywithoutfollowingthoseeviction proceduressetoutintheMissouristatutes.

 Willfullyturningoffelectric,gas,waterorsewerservicesto thedwellingunitwiththeintentof evicting atenant without judicial process and courtorder. Note:This provision does not relieve atenantfromliabilityforanyutilitypaymentsforwhichthetenantislegallyresponsible.

 Leasingorotherwisepermittingtheoccupationofanydwellingunitwithoutprovidingthelessee ortenantacopyoftheIndependenceLandlord/TenantGuideandobtainingthelesseeortenant’s signatureasproofofreceipt..

TheCodeoftheCityof IndependenceinChapter 4,Article11, Paragraph.002setsoutactsof atenant thatareprohibited.

ProhibitedActsofTenant

 Willfullymisrepresentingmaterialinformationto alandlordinawrittenrentalapplicationwith theintentofobtainingpossessionofadwellingunit.

 Damagingleasedpremises.

 Refusingthelandlordentrytoinspecttheleasedpremisesforthepurposeofmakingrepairs.

 Damaging or removing part of the structure or dwelling unit or the facilities, equipment or appurtenances or failing to take reasonable steps to prevent any other person from doing so; or taking additional occupants, subleasing, renting or turning over the premises to any person withoutthelandlord’sknowledgeandconsent.

AdditionalProvisions

Deficientpropertyis designatedbytheCode Official.Adwellingunitmay bedesignated asa deficient propertywhenalandlordfailstocorrectviolationsidentifiedinaformalenforcementaction.Adwelling unit may be designated as a deficient property when the dwelling unit is the subject of three, separate, formal enforcement actions by the Code Official within a single year. A formal enforcement action means thesteps takenbytheCodeOfficial ortheofficial’s duly authorized designee,to cause property tobemaintainedinaccordancewiththerequirementsofthisArticle,initiationofwhichrequireswritten notificationfromtheCodeOfficialtothelandlord.

EnforcementofLandlordandTenantCode

AllprovisionsoftheLandlordTenantCode,Chapter4,Article11,maybeenforcedbyacomplaintfiled with the Regulated Industries Division or by a complaint filed with the City Prosecutor by a Code EnforcementOfficerwhohaspersonallyobservedconditionsviolatingthesection.Acomplaintwiththe Regulated Industries Division may be filed by a landlord, tenant or neighbor of the dwelling unit. Complaints regarding violations of other provisions of the Code may be filed with the City Prosecutor and may be filed by the landlord or the tenant. Complaints filed with the City Prosecutor will be heard inMunicipalCourtthesameasforotherordinanceviolations.

Complaints

ComplaintswiththeRegulated Industries Divisionshouldbefiled onformsprovided.These forms can beobtainedby contactingtheRegulated IndustriesDivision.Theformmayalsobedownloadedin .pdf format at www.independencemo.org. Within 14 days of receiving the complaint, the Regulated Industries Division will send the person complained against (defendant) notice of the complaint. The defendant then has 10 days in which to respond in writing to the complaint. After receiving the defendant’s response, the Regulated Industries Division will set a hearing date and will notify the complainant, the defendant, and any additionallandlord(s)and/or tenant(s) of the timeand placeofthe hearing.

If, at the hearing, the Regulated Industries Division finds that there is a violation of the Landlord and Tenant Code, the Regulated Industries Division will notify the person responsible for the violation (usually the defendant) of the violation and will direct the time and manner in which the violation will be corrected. Failure of the person responsible for the violation to correct the violation in the time and mannerspecifiedcanresultinacomplaintbeingfiledwiththeCityProsecutor,whichwillbeprosecuted inMunicipalCourt.

In addition to conducting a hearing for the Landlord and Tenant Complaint, the Regulated Industries DivisionhasthepowerundertheCityCodetodirectinspectionofthedwellingunitbyaCityInspector. IfitisdeterminedthatthedwellingunitisunfitforhumanoccupancytheRegulated IndustriesDivision cantakesteps to declare it Unsafe to Occupy and order the building vacated or can refer the complaint to the City Building Official who may declare the premises of the dwelling unit as Dangerous and can order that it be vacated and repaired or demolished. In situations where an emergency exists which requires immediate action to protect the public health, safety or welfare, the Regulated Industries DivisionorBuildingOfficialmayorderadwellingunitvacatedwithoutpriorhearing.

Mold,LeadorRadonComplaints

The city of Independence does not test for mold, lead or radon on premises. Visible mold will be addressed through the normal Regulated Industries process. Corrections identified by certified testing companiescanbeorderedthroughnormalprocess.Costofsuchtestingisattheexpenseofthetenantor landlordrequestingthetest.

ACTIONSLANDLORDSANDTENANTSCANTAKEWHENREPAIRSARENEEDED

WhentheTenantIsatFault

Ifthetenantfailstokeepthedwellingingoodrepairorinacleanandsanitarycondition,thelandlord can:

 Informthetenantoftheidentifiedneglect.

 Give the tenant proper notice (if the rental agreement is monthly) and then start eviction proceedings,or,ifthereisawrittenlease,takewhateveractionisprovidedforintheleaseunder thosecircumstances.

 Filealawsuitagainstthetenantfordamages.

WhentheLandlordIsAtFault

Ifthelandlordfailstokeepthepropertyingoodrepair,thetenanthasseveraloptions:

 Thetenantcaninformthelandlordofthedeficiencies.

 The tenant can file suit against the landlord under the provisions of Missouri’s Inadequate and DeficientHousingstatute(Sections441.500Ctseq.R.S.Mo.).Beforeattemptingthis,thetenant shouldfirsttalktoanattorney.Thisstatuterequiresthefollowing:

o The tenant must notify the landlord of the defects in writing, give a reasonable time for repair,andstatethatthetenantintendstowithholdrentifrepairsarenotmade.

o This rent must be saved and not spent by the tenant. Judges in Jackson County require that a tenant deposit all of the rent with the court before the judge will hear the tenant’s complaintordefense.

o If the landlord sues the tenant for rent and possession of the property, the tenant can depositalloftherentmoneywiththecourt.Thejudgewillthenhearthecase.Ifthejudge finds that the landlord has failed to keep the property in a livable condition, the judge could rule that the tenant does not owe any rent or, more commonly, reduce the amount ofrentowed.

