City of Aurora, MO
Lawrence County
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Table of Contents
Table of Contents
[Ord. No. 90-2009 §1, 7-9-1990]
The City Council of the City of Aurora hereby declares it to be the public policy of the City to eliminate discrimination and safeguard the right of any person to sell, purchase, lease, rent or obtain real property without regard to race, sex, color, national origin, ancestry, religion, physical handicap, and without regard to whether a family has children. This Chapter shall be deemed an exercise of the police powers of the City of Aurora, Missouri, for the protection of the public welfare, prosperity, health and peace of the people of Aurora, Missouri.
[Ord. No. 90-2009 §2, 7-9-1990]
For the purpose of this Chapter the following terms, phrases, words and their derivations shall have the meanings given unless the contest otherwise indicates.
AGGRIEVED PERSON
Shall include any person who is attempting to provide housing for himself and/or his family in the City of Aurora, Missouri.
DISCRIMINATE
Shall mean distinctions in treatment because of race, sex, color, religion, ancestry, handicap, familial status or national origin of any person.
PERSON
Shall include any individual, firm, partnership or corporation.
[RSMo. §213.040]
A. 
It shall be an unlawful housing practice:
1. 
To refuse to sell or rent after the making of a bona fide offer, to refuse to negotiate for the sale or rental of, to deny or otherwise make unavailable, a dwelling to any person because of race, color, religion, national origin, ancestry, sex, handicap, or familial status;
2. 
To discriminate against any person in the terms, conditions, or privileges of sale or rental of a dwelling, or in the provision of services or facilities in connection therewith, because of race, color, religion, national origin, ancestry, sex, handicap, or familial status;
3. 
To make, print, or publish, or cause to be made, printed, or published any notice, statement or advertisement, with respect to the sale or rental of a dwelling that indicates any preference, limitation, or discrimination based on race, color, religion, national origin, ancestry, sex, handicap, or familial status, or an intention to make any such preference, limitation, or discrimination;
4. 
To represent to any person because of race, color, religion, national origin, ancestry, sex, handicap, or familial status that any dwelling is not available for inspection, sale, or rental when such dwelling is in fact so available;
5. 
To induce or attempt to induce any person to sell or rent any dwelling by representations regarding the entry or prospective entry into the neighborhood of a person or persons of a particular race, color, religion, national origin, ancestry, sex, handicap, or familial status;
6. 
To discriminate in the sale or rental, or to otherwise make unavailable or deny, a dwelling to any buyer or renter because of a handicap of:
a. 
That buyer or renter;
b. 
A person residing in or intending to reside in that dwelling after it is so sold, rented, or made available; or
c. 
Any person associated with that buyer or renter;
7. 
To discriminate against any person in the terms, conditions, or privileges of sale or rental of a dwelling, or in the provision of services or facilities in connection with such dwelling, because of a handicap of:
a. 
That person;
b. 
A person residing in or intending to reside in that dwelling after it is so sold, rented, or made available; or
c. 
Any person associated with that person.
B. 
For purposes of Sections 213.040, 213.045 and 213.050, RSMo., discrimination includes:
1. 
A refusal to permit, at the expense of the handicapped person, reasonable modifications of existing premises occupied or to be occupied by such person if such modifications may be necessary to afford such person full enjoyment of the premises, except that, in the case of a rental, the landlord may, where it is reasonable to do so, condition permission for a modification on the renter's agreeing to restore the interior of the premises to the condition that existed before the modification, reasonable wear and tear excepted;
2. 
A refusal to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford such person equal opportunity to use and enjoy a dwelling; or
3. 
In connection with the design and construction of covered multi-family dwellings for first occupancy after March 13, 1991, a failure to design and construct those dwellings in such a manner that:
a. 
The public use and common use portions of such dwellings are readily accessible to and usable by handicapped persons;
b. 
All the doors designed to allow passage into and within all premises within such dwellings are sufficiently wide to allow passage by handicapped persons in wheelchairs; and
c. 
All premises within such dwellings contain the following features of adaptive design:
1) 
An accessible route into and through the dwelling;
2) 
Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations;
3) 
Reinforcements in bathroom walls to allow later installation of grab bars; and
4) 
Usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space.
C. 
As used in Subdivision (3) of Subsection (B) of this Section, the term "covered multi-family dwelling" means:
1. 
Buildings consisting of four (4) or more units if such buildings have one (1) or more elevators; and
2. 
Ground floor units in other buildings consisting of four (4) or more units.
D. 
