1.01.00
Under construction.
1.02.00
Houses may make limitations of Membership according to House theme, direction, needs or feasibility. In
no way may a House violate city, county, or state laws, or the policies within the Code.
1.03.00
New Section of Code: To Be Written
1.04.00
The process for signing a contract at a House has three parts. First, any prospective member must apply to become an Approved Applicant to the SHC. Second, Approved Applicants may continue the application process with the Houses they are interested in signing for. Both Approved Applicants and Current Members who wish to move to another House must attend a House tour, a House meeting, and a House meal at the House they wish to sign a contract for. Third, upon House approval and submission of appropriate paperwork to the SHC, the Approved Applicant or Current Member may sign a contract.
1.04.01 – APPLICATION TO THE SHC
1.04.02 – TOUR AND APPROVAL CARD
1.04.03 – SIGNING A CONTRACT
1.05.01 – MOVE-OUT
Membership contracts will expire at 6:00PM on the Sunday following the last day of MSU’s summer classes.
1.05.02 – MOVE-IN
New contracts will begin at 12:00PM on the Friday before the beginning of the first day of fall classes at MSU.
1.05.03 – INTERIM PERIOD
The interim period between move-out and move-in are reserved for members who are remaining in the House. Interim is paid for under the closing contract period.
1.06.01
No minor may sign a membership agreement unless his or her legal guardian co-signs the occupancy agreement of said minor.
1.06.02
In the case that the minor fails to or is not able to carry out their responsibilities as delineated in the membership and occupancy agreements, the Code, Bylaws, House constitution, and standing rules, the guardian of the minor will be held responsible for the execution of these responsibilities.
1.07.01
Current members can reserve a space in the SHC by making a request to the Member Services Coordinator or by signing a contract. Members will have from the beginning of the contract period to end of September to guarantee a space in their current House.
1.07.02
Members will have first full week of October to reserve a space in any available House.
1.07.03
After the first full week of October, unreserved spaces will be available to anyone wishing to sign a contract.
1.08.01
To be released from a contract, a member must sign a Request for Release of Membership and Occupancy Rights form. Priority will be given to requests by the date received at the SHC office.
1.08.02
Release will not be valid until a replacement Member has signed a contract, the Member Services Coordinator, the Vice President of Membership, and the House Membership Officer have signed the Release Request. A Member requesting release is financially responsible to the House until replacement is found.
1.08.03
A member who requests release may only be replaced if the House is otherwise full, or the member actively pursued a replacement by her/his own means. In the latter case, this must be decided by a majority House vote if there is any question. The exact vote must be reported to the SHC office before release is valid. Release is effective as of 12:01am of the starting date of the replacement contract.
1.08.04
An open spot as a result of eviction of a member will be filled prior to any and all release forms signed by members. The exception will be if a member signs a release form and finds a replacement for their spot.
1.08.05
Automatic Release: a member may be automatically released from their SHC assessment obligation for any of the following reasons (written documentation required):
1.08.06
A member, for any reason and at any time during the contract period, may pay three months of Assessment and three months of House Charges (though the amount of House Charges may be amended by majority house vote) in addition to any outstanding balance and their charges for the current month to release their current and future housing contracts with the SHC.
1.08.07
A member, for any reason, before their contract with the SHC for tenancy in one of our Houses has begun, may pay three months of Single Assessment in addition to any outstanding balance and charges to release their contract. Member shares may be applied to this cost.
1.08.08
Potential members who, after signing a contract, break that contract up until four weeks before the contract period begins, shall lose their House share, which shall be divided 50/50 between the House and the SHC. This forfeit of the House share will release the potential member from further contractual obligations. If the potential member personally refers an acceptable replacement to the House Membership Officer, he/she will be released from the contract without penalty, and will be refunded his/her House share.
1.09.00
Members who wish to move between Houses may do so by filling out a Contract Switch Request, which will allow them to either switch into an open space elsewhere in the system, or exchange spaces with another Member. Members who switch between houses will be responsible for one Assessment and both sets of House Charges until the space at their former house is released to another member.
1.09.01
Members who switch Houses or exchange places with another Member must be approved by the House they are moving into, and have a valid Tour and Approval Card.
1.09.02 – SWITCHING INTO AN OPEN SPACE
A member with a contract for a space in a House may switch their contract to an open space in another House. That Member will then be responsible for one Assessment and both sets of House Charges until their Release Request is filled.