 If the landlord still has not corrected the deficiencies, the tenant can sue for money as damages or,undercertainconditions,cansuethelandlordspecificallytofixthedeficiencies.

FailureofaLandlordtoMaintainanApartmentBuilding

Ifthelandlordfailstomaintainanentireapartmentbuildingratherthanjustonetenant’sapartment,the tenantscanfilesuitinassociatecircuitcourt,askingthecourttoappointareceivertomakerepairs.

ThetenantsmusthavetheBuildingOfficial,theRegulatedIndustriesDivision,theFireDepartment,or allthree,inspectthebuilding.Theinspectorsneedtobeabletogetinto alloftheapartments tomakea completeinspection.

If the landlord does not make the repairs within a reasonable time after receiving notice of the deficiencies, and if persons in a third or more of the available dwellings are willing to take part as plaintiffs,thetenantsmayfileasuitincircuitcourt.

Ifthecourtfindsthatabuildingisanuisance,thecourtwillorderallofthetenantsinthebuildingtopay their rent to the court or the receiver. The court will then order the owner or receiver to make the necessaryrepairs using this money. If the tenants continueto paytheir rent, the courtwill let them live inthebuildingwithoutfearofevictionforayearstartingwhenthelawsuitisfiledincourt.Thisprotects thetenantsfrompossiblerevengebythelandlord.

OTHERPROBLEMS

Manyotherproblemscanoccurbetweenlandlordsand tenants thatarenot coveredspecificallybyCity ordinancesandcodesorMissourilaw. Negotiationbetween thelandlordandtenantprobablyis thebest way to handle suchsituations. However, if that fails, the two partiesshouldcontact oneof the agencies listedin Appendix Aofthis guide ortalk to an attorney. Hereare some examples of situations thatcall forindividualnegotiationorarulingbyacourt:

 Whatconstitutesnormalwearandtearinanapartment,particularlyifatenanthasbeeninthe apartmentalongtime?

 Howlongcanatenanthaveavisitorinthelivingquartersbeforethevisitorisconsideredtobe livingthere?

 Whoisresponsibleifatenant’sbelongingsaredamagedbyfloodingduetobrokenwaterpipes orafireduetobadelectricalwiring?

 Whatarepermissiblereasonsforeviction?

 Howoftenandbyhowmuchcanthelandlordraisetherent?

 Whatcanatenantdoifthedepositwasnotreturnedwhenthetenantmovedout?

UTILITIES

The City of Independence operates an electric utility, water and a water pollution control department. Newcustomersmust contacttheCity UtilityCustomerServiceCenter,17221E.23rd Street, 325-7930. Oneworkingdays’noticeisrequiredbeforeservicecanbeturnedon.Adepositisrequiredundersome circumstances.Thecustomerremainsliableforthecostofservicereceivedduringoccupancy.

The City has service policies regulating the manner in which service is provided, the equipment necessaryfortheserviceandtheconditionsunderwhichservicemaybeterminated.Questionsregarding utility service and billing should be directed to Customer Service, 325-7930. Questions regarding electricalequipmentandsafetyshouldbedirectedtoBuildingInspections,325-7401orFirePrevention, 325-7123. Questions regarding sewer maintenance should be directed to Independence WPC/Sewer Maintenance,325-7727.

FIREPREVENTION

The goal of the Fire Prevention Division of the Independence City Fire Department is to provide an environment in which one can live and work free from the hazards of fire and explosion. Anyone who believes that a fire hazard exists, whether in their home, office, plant or elsewhere, may request an inspection.Thesehazardsusuallyincludeaccumulationsoftrash,faultywiring,orstorageofflammable liquids or other hazardous materials. Fire Prevention personnel will conduct an on-site inspection and makewrittenrecommendationsforabatingtheproblemandsettimelimitsforresolution.Insomecases, referral is made to other agencies for resolution. Information is also available regarding wood-burning stoves or fireplaces, types of fire extinguishers recommended for home use, and regulations regarding openburning.

Fire Prevention Division may be reached by calling 325-7123, during regular business hours. If an immediatehazardexists,regardlessoftimeorday,call9-1-1.

PETOWNERSHIP

ThemissionofIndependenceAnimalServices,in recognitionandrespectfortheanimal/humanbond, istoanticipateandprovideservicesthatwillensurepublichealthandsafety,enhancethequalityof ourcitizens’livesandpromoteanimalwelfarethrougheducation,enforcementandcommunity programs.

Contact Us: Animal Services offices are located inside City Hall on the lower level at 111 E. Maple Ave.Animal ServicesOfficers areavailableseven days aweekand can bereachedMonday through Fridayfrom8amto4pmat816-325-7205.For emergencies,call911anytime.

BarkingDogs:ConcernsregardingbarkingdogscanbereportedontheBarkingDogHotlineat816325-7213.

Limitationsonownership:AsaresidentofIndependenceyouareallowedtoown,keep,orharborup tofourdogsorfourcats oranycombinationofsuchanimalsnottoexceedfourinnumber,overthe ageofsixmonths.

Pit-bullOwnership:Onlycitizenswhoresidedandownedapit-bullorpit-bullmixonorbefore August28,2006,maykeepsuchadogwithintheCitylimits.Suchownersmustalso,haveappliedfor andreceivedapit-bulllicenseinaccordancewiththeCityordinance,andmaintainthepit-bullatall timesincompliancewiththepit-bulllicenserequirementsoftheCityordinance.

AnimalBites:AllanimalbitesandrabiesexposuresthatoccurinsidetheCitylimitsmustbereported toAnimalServices.AnAnimalServicesOfficerwillinvestigatetheincident,determinerabies vaccinationstatusofdomesticanimals,andquarantinethebiteanimalasnecessary.

DangerousDogs:People havetherighttolivewithoutfearofdangerousdogs.Youcancontact AnimalServicestodiscussanyincidentsinvolvingpotentiallyaggressive,dangerousorviciousdogs.

RestraintandControl:Allanimalsshouldbewalkedonleash,keptinanenclosedorfencedareafrom whichitcannotescape,oronatetherofsufficientstrengthtoconfinetheanimaltotheyardor premisesoftheowner.UnrestraineddogscanbereportedtoAnimalServicesduringregularbusiness hours.