Compliance with the appropriate requirements of the American National Standard for Buildings and Facilities providing accessibility and usability for physically handicapped people, commonly cited as "ANSI A117.1", suffices to satisfy the requirements of Paragraph (a) of Subdivision (3) of Subsection (B) of this Section.
E. 
Where a unit of general local government has incorporated into its laws the requirements set forth in Subdivision (3) of Subsection (B) of this Section, compliance with such laws shall be deemed to satisfy the requirements of that Subdivision. Such compliance shall be subject to the following provisions:
1. 
A unit of general local government may review and approve newly constructed covered multifamily dwellings for the purpose of making determinations as to whether the design and construction requirements of Subdivision (3) of Subsection (B) of this Section are met;
2. 
The commission shall encourage, but may not require, the units of local government to include in their existing procedures for the review and approval of newly constructed covered multifamily dwellings, determinations as to whether the design and construction of such dwellings are consistent with Subdivision (3) of Subsection 2 of this Section, and shall provide technical assistance to units of local government and other persons to implement the requirements of Subdivision (3) of Subsection (B) of this Section;
3. 
Nothing in this Chapter shall be construed to require the commission to review or approve the plans, designs or construction of all covered dwellings, to determine whether the design and construction of such dwellings are consistent with the requirements of Subdivision (3) of Subsection 2 of this Section.
F. 
Nothing in this Chapter shall be construed to invalidate or limit any law of the State or political subdivision of the State, or other jurisdiction in which this Chapter shall be effective, that requires dwellings to be designed and constructed in a manner that affords handicapped persons greater access than is required by this chapter.
G. 
Nothing in Sections 213.040, 213.045 and 213.050, RSMo., requires that a dwelling be made available to an individual whose tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy would result in substantial physical damage to the property of others.
H. 
Nothing in Sections 213.040, 213.045 and 213.050, RSMo., limits the applicability of any reasonable local or state restriction regarding the maximum number of occupants permitted to occupy a dwelling, nor does any provision in Sections 213.040, 213.045 and 213.050, RSMo., regarding familial status apply with respect to housing for older persons.
I. 
As used in Sections 213.040, 213.045 and 213.050, RSMo., "housing for older persons" means housing:
1. 
Provided under any State or Federal program that the Commission determines is specifically designed and operated to assist elderly persons, as defined in the State or Federal program;
2. 
Intended for, and solely occupied by, persons sixty-two (62) years of age or older; or
3. 
Intended and operated for occupancy by at least one person fifty-five (55) years of age or older per unit. In determining whether housing qualifies as housing for older persons under this Subsection, the Commission shall develop regulations which require at least the following factors:
a. 
The existence of significant facilities and services specifically designed to meet the physical or social needs of older persons, or if the provision of such facilities and services is not practicable, that such housing is necessary to provide important housing opportunities for older persons; and
b. 
That at least eighty percent of the units are occupied by at least one person fifty-five (55) years of age or older per unit; and
c. 
The publication of, and adherence to, policies and procedures which demonstrate an intent by the owner or manager to provide housing for persons fifty-five (55) years of age or older.
J. 
Housing shall not fail to meet the requirements for housing for older persons by reason of:
1. 
Persons residing in such housing as of August 28, 1992, who do not meet the age requirements of Subdivision (2) or (3) of Subsection (I) of this Section, provided that new occupants of such housing meet the age requirements of Subdivision (2) or (3) of Subsection (I) of this Section; or
2. 
Unoccupied units, provided that such units are reserved for occupancy by persons who meet the age requirements of Subdivision (2) or (3) of Subsection (I) of this Section.
K. 
Nothing in Section 213.040, 213.045, or 213.050, RSMo., shall prohibit conduct against a person because such person has been convicted by any court of competent jurisdiction of the illegal manufacture or distribution of a controlled substance, as defined by Section 195.010, RSMo.
L. 
Nothing in this Chapter shall prohibit a religious organization, association, or society, or any nonprofit institution or organization operated, supervised or controlled by or in conjunction with a religious organization, association, or society, from limiting the sale, rental or occupancy of dwellings which it owns or operates for other than a commercial purpose to persons of the same religion, or from giving preference to such persons, unless membership in such religion is restricted on account of race, color, or national origin. Nor shall anything in this chapter prohibit a private club not in fact open to the public, which as an incident to its primary purpose or purposes provides lodging which it owns or operates for other than a commercial purpose, from limiting the rental or occupancy of such lodging to its members or from giving preference to its members.
M. 
Nothing in this Chapter, other than the prohibitions against discriminatory advertising in subdivision (3) of Subsection (A) of this Section, shall apply to:
1. 