1.09.03 – EXCHANGING PLACES
Before or during the contract period, two members with contracts may exchange places for the same contract period, provided that both Members are approved by the Houses they are entering, and the Member Services Coordinator is informed of the exchange in writing. The responsibility in such matters lies solely with persons directly involved, i.e. both persons must ensure that their space is filled.
1.09.04
Shares are transferable from one House to another for members in good standing.
1.10.01
In the event that a Member moves out of a House without being released from their contract, that Member can be declared an Absentee Member with a majority vote by the House or the Finance Committee.
1.10.02
Anyone declared an Absentee Member must be approved by the Vice President of Membership.
1.10.03
The Member will have 7 days from being informed that they were declared an Absentee Member to contest the declaration, should it have been wrongly issued by the House or Finance Committee.
1.10.04
When someone is declared an Absentee Member, that Member’s space will be considered a vacancy beginning the subsequent month (See 6.05.02).
1.10.05
An Absentee Member will continue to be charged assessment and House charges by the House Treasurer, and all fines and credits resulting from vacancies will be applied to the Vacancy Reserve. The Absentee Member will remain financially responsible unless a suitable replacement Member is found.
1.10.06
An Absentee Member will continue to be charged assessment and House charges by the House Treasurer, and all fines and credits resulting from vacancies will be applied to the Vacancy Reserve. The Absentee Member will remain financially responsible unless a suitable replacement Member is found.
1.11.00
New Code section: To be written.
1.12.00
New Section of Code: To Be Written
1.13.00
New Section of Code: To Be Written
1.14.00
New Section of Code: To Be Written
1.15.01
A Guest shall be defined as a non-member who stays overnight at the House for 3 consecutive days or 7 non-consecutive days in a month.
1.15.02
During the first month (31 days) that a Guest stays at a House this person must abide by that House's Guest policy.
1.15.03
In Houses where the number of current Members reaches the city-licensed capacity, a Guest who has stayed for one month must leave.
1.15.04
In Houses where the number of Members is below the city-licensed capacity, a Guest who has stayed for one month must leave or sign a contract of Membership and become a Member.
1.15.05
No one may sign a contract of membership without the permission of the current Membership.
1.15.06
Any House that accepts an additional Member or additional Members as per this Guest policy shall be assessed for the increased spaces beginning on the 32nd day of the former Guest’s stay at the House.
1.15.07
The aforementioned increase in assessments shall last so long as the House has more Members than the SHC-determined capacity.
1.15.08
Every Guest has to register with the SHC office. The registration form will include but is not limited to information regarding: House Member(s) responsible for Guest, the duration of the Guest’s stay in the House, and a current telephone number and email address with which the SHC can contact the Guest.
1.15.09
Any House that does not register their Guests will not be eligible for an assessment break.
1.16.00
New Section of Code: To Be Written
Concerning contracting process and obligations of Members as residents. Interim crew and inspections fall under another Section of Code.
1.17.00
New Section of Code: To Be Written
1.18.00
New Section of Code: To Be Written
1.19.00
The purpose of the Pet Policy is to allow members to keep uncaged animals while protecting the health and safety of House members, and the physical condition of the House. Dogs are not allowed in our Houses because they are apt to cause extensive damage to the House, and pose a liability in the case of bites. Pet owners must submit a Pet Agreement so the SHC is aware of all pets living in the system and has assurance that every pet has been properly vaccinated. The barriers to submitting a Pet Agreement are low, thus any member or House that does not register its pets is subject to a harsh penalty. Individual Houses may enforce stricter pet policies, but those policies may not directly violate any part of this section.
1.19.01
The term “pet” refers to all cats and other uncaged animals. Dogs are not allowed in any House.
1.19.02
No House located within the city of East Lansing may house more than four uncaged pets in accordance with East Lansing city code (Code of Ordinances City of East Lansing, Michigan Section 4-4a). This restriction does not apply to Houses located outside of the city of East Lansing.
1.19.03
The Maintenance Vice President is responsible for collecting reports from the Maintenance Officers as to which pets are living in each House, and who owns them at the beginning of each semester.
1.19.04
All pets must be registered with a single pet owner.
1.19.05
All pets must be approved by the House’s current membership when the pet owner applies for admittance of the pet, in accordance with any rules set in the House’s constitution. The Member Services Coordinator will inform prospective members of the pet’s pending residence before they sign a contract for the House.
1.19.06
Each pet is subject to re-approval at the first House meeting of each semester.