AnimalCare:Allanimalsmustbeprovidedwithadequatecare,food,waterandshelter.This includesaccesstowater,propershelter,shadeandbeddingatalltimesforanimalskeptoutside. AnimalabuseandneglectconcernscanbereportedtoAnimalServicesandanAnimalServices Officerwillconductacrueltyinvestigationtoensurepropercareoftheanimalandcompliancewith CityCode.

Rabies:Alldogs,cats,ferretsandhorsesovertheageoffourmonthsmusthaveacurrentrabies vaccinationadministered byalicensedveterinarian.

Wildlife:Wildanimalsshouldnotbehandledduetoincreasedriskofdisease,includingtherabies virus.QuestionsregardingwildanimalscanbedirectedtoLakesideNatureCenterat816-513-8960or theMissouriDepartmentofConservationat816-622-0900.Ifahumanordomesticanimalhascome indirectcontactwithawildanimal,theanimalshouldbecontainedifpossible,andareportshouldbe madeimmediatelytoAnimalServices.Batsfoundinsideofaresidenceshouldalsobereportedto AnimalServices.

Animal Shelter:Animals impoundedby Animal Serviceswill be held at the Regional Animal Shelter located at21001 E. 78 Hwy. Youcancontact the shelter at913-808-3372 to inquire about adoptions, reclaimingananimalthathasbeenimpounded,ortomakealostorfoundpetreport.

APPENDIXA

AgenciesThatCanHelp

INCASEOFEMERGENCY,DIAL9-1-1

IndependenceCommunityDevelopmentDepartment

111E.MapleAvenue

Independence,MO64050

www.independencemo.org

NeighborhoodServicesDivision

325-7193-Propertyandhealthhazards

RegulatedIndustriesDivision

325-7083-Foodcomplaints&RentalReadyquestions

BuildingInspectionsDivision

325-7401–Constructionpermits,structuralhazards

IndependenceWaterDepartment 17221E.23rd Street

Independence,MO64057

325-7658-www.independencemo.org

325-7640afterhours

(Waterservicehazards)

IndependencePower& Light

17221E.23rd Street

Independence,MO64057

325-7550–www.independencemo.org

(Electricalhazards,poweroutage)

IndependenceWaterPollutionControl

14909E.TrumanRoad

Independence,MO64050

325-7727–www.independencemo.org

(Sewerbackups)

IndependenceFirePrevention 950N.SpringAvenue

Independence,MO64050

325-7123–www.fireonline@indepmo.org

(Firehazards)

IndependenceAnimalServicesDivision

111E.MapleAvenue

Independence,MO64050

325-7205–www.independencemo.org

(Animalissues)

LegalAidofWesternMissouri

4001BlueParkway,Suite300

KansasCity,MO64130

474-6750-www.lawmo.org

(Freelegaladvicetolowincomequalifyingpersons)

HumanRelationsCommission

Attn:HumanResourcesDepartment

111EMapleAvenue

Independence,MO64050

325-7385-www.independencemo.org

(Discriminationdisputesbetweenlandlordsand tenants)

HousingAuthorityofIndependence CentralOffice

210S.PleasantStreet

Independence,MO64050

836-9200–www.independenceha.com

(Lowrentandpublichousing)

CommunityServicesLeague

404N.NolandRoad

Independence,MO64050

254-4100-www.communityserv.org

(Winterization&utilityassistance)

U.S.DepartmentofHousing&UrbanDevelopment

400StateAvenue

KansasCity,KS66101-2406

(913)551-5644-www.hudgov.gov

800-669-9777DiscriminationHotline

APPENDIXB

IndependenceCityCode

“ARTICLE11.LANDLORDANDTENANTCODE

SEC.4.11.001.ACTSOFLANDLORDPROHIBITED.

A. Itshallbeunlawfulforanylandlordtoleaseorotherwisepermitorallowtheoccupationofany dwellingunitwhichdoesnotcomplywiththerequirementsofSections4.01.011through4.01.031of theIndependenceCityCode.

B. Itshallbeunlawfulfor anylandlordtoremoveorexcludeatenantoratenant'spersonalproperty fromthepremiseswithoutjudicialprocessandcourtorder.

C. Itshallbeunlawfulforanylandlordtowillfullydiminishservicestoatenantbyinterruptingor causingtheinterruptionofessentialservices,including,butnotlimitedtoelectric,gas,water,sewer,to thetenantortothepremiseswiththeintenttherebytoevictatenantorcauseatenanttovacatesaid premiseswithoutjudicialprocessandcourtorder.

D. Itshallbeunlawfulforanylandlordtoleaseorotherwisepermitorallowtheoccupationofany dwellingunitwithoutprovidingthelesseeortenantacopyoftheIndependenceLandlord/Tenant Guide,andobtainingthelesseeortenant’ssignatureasproofofreceipt.Anylandlordwhofailsto showsuchproofofreceipttotheCodeOfficial,whenrequestedtodosowhenthelandlord’sproperty isthesubjectofacodeenforcementactionbytheCodeOfficial,shallbesubjecttoaOneHundred Dollar($100.00)fineinMunicipalCourt.

SEC.4.11.002.ACTS

OFTENANTPROHIBITED.

A. Itshallbeunlawfulforanyperson,inawrittenapplicationtobecomeatenant,towillfully misrepresentmaterialinformationtothelandlordwiththeintenttodeceivethelandlordandthereby acquirepossessionofadwellingunit.

B. Itshallbeunlawfulfor anytenanttowillfullybreak,destroy,defaceorinjurepremises,oranypart thereof,leasedfromalandlord.

C. Itshallbeunlawfulforanytenanttowillfullyrefusetopermitorallowthelandlordtoenterand inspecttheleasedpremisesforthepurposeofmakingrepairs,uponreasonablenotice,orwithout advancenoticeifanemergencyconditionexists,absentawrittenleasewhichprovidesotherwise.

D. Itshallbeunlawfulforatenanttowillfullyorwantonlydestroy,deface,damage,impairorremove anypartofthestructureordwellingunitorthefacilities,equipment,orappurtenancesthereof,orto failtotakereasonablestepstopreventanyotherpersononthepremisesfromdoingso;ortotake additionaloccupants,sublease,rentorturnoversaidpremisestoanypersonswithoutthelandlord's knowledgeandconsent.

SEC.4.11.003.DEFICIENTPROPERTY.