The sale or rental of any single family house by a private individual owner, provided the following conditions are met:
a. 
The private individual owner does not own or have any interest in more than three single family houses at any one time; and
b. 
The house is sold or rented without the use of a real estate broker, agent or salesperson or the facilities of any person in the business of selling or renting dwellings and without publication, posting or mailing of any advertisement. If the owner selling the house does not reside in it at the time of the sale or was not the most recent resident of the house prior to such sale, the exemption in this Section applies to only one such sale in any twenty-four (24) month period; or
2. 
Rooms or units in dwellings containing living quarters occupied or intended to be occupied by no more than four families living independently of each other, if the owner actually maintains and occupies one of such living quarters as his or her residence.
[Ord. No. 90-2009 §4, 7-9-1990]
It shall be unlawful for any bank, building and loan association, insurance company or other corporation, association, firm or enterprise whose business consists in whole or in part in the making of commercial real estate loans, to deny a loan to a person applying therefore for the purpose of purchasing, constructing, repairing, or maintaining a dwelling, or to discriminate against him in the fixing of the amount or conditions of such loan, because of the race, sex, color, religion, ancestory, handicap, familial status or national origin of such person or of any person associated with him in connection with such financing.
[Ord. No. 90-2009 §5, 7-9-1990]
A. 
The provisions of this Chapter, and particularly Section 240.030 hereof, shall not apply to the following:
1. 
A rental or leasing of a dwelling unit in a building which contains housing accommodations for not more than two (2) families living independently of each other, if the owner or members of his family reside in such dwelling unit.
2. 
A rental or leasing to less than five (5) persons living in a dwelling unit by the owner if the owner or members of his family reside therein.
3. 
Any single-family house sold or rented by an owner provided that such house is sold or rented:
a. 
Without the use of sales or rental facilities or services of real estate brokers, agents, salesmen, or persons in the business of selling or renting dwelling, and
b. 
Without the publication, posting or mailing of any advertisement in violation of Section 240.030(3) of this Chapter, provided however, that:
1) 
Nothing in this provision shall prohibit the use of attorneys, escrow agents, abstractors, title companies, and other such professional assistance as necessary to perfect or transfer the title, and
2) 
That any such private individual owner does not own any interest in, nor is there owned or reserved on his behalf, under any express or voluntary agreement, title to or any right to all or a portion of the proceeds from the sale or rental of more than three (3) such single-family houses at any one (1) time.
4. 
For the purposes of this Subsection (4), a person shall be in the business of selling or renting dwelling if:
a. 
He has, within the preceding twelve (12) months, participated as principal in three (3) or more transactions involving the sale or rental of any dwelling or any interest therein, or
b. 
He has, within the preceding twelve (12) months, participated as agent, other than in the sale of his own personal residence in providing sales or rental facilities or sales or rental services in two (2) or more transactions involving the sale or rental of any dwelling or any interest therein, or
c. 
He is the owner of any dwelling designed or intended for occupancy, by or occupied by five (5) or more families.
[Ord. No. 90-2009 §6, 7-9-1990]
A. 
There is hereby created a Fair Housing Committee whose membership shall consist of five (5) members, who shall be appointed by the Mayor of the City with the approval of the City Council.
B. 
Every complaint of a violation of this Chapter shall be referred to the Fair Housing Committee. The Fair Housing Committee shall forthwith notify the person against whom the complaint is made. The identity of the aggrieved person shall be made known to the person against whom the complaint is made at that time. If the Fair Housing Committee, after investigation, finds there is no merit to the complaint, the same shall be dismissed. If the Fair Housing Committee finds that there is merit in the complaint, in their opinion, then and in that event, the Fair Housing Committee will endeavor to eliminate the alleged discriminatory practice by conference and conciliation.
C. 
If the Fair Housing Committee is unable to eliminate the alleged discriminatory practice by a conference and conciliation, then and in that event, the Fair Housing Committee shall forward said complaint to the City Attorney for handling. The final determination of whether or not to prosecute on said complaint shall be left to the City Attorney.
[Ord. No. 90-2009 §7, 7-9-1990]
A. 
Any person convicted of a violation of this Chapter shall be punished by a fine of not more than two hundred dollars ($200.00) or by confinement in the City Jail for not more than thirty (30) days, or by both fine and imprisonment.
B. 
The City Attorney, instead of filing a complaint in Municipal Court of said City, may, as an alternative remedy, seek to have the alleged discriminatory practices abated by an action for an injunction to be maintained in the appropriate Circuit Court of the State of Missouri.