1.19.07
All pet owners must submit a Pet Agreement signed by the House Maintenance Officer and the pet owner to the Maintenance Vice President prior to the pet taking residence in the House. This Pet Agreement must specify that the pet owner is financially and otherwise responsible for any damage the pet causes to the House and that the pet owner has alternate housing plans for the pet.
1.19.08
Any member with a current outstanding balance of over $100 may not file a Pet Agreement.
1.19.09
All pet owners must submit proof of all vaccines and shots upon submitting a Pet Agreement to the Maintenance Vice President.
1.19.10
Upon request of the House, the Maintenance Vice President may require proof that the Pet has been treated for parasites or other health issues. Failure to treat the Pet or provide proof of treatment may result in referral for the Pet Owner or removal of the animal.
1.19.11
Any costs from damages attributed to the pet will be the responsibility of the pet owner and will be assessed to the owner by the House Treasurer on the charge sheet.
1.19.12 – VIOLATIONS OF THE PET POLICY
Any House that allows an uncaged pet for any amount of time without a properly submitted Pet Agreement will receive a written warning from the Maintenance Vice President. The House has one week to remove the pet or register it. After one week:
1.20.00
Effective: 07/15/2021
Responsible Executive Officer: Vice President of Membership
Responsible Committee: Membership
1.20.01 General/Policy Statement
In accordance with our Ends Policies, the SHC is committed to offering accessible, safe, and secure housing that is inclusive to a diversity of members and their needs. To those ends, we work with all Members so they have the tools and community necessary to survive and thrive. That includes working with and toward the ability to adequately and appropriately address all reasonable requests for accommodation.
1.20.02 Requirements and Process
Any member or prospective member seeking accommodation that requires exemption from SHC policies or modification to SHC property shall submit a Reasonable Accommodation Request Form to the Member Services Coordinator. Reasonable Accommodation Request Forms shall be filled out by the member or prospective member seeking accommodation, as well as their healthcare provider. Reasonable Accommodation Request Forms shall be available upon request at the SHC office.
1.20.03 Reasoning
This policy is an effort to reduce barriers to housing and maintain a community that values inclusivity. The SHC abides by Fair Housing laws.
1.20.04 Related Policies
1.20.05 Unreasonable Accommodations
The SHC reserves the right to deem any Accommodation Request for any SHC House as unreasonable, and/or offer alternate housing in another SHC House. An Accommodation Request can be deemed unreasonable for reasons including, but not limited to:
1.20.06 Contacts
Inqu - iries regarding an accommodation shall be made to the Member Services Coordinator.
1.20.07 Definitions
Reasonable accommodation shall refer to any change or exception to any SHC or House rule, policy, procedure, or service that would allow a person with a disability to have equal access to and enjoyment of their home.
Examples of reasonable accommodations include, but are not limited to:
A reasonable modification shall refer to any structural change made to existing premises that would allow a person with a disability to have equal access to and enjoyment of their home. Examples of reasonable modifications include, but are not limited to: Installing a grab bar in a shower Adding hand railings to stairs
1.20.08 Procedures
1.20.09 Forms and Instructions
History & Revisions
1/5/2021 | Approved by Membership Committee; submitted to Executive Team | |
7/14/2021 | Approved by Executive Team |
2.01.01
Houses may enforce stricter versions of these policies as long as those policies do not contradict the Code.
2.02.00
2.03.01 – MEMBERSHIP COMMITTEE
The Membership Committee shall consist of the membership officers of each Household and the Vice President of Membership.
2.03.02 – FACILITIES COMMITTEE
The Facilities Committee shall consist of the facilities officer(s) of each Household, at least one Board representative, the Maintenance Coordinator, and Vice President of Facilities.
2.03.03 – EDUCATION COMMITTEE
The Education Committee shall consist of at least one representative from each SHC House (representative may be any of the following: House President, manager, facilitator, or designated representative), at least one Board representative, any other interested parties, and shall be chaired by the Vice President of Education.
2.03.04 – FINANCE COMMITTEE
The Finance Committee shall consist of the treasurers of each Household, the Corporate Treasurer, the Executive Director, and staff as needed.