A. AdwellingunitmaybedesignatedasadeficientpropertybytheCodeOfficialwhenalandlord failstocorrectviolationsidentifiedinaformalenforcementaction.

B. Adwellingunitshallbedesignatedasadeficientpropertywhenthedwellingunitisthesubjectof three,separate,formalenforcementactionsbytheCodeOfficialwithinasingleyear.

C. ForthepurposesofthisArticle,formalenforcementactionshallmeanthestepstakenbytheCode Officialortheofficial’sdulyauthorizeddesignee,tocausepropertytobemaintainedinaccordance withtherequirementsofthisArticle,initiationofwhichrequireswrittennotificationfromtheCode Officialtothelandlord.Suchnotificationshallidentifyeachviolationandincludeadatecertainfor correctionofeachviolation.

D. Atthetimeofthedetermination,theCodeOfficialshallfurnishnoticeofsuchdeterminationtothe landlordandthedwellingunit’stenant(s).Adeficientpropertyshallbesubjecttoperiodicinteriorand exteriorinspectionsbytheCodeOfficialforathree-year(3)period,thatthepropertyhasbeen determineddeficient.Adeficientpropertymaynotbeoccupiedbyanewtenantuntiltheunithasbeen inspectedbytheCodeOfficialanddeterminedtobeincompliancewiththeCityCode.

SEC.4.11.004.REMEDYANDPENALTY NOTEXCLUSIVE.

AllremediesandpenaltiesprovidedinthisArticleshallbeinadditiontoallotherprovisionsofthis Code,andnotinlieuorexclusivethereof;provided,however,thatnoactionmaybetakenagainstany personinviolationofthatperson'srightsasguaranteedbytheFifthAmendmenttotheUnitedStates Constitution.

SEC.4.11.005.AUTHORITYTOISSUECITATIONS.

EithertheDirectorofHealth,ortheCodeOfficial,orhisorherauthorizedrepresentative,isauthorized toissuecomplaintsandservecitationsonpersonschargedwithaviolationofthisArticle.

SEC.4.11.006.PENALTY.

Anyperson,firmorcorporationwhoshallviolateaprovisionofthisArticleshall,uponconviction thereof,besubjecttoafineofnotlessthanOne HundredFiftyDollars($150.00)forthefirst conviction,afineofnotlessthanThreeHundredDollars($300.00)forthesecondconviction,anda fineofnotlessthanFiveHundredDollars($500.00)forthethirdandsubsequentconvictionsorto imprisonmentnotexceedingaperiodofsix(6)months,orbothsuchfineandimprisonment.In additiontoorin-lieu-ofsuchfines,suchpersonmayberequiredtocompleteatrainingcourse regardingpropertymaintenance,andmayberequiredtoprovidecommunityservice.

SEC.4.11.007-4.11.999RESERVED.”

APPENDIXC

HousingRelatedComplaintForm

IwishtohavemycomplaintdirectedtothefollowingCommission:

HumanRelationsCommission

Name:

CitizenswithDisabilitiesCommission

Address: Apt.# Street City State Zip

IfApartment,nameofhousingcomplex:

Landlord/CompanyName:

Managername: Phone:

Natureofcomplaint: Repairs Utilities

Termsofleaseagreement

Other,pleaseexplain

EvictionNotice

Privacy

Whatdoyoubelieveisthebasisforthetreatment?

Age

Handicap

Gender

Race/Color

Ancestry

Other,pleaseexplain

Religion/Creed

NationalOrigin

Specifythemostrecentdateonwhichthediscriminatorytreatmenttookplace: Month Day Year

Approximatetimeofday: a.m. p.m.

Pleaseexplainwhatoccurred:

Note:Youmayusebacksideofformoradditionalpaperasneededtoexplaincomplaintindetail Icertifythatallstatementshereincludedaretruetothebestofmyknowledge

Signature Date Sendto: CityofIndependence,HumanResourcesDepartment 111E.MapleAvenue,Independence,MO64050 Phone:816-325-7385orFax:816-325-7393

APPENDIXD

RentalReadyProgram Information

Whatistherentalreadyprogram?

Rental ready is a rental inspection program that requires residential rental units to pass a basic health and safety inspection every two (2) years.

Whatisthepurposeoftheprogram?

The goals of the program are to protect the health, safety and welfare of the residents, maintain attractive and desirable neighborhoods, and ensure minimum standards for the interior of residential buildings.

Whoperformstheinspections?

The landlord will be required to hire a qualified housing inspector from the City’s approved list. The qualified housing inspector will inspect each units for the nine (9) basic health and safety items.

Whataretheinspectionitems?

The rental unit inspection include:

 No exposed electrical wire.

 All smoke detectors are in proper working order.

 All handrails are secure and functional.

 Property address street number shall be visible.

 All units shall have a working sanitary sewer system.

 At least one carbon monoxide detector be installed in all multi-family units and new or remodeled homes.

 A safe, continuous, and unobstructed means of egress shall be provide from the interior of a structure to a public way.

 Ground fault circuit-interceptors are required to be placed within six feet of any water source; including but not limited to bathrooms, garages, crawl space, unfinished basements, andkitchens.

 All furnaces, water heaters, and corresponding accessories shall be properly installed and maintained in a safe working condition, and shall be capable of performing the intended function.

HowdoIcontactaqualifiedhousinginspector?

The City has six (6) qualified rental housing inspectors. A list of those six companies, with contact information, can be found by visiting the Rental Ready website at www.indep.us/rentalready.

Whathappensifaunitfailsaninspection?

If a unit fails an inspection, the landlord will be required to resolve any deficiencies and have the unit re-inspected. No unit can be rented without an approved inspection form.

Formoreinformationabouttherentalreadyprogram,seetheCityofIndependencewebsiteat www.indep.us/rentalready.

AreYouPlanningtoBuyorRentaHomeBuilt Before 1978?

Did you know that many homes built before 1978 have lead-based paint? Lead from paint, chips, and dust can pose serious health hazards.

Read this entire brochure to learn:

•Howleadgetsintothebody

• About health effects oflead

•Whatyoucandotoprotectyourfamily

• Where to go for moreinformation

Beforerentingorbuyingapre-1978homeorapartment,federal law requires:

•Sellersmustdiscloseknowninformationonlead-basedpaintorleadbasedpainthazardsbeforesellingahouse.

