Understanding Reasonable Accommodations and Reasonable Modifications

[Lakita Woodson]

As a landlord or property manager, it’s essential to understand your responsibilities under the Fair Housing Act (FHA) when it comes to tenants with disabilities. Two key terms often misunderstood are Reasonable Accommodations and Reasonable Modifications. Knowing the difference can help you stay compliant, avoid discrimination claims, and provide fair access to housing for all applicants and residents.

What Is a Reasonable Accommodation?

A reasonable accommodation is a change to a rule, policy, or practice that allows a person with a disability to fully enjoy and use their housing. These changes don’t involve physical alterations to the property but instead adjust how housing services or policies are administered.

Examples of Reasonable Accommodations:

• Allowing a service animal or emotional support animal in a “no pets” community.

• Providing a reserved parking space closer to the resident’s unit for someone with mobility limitations.

• Permitting rent payment by mail or online for a resident who has trouble visiting the office.

• Extending rental deadlines temporarily due to hospitalization or disability-related delays.

Landlord Responsibility:

• Landlords must approve reasonable requests that do not create an undue financial or administrative burden.

• Requests should be handled promptly and confidentially.

• You may request verification of the disability or need for the accommodation (especially if it’s not obvious), but you cannot ask about the details of the disability itself.

Tenant Responsibility:

• The tenant must make the request (verbally or in writing) and explain how the accommodation relates to their disability.

• The tenant must continue to follow all lease terms unrelated to the accommodation.

What Is a Reasonable Modification?

A reasonable modification refers to a physical change made to a rental unit or common area that allows a person with a disability to fully use and enjoy the premises.

Examples of Reasonable Modifications:

• Installing a ramp or grab bars in a bathroom.

• Lowering countertops, peepholes, or light switches for wheelchair access.

• Widening doorways or removing carpet for mobility devices.

• Adding visual doorbells or smoke alarms for tenants who are hearing-impaired.

Landlord Responsibility:

• The landlord must allow the modification if it’s reasonable and necessary.

• For federally funded housing (like HUD or Tax Credit properties), the landlord is usually responsible for the cost of the modification.

• For private or market-rate housing, the landlord may require the tenant to pay for the modification and restore the unit to its original condition upon move-out (if the change affects future marketability).

• The landlord can ask for plans and proof that the work will be done safely and professionally.

Tenant Responsibility:

• The tenant is responsible for paying for and arranging the modification (unless the property receives federal assistance).

• The tenant must obtain the landlord’s approval before work begins.

• The tenant may be asked to restore the unit when vacating, depending on state or local law.

Best Practices for Landlords

• Respond to all accommodation or modification requests in writing and in a timely manner.

• Keep a Reasonable Accommodation/Modification Request Log for compliance records.

• Train leasing staff and maintenance teams on Fair Housing requirements.

• Post a notice or add a clause in your lease about Fair Housing rights for transparency.

Final Thoughts

Reasonable accommodations and modifications are not “special treatment” — they are legal rights designed to ensure equal access to housing. By being informed and cooperative, landlords can protect themselves from liability, build trust with tenants, and create a more inclusive housing environment.