2.03.05 – AD HOC COMMITTEES
2.04.01 – PRESIDENT
The primary responsibilities of the President shall consist of:
2.04.02 – EXECUTIVE VICE PRESIDENT
The Executive Vice President shall be appointed by the President from among the Executive Committee within three weeks of their election. This individual must be elected or hired at an Executive Committee position prior to their appointment as Executive Vice President. The primary responsibilities of the Executive Vice President shall consist of:
2.04.03 – VICE PRESIDENT OF FACILITIES
The primary responsibilities of the Vice President of Facilities shall consist of:
2.04.04 – VICE PRESIDENT OF MEMBERSHIP
The primary responsibilities of the Vice President of Membership shall consist of:
2.04.05 – VICE PRESIDENT OF EDUCATION
The primary responsibilities of the Vice President of Education shall consist of:
2.04.06 – Corporate Treasurer
The Corporate Treasurer shall be appointed, within three weeks after the new officer elections, by the Board upon the recommendation of the Executive Committee, for a period of one year. The primary responsibilities of the Corporate Treasurer shall consist of:
2.04.07 – Corporate Secretary
The Corporate Secretary shall serve concurrently as a voting member of the SHC Board of Directors and the Executive Committee.
2.04.08 – OFFICER COMPENSATION
The goal of this section is to require the Board to exercise oversight of the Executive Committee, and provide a forum for doing so.
2.04.09 – OFFICER REPLACEMENT
2.05.00
The goal of this section is to include our Houses in the everyday workings of the SHC office, so that they may be better acquainted with cooperative principles in action and we as a cooperative may require less paid work.
2.05.01
Below is a table outlining the number of hours of labor each House must contribute to the office. The formula is Floor[# of Assessments/6].
House | # of Members | # of hours per week |
---|---|---|
415 Ann St. | 5 | 0 |
425 Ann St. | 15 | 2 |
140 Collingwood Dr. | 15 | 2 |
146 Collingwood Dr. | 9 | 1 |
152 Collingwood Dr. | 6 | 1 |
420 Evergreen Ave. | 12 | 2 |
415 M.A.C. | 24 | 3 |
501 M.A.C. | 24 | 3 |
505 M.A.C. | 23 | 3 |
525 M.A.C. | 10 | 1 |
236 N. Harrison | 20 | 3 |
239 Oakhill | 29 | 4 |
711 W. Grand River Ave. | 21 | 3 |
427 W. Hillsdale St. | 8 | 0 |
127 Whitehills Dr. | 19 | 3 |
2.05.02
Office Labor shall be under the direction of the Executive Director and Member Services Coordinator, and undertake tasks such as running errands, filing, and copying, or other particular tasks as requested.
2.05.03
Paid labor cannot count toward office labor hours. It is also mutually and expressly understood that office labor hours are voluntary and assigned by each house, and that members are not entitled to nor expect any present or future salary, wages, or other benefits for these voluntary services.
2.05.04
The Executive Committee shall not fail to have in place a policy for fining missed office labor hours and a House in the case they fail to notify the Office of their office laborer(s).
2.06
New Section of Code: Not yet written.
2.07.00
New Section of Code: To Be Written.
2.08.00
New Section of Code: To Be Written.
2.09.00
New Section of Code: To Be Written.
3.01.01
A Member’s financial obligation to their House is the House Charge which is defined by their House Budget and may be adjusted by fines and credits issued by their House.
3.01.02
A Member’s financial obligation to the SHC is the Assessment defined by the SHC Budget and may be adjusted by fines and credits issued by the SHC.
3.01.03
Full payments are due on the first of the month. A charge equaling 5% of an outstanding balance will be given to those who have a balance of over $100 on the 5th of the month. Late fines will be considered revenue for the Corporation that corresponds to the fine. A fine may only be waived on two conditions:
3.01.04
Payments to the SHC cannot be made in cash.
3.01.05
All checks should be made payable to: MSU Student Housing Cooperative, Inc.
3.01.06
Any person who presents a check that is dishonored will no longer be allowed to pay with checks.
3.01.07
The SHC shall post Member payments received at the SHC office within five days.
3.01.08
The SHC shall answer questions regarding Member account balances in a timely manner.
3.02.01
New Section of Code: To Be Written
3.05.01
Every month, a House is responsible for paying the SHC a monthly portion of Assessment assuming maximum occupancy according to House Occupancy.
3.05.02
The SHC will send a final Member Account Charge Sheet to the House Treasurer at least three days prior to the start of each month for posting conspicuously in the House. This sheet will show all charges and payments for that month, as well as the balance due for each Member for the upcoming month.
3.05.03
The SHC will deduct Assessments and other charges payable to the SHC from the Member payments received, and deposit the remainder to the House checking account.
3.05.04
Each House is to maintain money to be designated House Reserve. This amount is to be equal to $100 per member according to House Occupancy.