• Real estate sales contracts must include a specific warning statement about lead-based paint. Buyers have up to 10 days to check for lead.

•Landlordsmustdiscloseknowninformationonlead-basedpaint andlead-basedpainthazardsbeforeleasestakeeffect.Leasesmust includeaspecificwarningstatementaboutlead-basedpaint.

Ifundertakingrenovations,repairs,orpainting(RRP)projectsin your pre-1978 home or apartment:

• Read EPA’spamphlet, TheLead-Safe CertifiedGuidetoRenovate Right, to learn about the lead-safe work practices that contractors are required to follow when working in your home (see page 12).

SimpleStepstoProtectYour Family from LeadHazards

If you think your home has lead-based paint:

• Don’t try to remove lead-based paintyourself.

•Alwayskeeppaintedsurfacesingoodconditiontominimize deterioration.

• Get your home checked for lead hazards. Find acertified inspector or risk assessor at epa.gov/lead.

•Talktoyourlandlordaboutfixingsurfaceswithpeelingor chippingpaint.

• Regularly clean floors, window sills, and othersurfaces.

•Takeprecautionstoavoidexposuretoleaddustwhen remodeling.

• When renovating, repairing, or painting, hire only EPA- or stateapproved Lead-Safe certified renovation firms.

• Before buying, renting, or renovating your home, have it checked for lead-based paint.

• Consult your health care provider about testing your children for lead. Your pediatrician can check for lead with a simple blood test.

• Wash children’s hands, bottles, pacifiers, and toysoften.

•Makesurechildrenavoidfatty(orhighfat)foodsandeat nutritiousmealshighinironandcalcium.

• Remove shoes or wipe soil off shoes before enteringyour house.

Lead Gets into the Body in Many Ways

Adults and children can get lead into their bodies if they:

•Breatheinleaddust(especiallyduringactivitiessuchasrenovations, repairs, or painting that disturb painted surfaces).

• Swallow lead dust that has settled on food, food preparation surfaces, and other places.

• Eat paint chips or soil that containslead.

Lead is especially dangerous to children under the age of 6.

• At this age, children’s brains and nervous systems are more sensitive to the damaging effects of lead.

•Children’sgrowingbodies absorb more lead.

•Babiesandyoungchildren oftenputtheirhands andotherobjectsintheir mouths. These objects can haveleaddustonthem.

Womenofchildbearingageshouldknowthatleadisdangerousto a developingfetus.

• Women with a high lead level in their system before or during pregnancy risk exposing the fetus to lead through the placenta during fetal development.

Health Effects of Lead

Lead affects the body in many ways. It is important to know that even exposure to low levels of lead can severely harm children.

Inchildren,exposuretoleadcancause:

•Nervoussystemandkidneydamage

•Learningdisabilities,attentiondeficit disorder,anddecreasedintelligence

•Speech,language,andbehavior problems

•Poormusclecoordination

•Decreasedmuscleandbonegrowth

•Hearingdamage

Whilelow-leadexposureismostcommon, exposuretohighamountsofleadcanhave devastatingeffectsonchildren,including seizures, unconsciousness, and, in some cases, death.

Althoughchildrenareespeciallysusceptibletoleadexposure,leadcan be dangerous for adults, too.

In adults, exposure to lead can cause:

•Harmtoadevelopingfetus

•Increasedchanceofhighbloodpressureduringpregnancy

•Fertilityproblems(inmenandwomen)

•Highbloodpressure

•Digestiveproblems

• Nerve disorders

•Memoryandconcentrationproblems

•Muscleandjointpain

Check Your Family for Lead

Getyourchildrenandhometestedifyouthinkyourhomehas lead.

Children’s blood lead levels tend to increase rapidly from 6 to 12 months of age, and tend to peak at 18 to 24 months of age.

Consultyourdoctorforadviceontestingyourchildren.Asimpleblood test can detect lead. Blood lead tests are usually recommended for:

•Childrenatages1and2

•Childrenorotherfamilymemberswhohavebeenexposedtohigh levels of lead

•Childrenwhoshouldbetestedunderyourstateorlocalhealth screeningplan

Yourdoctorcanexplainwhatthetestresultsmeanandifmore testing will be needed.

Where Lead-Based Paint Is Found

In general, the older your home or childcare facility, the more likely it has lead-based paint.1

Manyhomes,includingprivate,federally-assisted,federallyownedhousing,andchildcarefacilitiesbuiltbefore1978have lead-basedpaint.In1978,thefederalgovernmentbannedconsumer uses of lead-containing paint.2

Learnhowtodetermineifpaintislead-basedpaintonpage7.

Lead can be found:

• In homes and childcare facilities in the city, country, orsuburbs,

•Inprivateandpublicsingle-familyhomesandapartments,

•Onsurfacesinsideandoutsideofthehouse,and

• In soil around a home. (Soil can pick up lead from exterior paint or other sources, such as past use of leaded gas in cars.)

Learn more about where lead is found at epa.gov/lead.

1 “Lead-based paint” is currently defined by the federal government as paint with lead levels greater than or equal to 1.0 milligram per square centimeter (mg/cm), or more than 0.5% byweight.

2“Lead-containingpaint”iscurrentlydefinedbythefederalgovernmentasleadinnew driedpaintinexcessof90partspermillion(ppm)byweight.

IdentifyingLead-BasedPaintandLead-BasedPaint Hazards

Deteriorating lead-based paint (peeling, chipping, chalking, cracking, or damaged paint) is a hazard and needs immediate attention. Lead-based paint may also be a hazard when found on surfaces that children can chew or that get a lot of wear and tear, such as:

•Onwindowsandwindowsills

•Doorsanddoorframes

• Stairs, railings, banisters, andporches

Lead-based paint is usually not a hazard if it is in good condition and if it is not on an impact or friction surface like a window.

Leaddustcanformwhenlead-basedpaintisscraped,sanded,or heated.Leaddustalsoformswhenpaintedsurfacescontaining leadbumporrubtogether.Leadpaintchipsanddustcangeton surfaces and objects that people touch. Settled lead dust can reenter the air when the home is vacuumed or swept, or when people walk through it. EPA currently defines the following levels of lead in dust as hazardous:

• 40 micrograms per square foot (μg/ft2) and higher for floors, including carpeted floors

• 250 μg/ft2 and higher for interior windowsills

Lead in soil can be a hazard when children play in bare soil or when people bring soil into the house on their shoes. EPA currently defines the following levels of lead in soil as hazardous:

•400partspermillion(ppm)andhigherinplayareasofbaresoil

•1,200ppm(average)andhigherinbaresoilintheremainderofthe yard

Remember,leadfrompaintchips—whichyoucansee—andlead dust—whichyoumaynotbeabletosee—bothcanbehazards.

The only way to find out if paint, dust, or soil lead hazards exist is to test for them. The next page describes how to do this.

Checking Your Home for Lead

You can get your home tested for lead in several different ways:

• A lead-based paint inspection tells you if your home has leadbased paint and where it is located. It won’t tell you whether your home currently has lead hazards. A trained and certified testing professional, called a lead-basedpaint inspector,willconductapaintinspection using methods, such as:

• Portable x-ray fluorescence (XRF)machine

•Labtestsofpaintsamples

• A risk assessment tells you if your home currently has any lead hazards from lead in paint, dust, or soil. It also tells you what actions to take to address any hazards. A trained and certified testing professional, called a risk assessor,will:

• Sample paint that is deteriorated on doors, windows, floors, stairs, andwalls

•Sampledustnearpaintedsurfacesandsamplebaresoilinthe yard

• Get lab tests of paint, dust, and soilsamples

•Acombinationinspectionandriskassessmenttellsyouifyourhome hasanylead-basedpaintandifyourhomehasanyleadhazards,and wherebotharelocated.

Be sure to read the report provided to you after your inspection or risk assessment is completed, and ask questions about anything you do not understand.

Checking Your Home for Lead, continued

In preparing for renovation, repair, or painting work in a pre-1978 home, Lead-Safe Certified renovators (see page 12) may:

•Takepaintchipsamplestodetermineiflead-basedpaintis presentintheareaplannedforrenovationandsendthemtoan EPA-recognizedleadlabforanalysis.Inhousingreceivingfederal assistance,thepersoncollectingthesesamplesmustbeacertified lead-basedpaintinspectororriskassessor

• Use EPA-recognized tests kits to determine if lead-based paint is absent(butnotinhousingreceivingfederalassistance)

• Presume that lead-based paint is present and use lead-safe work practices

There are state and federal programs in place to ensure that testing is done safely, reliably, and effectively. Contact your state or local agency for more information, visit epa.gov/lead, or call 1-800-424-LEAD (5323) for a list of contacts in your area.3

3Hearing-orspeech-challengedindividualsmayaccessthisnumberthroughTTYby callingtheFederalRelayServiceat1-800-877-8399.

What You Can Do Now to Protect Your Family

Ifyoususpectthatyourhousehaslead-basedpainthazards,you cantakesomeimmediatestepstoreduceyourfamily’srisk:

•Ifyourent,notifyyourlandlordofpeelingorchippingpaint.

• Keep painted surfaces clean and free of dust. Clean floors, window frames, window sills, and other surfaces weekly. Use a mop or sponge with warm water and a general all-purpose cleaner. (Remember: never mix ammonia and bleach products together because they can form a dangerous gas.)

•Carefullycleanuppaintchipsimmediatelywithoutcreatingdust.

•Thoroughlyrinsespongesandmopheadsoftenduringcleaningof dirty or dusty areas, and again afterward.

• Wash your hands and your children’s hands often, especially before they eat and before nap time and bed time.

• Keep play areas clean. Wash bottles, pacifiers, toys, andstuffed animals regularly.

• Keep children from chewing window sills or other painted surfaces, or eating soil.

• When renovating, repairing, or painting, hire only EPA- or stateapproved Lead-Safe Certified renovation firms (see page 12).

•Cleanorremoveshoesbeforeenteringyourhometoavoidtracking in lead from soil.

• Make sure children avoid fatty (or high fat) foods and eat nutritious meals high in iron and calcium. Children with good diets absorb less lead.

Reducing LeadHazards

Disturbing lead-based paint or removing lead improperly can increasethehazardtoyourfamilyby spreadingevenmoreleaddustaround the house.

•Inadditiontoday-to-daycleaning andgoodnutrition,youcan temporarilyreducelead-basedpaint hazardsbytakingactions,suchas repairingdamagedpaintedsurfaces andplantinggrasstocoverleadcontaminatedsoil.Theseactionsare notpermanentsolutionsandwillneed ongoingattention.

•Youcanminimizeexposuretolead when renovating, repairing, or painting by hiring an EPA- or statecertified renovator who is trained in the use of lead-safe work practices. If you are a do-it-yourselfer, learn how to use lead–safe work practices in your home.

• Toremove lead hazards permanently, you should hire a certified lead abatement contractor. Abatement (or permanent hazard elimination) methods include removing, sealing, or enclosing lead-based paint with special materials. Just painting over the hazard with regular paint is not permanentcontrol.

Alwaysuseacertifiedcontractorwhoistrainedtoaddresslead hazards safely.

• Hire a Lead-Safe Certified firm (see page 12) to perform renovation, repair, or painting (RRP) projects that disturb painted surfaces.

• Tocorrect lead hazards permanently, hire a certified lead abatement professional. This will ensure your contractor knows how to work safely and has the proper equipment to clean up thoroughly.

Certified contractors will employ qualified workers and follow strict safety rules as set by their state or by the federal government.

Reducing Lead Hazards, continued

Ifyourhomehashadleadabatementworkdoneorifthehousingis receiving federal assistance, once the work is completed, dust cleanup activities must be conducted until clearance testing indicates that lead dust levels are below the followinglevels:

• 40 micrograms per square foot (μg/ft2) for floors, including carpeted floors

• 250 μg/ft2 for interior windowssills

• 400 μg/ft2 for windowtroughs

For help in locating certified lead abatement professionals in your area, call your state or local agency (see pages 14 and 15), or visit epa.gov/lead, or call 1-800-424-LEAD.