3.05.05
The purpose of the House Reserve is to prevent checks from bouncing. Accordingly, this money may be spent during the contract period, but must be replenished before the contract period ends.
3.05.06
Any surplus or deficit will be added to or subtracted from the accounts of the Members who contributed to the surplus or deficit in proportion to their time under contract for that period. Monthly transfers to the House’s checking account will be reduced by the amount of the surplus refunded to non-returning members.
3.05.07 – HOUSE VACANCY RESERVE FUNDING & USE
3.05.08 – House Savings Plan
3.06.01
SHC may only use its net savings in the following ways:
3.12.01 – HOUSE ROUTINE MAINTENANCE BUDGET
3.13.01
The SHC Member Share shall be equal to one month of Single Assessment at the date of contract signing. Members in good standing shall have their shares returned to them, provided that no charges have been incurred as a result of other policies.
3.16.01 – DELINQUENT MEMBER ACCOUNTS
3.16.02 – BAD DEBT PURCHASING POLICY
3.16.03 – OUTSTANDING BALANCE BETWEEN CONTRACTS
4.02.01
The maximum occupancy and the number of rooms a House may declare as suitable for double occupancy is as follows:
House | Occupancy | # of non-single rooms |
---|---|---|
415 Ann St. | 5 | 2 |
425 Ann St. | 15 | 4 |
140 Collingwood Dr. | 15 | 0 |
146 Collingwood Dr. | 9 | 2 |
152 Collingwood Dr. | 6 | 1 |
420 Evergreen Ave. | 12 | 2 |
415 M.A.C. | 24 | 8 |
501 M.A.C. | 24 | 7 |
505 M.A.C. | 22 | 4 |
525 M.A.C. | 10 | 2 |
236 N. Harrison | 21 | 4 |
239 Oakhill | 29 | 9 |
711 W. Grand River Ave. | 21 | 0 |
427 W. Hillsdale St. | 8 | 0 |
127 Whitehills Dr. | 19 | 1 |
4.03.01
The Facilities Committee will distribute up to 1.5% of the total annual Assessment of the SHC per contract period as Physical Development Grants for Houses.
4.03.02
Grant Applications must be approved by a simple majority vote at a regularly-scheduled, quorum House Meeting.
4.03.03
Houses must submit Grant Applications to the Vice President of Facilities at least 24 hours prior to the Facilities Committee meeting during which they will be reviewed.
4.03.04
The Grant Application must include:
4.03.05
The Vice President of Facilities may veto a proposal if they feel that funding the project would not positively impact the long-term physical development of the SHC.
4.03.06
If a project runs over budget, the requesting House will be responsible for covering the difference.
4.04.01 – FURNITURE PROVISIONS
4.04.02 – APPLIANCE PROVISIONS
4.05.00
Effective: 12/7/2022
Responsible Executive Officer: Vice President of Facilities
Responsible Committee: Facilities
4.05.01 General Policy Statement
The SHC is committed to living in safe and secure homes, while also creating an empowered environment without interfering with House Autonomy in quality of life/culture issues of the household. The House Maintenance policy is intended to define and streamline steps aimed toward more effective use of our shared resources.
4.05.02 Requirements and Process
The SHC’s Maintenance Team is responsible for ensuring that every House has:
The SHC’s Maintenance Funds will pay for the routine maintenance, repair, and end-of-lifecycle replacement of the following:
A House or Member may be, in part or in whole, held responsible for the cost of any service calls and repairs billed to the SHC if any of the following are true:
Every House and its members are responsible for ensuring that they:
Individual Houses shall be responsible for the purchase of common and inexpensive tools needed for House maintenance. However, a House may petition the SHC Maintenance Committee for funding for tools if the need is demonstrated.
Houses are responsible for the maintenance, repair, and (when necessary and applicable) end-of-life replacement of:
4.05.03 Reasoning
By identifying who should pay for, fix, or call a contractor to solve an issue, houses can be more effectively maintained; and house and SHC budgets can better account for and/or predict maintenance expenditures.
4.05.04 Related Policies
4.05.05 Exclusions/Exceptions
TBD
4.05.06 Contacts
Inquiries regarding this policy, or excepted may be directed to Vice President of Facilities, email facilities@spartan.coop
4.05.07 Definitions
4.05.08 Procedures
The Vice President of Facilities, SHC Office Dispatch, and/or SHC Maintenance Tech will provide support and training for members and houses for performing these responsibilities when needed.