Renovating,Remodeling,orRepairing(RRP)aHome with Lead-BasedPaint

Ifyouhireacontractortoconductrenovation,repair,orpainting (RRP)projectsinyourpre-1978homeorchildcarefacility(suchas pre-schoolandkindergarten),yourcontractormust:

• Be a Lead-Safe Certified firm approved by EPAor an EPA-authorized state program

• Use qualified trained individuals (Lead-Safe Certified renovators) who follow specific lead-safe work practices to prevent lead contamination

• Provide a copy of EPA’slead hazard information document, The Lead-Safe Certified Guide to Renovate Right

RRPcontractorsworkinginpre-1978homesandchildcarefacilities must follow lead-safeworkpractices that:

•Containtheworkarea.Theareamustbecontainedsothatdustand debrisdonotescapefromtheworkarea.Warningsignsmustbeput up,andplasticorotherimpermeablematerialandtapemustbeused.

• Avoidrenovationmethodsthatgeneratelargeamountsof lead-contaminateddust.Somemethodsgeneratesomuchleadcontaminated dust that their use is prohibited. Theyare:

•Open-flameburningortorching

•Sanding,grinding,planing,needlegunning,orblastingwith powertoolsandequipmentnotequippedwithashroudand HEPAvacuumattachmentand

• Using a heat gun at temperatures greater than1100°F

• Clean up thoroughly. The work area should be cleaned up daily. When all the work is done, the area must be cleaned up using special cleaning methods.

• Dispose of waste properly. Collect and seal waste in a heavy duty bag or sheeting. When transported, ensure that waste is contained to prevent release of dust anddebris.

To learn more about EPA’s requirements for RRP projects visit epa.gov/getleadsafe, or read The Lead-Safe Certified Guide to

OtherSourcesofLead

Whilepaint,dust,andsoilarethemostcommonsourcesoflead, other lead sources alsoexist:

• Drinking water. Yourhome might have plumbing with lead or lead solder. Youcannot see, smell, or taste lead, and boiling your water will not get rid of lead. If you think your plumbing might contain lead:

•Useonlycoldwaterfordrinkingandcooking.

• Run water for 15 to 30 seconds before drinking it, especiallyif you have not used your water for a few hours.

Call your local health department or water supplier to find out about testing your water, or visit epa.gov/lead for EPA’s lead in drinking water information.

• Lead smelters or other industries that release lead into the air.

• Your job. If you work with lead, you could bring it home on your body or clothes. Shower and change clothes before coming home. Launder your work clothes separately from the rest of your family’sclothes.

• Hobbies that use lead, such as making pottery or stained glass, or refinishing furniture. Call your local health department for information about hobbies that may use lead.

•Oldtoysandfurnituremayhavebeenpaintedwithlead-containing paint.Oldertoysandotherchildren’sproductsmayhavepartsthat containlead.4

• Foodandliquidscookedorstoredinleadcrystalorlead-glazed pottery or porcelain may contain lead.

• Folkremedies, such as “greta” and “azarcon,”usedto treat anupset stomach.

4In1978,thefederalgovernmentbannedtoys,otherchildren’sproducts,andfurniture withlead-containingpaint(16CFR1303).In2008,thefederalgovernmentbanned leadinmostchildren’sproducts.Thefederalgovernmentcurrentlybansleadin excessof100ppmbyweightinmostchildren’sproducts(76FR44463).

For More Information

The National Lead Information Center

Learn how to protect children from lead poisoning and get other information about lead hazards on the Web at epa.gov/lead and hud.gov/lead, or call 1-800-424-LEAD (5323).

EPA’s Safe Drinking Water Hotline

For information about lead in drinking water, call 1-800-426-4791, or visit epa.gov/lead for information about lead in drinking water.

Consumer Product Safety Commission (CPSC) Hotline

For information on lead in toys and other consumer products, or to report an unsafe consumer product or a product-related injury, call 1-800-638-2772, or visit CPSC’s website at cpsc.gov or saferproducts.gov.

State and Local Health and Environmental Agencies

Some states, tribes, and cities have their own rules related to leadbased paint. Check with your local agency to see which laws apply to you. Most agencies can also provide information on finding a lead abatement firm in your area, and on possible sources of financial aid for reducing lead hazards. Receive up-to-date address and phone information for your state or local contacts on the Web at epa.gov/lead, or contact the National Lead Information Center at 1-800-424-LEAD.

Hearing-orspeech-challengedindividualsmayaccessanyofthe phonenumbersinthisbrochurethroughTTYbycallingthetollfreeFederalRelayServiceat1-800-877-8339.

U.S.EnvironmentalProtectionAgency(EPA) Regional Offices

ThemissionofEPAistoprotecthumanhealthandtheenvironment. YourRegionalEPAOfficecanprovidefurtherinformationregarding regulationsandleadprotectionprograms.

Region 1 (Connecticut, Massachusetts, Maine, New Hampshire, Rhode Island, Vermont)

RegionalLeadContact

U.S. EPA Region 1

5 Post Office Square, Suite 100, OES 05-4 Boston, MA 02109-3912 (888) 372-7341

Region 2 (New Jersey, New York, Puerto Rico, Virgin Islands)

RegionalLeadContact

U.S. EPA Region 2 2890 Woodbridge Avenue

Building 205, Mail Stop 225 Edison, NJ 08837-3679 (732) 321-6671

Region 3 (Delaware, Maryland, Pennsylvania, Virginia, DC, West Virginia)

RegionalLeadContact

U.S. EPARegion 3 1650 Arch Street Philadelphia, PA19103 (215) 814-2088

Region 4 (Alabama, Florida, Georgia, Kentucky, Mississippi, North Carolina, South Carolina, Tennessee)

RegionalLeadContact

U.S. EPA Region 4

AFC Tower,12th Floor, Air, Pesticides & Toxics 61 Forsyth Street,SW Atlanta, GA 30303 (404) 562-8998

Region 5 (Illinois, Indiana, Michigan, Minnesota, Ohio, Wisconsin)

RegionalLeadContact

U.S. EPARegion 5 (DT-8J)

77 West Jackson Boulevard Chicago, IL 60604-3666 (312) 886-7836

Region 6 (Arkansas, Louisiana, New Mexico, Oklahoma, Texas, and 66 Tribes)

RegionalLeadContact

U.S. EPA Region 6

1445 Ross Avenue, 12th Floor Dallas, TX 75202-2733 (214) 665-2704

Region 7 (Iowa, Kansas, Missouri, Nebraska)

Regional Lead Contact

U.S. EPA Region 7 11201 Renner Blvd. WWPD/TOPE

Lenexa, KS 66219 (800) 223-0425

Region 8 (Colorado, Montana, North Dakota, South Dakota, Utah, Wyoming)

RegionalLeadContact

U.S. EPA Region 8 1595 Wynkoop St. Denver, CO 80202 (303) 312-6966

Region 9 (Arizona, California, Hawaii, Nevada)

RegionalLeadContact

U.S. EPARegion 9 (CMD-4-2) 75 Hawthorne Street San Francisco, CA 94105 (415) 947-4280

Region 10 (Alaska, Idaho, Oregon, Washington)

RegionalLeadContact

U.S. EPA Region 10

Solid Waste & Toxics Unit(WCM-128)

1200 Sixth Avenue, Suite 900

Seattle, WA98101 (206) 553-1200

Consumer Product Safety Commission (CPSC)

TheCPSCprotectsthepublicagainstunreasonableriskofinjury fromconsumerproductsthrougheducation,safetystandards activities,andenforcement.ContactCPSCforfurtherinformation regardingconsumerproductsafetyandregulations.

CPSC

4330 East West Highway

Bethesda, MD 20814-4421

1-800-638-2772

cpsc.govorsaferproducts.gov

U. S.DepartmentofHousingandUrban Development (HUD)

HUD’s mission is to create strong, sustainable, inclusive communities and quality affordable homes for all. Contact HUD’s Office of Healthy Homes and Lead Hazard Control for further information regarding the Lead Safe Housing Rule, which protects families in pre-1978 assisted housing, and for the lead hazard control and research grant programs.

HUD

451 Seventh Street, SW, Room 8236

Washington, DC 20410-3000

(202) 402-7698

hud.gov/offices/lead/

Thisdocumentisinthepublicdomain.Itmaybeproducedbyanindividualororganizationwithout permission.Informationprovidedinthisbookletisbaseduponcurrentscientificandtechnical understandingoftheissuespresentedandisreflectiveofthejurisdictionalboundariesestablishedby thestatutesgoverningtheco-authoringagencies.Followingtheadvicegivenwillnotnecessarily providecompleteprotectioninallsituationsoragainstallhealthhazardsthatcanbecausedbylead exposure.

U.S.EPAWashingtonDC20460

U. S. CPSC Bethesda MD 20814

U.S.HUDWashingtonDC20410

EPA-747-K-12-001

September 2013

LeadFromPaint,Dust,andSoilinand AroundYourHomeCanBeDangerousif NotManagedProperly

•Childrenunder6yearsoldaremostatriskforlead poisoninginyourhome.

•Leadexposurecanharmyoungchildrenandbabieseven beforetheyareborn.

• Homes, schools, and child care facilities built before 1978 are likely to contain lead-based paint.

•Evenchildrenwhoseemhealthymayhavedangerous levelsofleadintheirbodies.

•Disturbingsurfaceswithlead-basedpaintorremoving lead-basedpaintimproperlycanincreasethedangerto yourfamily.

•Peoplecangetleadintotheirbodiesbybreathingor swallowingleaddust,orbyeatingsoilorpaintchips containinglead.

•Peoplehavemanyoptionsforreducingleadhazards. Generally,lead-basedpaintthatisingoodconditionisnot ahazard(seepage10).

DisclosureofInformationonLead-BasedPaintand/orLead-BasedPaintHazards

LeadWarningStatement

Housingbuiltbefore1978maycontainlead-basedpaint.Leadfrompaint,paintchips,anddustcanpose healthhazardsifnotmanagedproperly.Leadexposureisespeciallyharmfultoyoungchildrenandpregnant women.Beforerentingpre-1978housing,lessorsmustdisclosethepresenceofknownlead-basedpaintand/or lead-basedpainthazardsinthedwelling.Lesseesmustalsoreceiveafederallyapprovedpamphletonlead poisoningprevention.

Lessor’sDisclosure

(a)Presenceoflead-basedpaintand/orlead-basedpainthazards(check(i)or(ii)below):

(i)Knownlead-basedpaintand/orlead-basedpainthazardsarepresentinthehousing (explain).

(ii)Lessorhasnoknowledgeoflead-basedpaintand/orlead-basedpainthazardsinthe housing.

(b)Recordsandreportsavailabletothelessor(check(i)or(ii)below):

(i)Lessorhasprovidedthelesseewithallavailablerecordsandreportspertainingto lead-basedpaintand/orlead-basedpainthazardsinthehousing(listdocuments below).

(ii)Lessorhasnoreportsorrecordspertainingtolead-basedpaintand/orlead-based painthazardsinthehousing.

Lessee’sAcknowledgment(initial)

(c) Lesseehasreceivedcopiesofallinformationlistedabove.

(d) LesseehasreceivedthepamphletProtectYourFamilyfromLeadinYourHome.

Agent’sAcknowledgment(initial)

(e) Agenthasinformedthelessorofthelessor’sobligationsunder42U.S.C.4852(d)and isawareofhis/herresponsibilitytoensurecompliance.

CertificationofAccuracy

Thefollowingpartieshavereviewedtheinformationaboveandcertify,tothebestoftheirknowledge,that theinformationtheyhaveprovidedistrueandaccurate.

111E.MapleAve.  INDEPENDENCE,MISSOURI64050

Community Development Department, Regulated Industries Division (816) 325-7079

www.independencemo.org

RECEIPT FOR LANDLORD/TENANT GUIDE

Itshallbeunlawfulfor anylandlordtoleaseorotherwisepermitorallowtheoccupationofanydwellingunit withoutprovidingthelesseeortenantacopyoftheIndependenceLandlord/TenantGuide,andobtainingthe lesseeortenant’ssignatureasproofofreceipt.Anylandlordwhofailstoshowsuchproofofreceipttothe CodeOfficial,whenrequestedtodosowhenthelandlord’spropertyisthesubjectofacodeenforcement actionbytheCodeOfficial,shallbesubjecttoaOneHundredDollar($100.00)fineinMunicipalCourt.

Independence City Code, Chapter 4, Article 11, Section 4.11.001-D (Landlord and Tenant Code)

IherebyacknowledgethatIhavereceiveda copyoftheIndependenceLandlord/TenantGuide

Tenant’sName(PleasePrint):

RentalPropertyAddress:

Landlord’sName(PleasePrint):

Tenant’sSignature:

LandlordSignature:

Date:

ThisoriginaldocumentshouldbekeptbytheLandlord.