If these repairs are more than House and its members can either afford or perform, they may submit service calls and repairs to the SHC to be performed and/or paid, with approval of the Vice President of Facilities, SHC Office Dispatch, and/or SHC Maintenance Tech.
4.05.09 Forms and Instructions
“Appropriate notification” of the SHC to a maintenance issue shall take the form of a Maintenance Request form, available on the SHC website or your member portal. Further instruction for effective submission of this form will be provided on the SHC website.
https://www.spartan.coop/homepage-4/maintenance/maintenance-requests/
History & Revisions
9/27/2022 | Developed as part of Rowan Price’s VISTA Service, 2022; Noah Dreiling, Facilities Officer, Bowie | |
11/14/2022 | Reviewed by Executive Team | |
12/07/2022 | Revisions Submitted; Approved by Executive Team |
4.06.01
Each year all Houses will undergo city housing inspections, city fire inspections, and insurance inspections. A House may also be subject to random inspections by the Maintenance Committee, the Maintenance Vice President, or the Maintenance Coordinator.
4.06.02
Each House shall be responsible for passing their annual inspections. The Maintenance Vice President and the Maintenance Coordinator shall be responsible for educating the House Maintenance Officers by providing the House Maintenance Officers with a list of possible violations one month before the inspection date.
4.06.03
Any House that does not pass its inspections and thereby incurs any penalties or fees may be responsible for the payment of such penalties and fees. Upon appeal, the Maintenance Committee shall decide if these penalties will be the House's responsibility.
4.06.04
Any House that shows negligence in correcting violations may be subject to a fine recommended by the Maintenance Committee and approved by the Board.
4.06.05
Once the Maintenance Vice President has made an attempt to contact a Maintenance Officer in regards to scheduling an SHC inspection, a Maintenance Officer has to schedule a date for inspection with the Maintenance Vice President and Maintenance Coordinator within three weeks of contact. If the Maintenance Officer fails to do so, the Maintenance Vice President and Maintenance Coordinator may inspect the House without the presence of the Maintenance Officer.
4.06.06
In the event that a Maintenance Officer schedules an SHC inspection with the Maintenance Vice President and Maintenance Coordinator but fails to be present at the House at the scheduled time, the Maintenance Vice President and Maintenance Coordinator may inspect the House without the presence of the Maintenance Officer.
4.07.01
Any Member who decides to paint their room in any way, will be subject to a House vote to determine whether the room needs to be repainted by that Member at the end of that Member’s tenure, for the sake of attractiveness and viability for future Members a particular room. The House Maintenance Officer will be responsible for bringing this concern before the House at a regularly scheduled House meeting.
4.09.01
SHC Houses, by law, must comply with the East Lansing Parking and Code Enforcement policies, as enacted by the East Lansing City Council. In the unfortunate occurrence of a PACE action, the following rules apply:
4.10.01
Any Members displaced by emergency maintenance work will be provided with reasonable accommodation in the form of vacancies in other Houses. The Maintenance Coordinator, the Executive Vice President, and the House Maintenance Officer will work cooperatively to ensure that House Members are kept together to the extent possible.
4.10.02
Should a situation arise in which there are not enough vacancies in other Houses to reasonably accommodate displaced Members, the Executive Committee, the individual House, or the Physical Development Committee shall bring proposal for reasonable accommodation or contract release before the Board of Directors for their approval.
4.11.01
The needs and well being of the members shall be taken into consideration first and foremost. A maintenance situation shall be considered an emergency if it violates city, state or federal code; shows a clearly warranted need by the House that has not been previously budgeted for; or threatens a severe disruption of normal living standards, as determined by at least two of the following: the Maintenance Coordinator, the Executive Vice President, and the House Maintenance Officer.
4.11.02
Any money spent on an emergency shall be taken from the Emergency Section of the Maintenance Budget.
4.12.01
If, in the course of a project, additional general labor is needed, the first resource shall be interested SHC members.
4.12.02
The rate of pay for work crew members shall be minimum wage plus one third the difference between minimum wage and the approximate wage of hiring outside contractors, or a wage decided upon by the Board of Directors.
4.12.03
The work crew shall be overseen by the Maintenance Coordinator.
4.12.04
All hiring of physical development work crews shall be done with the approval of the Facilities Committee and the Vice President of Facilities.
4.13.01
SHC Physical Development Budget is responsible for all Capital Improvement Projects, and New House Provisions.
4.13.02
All purchases and/or contracted work over the amount of $500, made by the Maintenance Coordinator or the Maintenance Vice President, must have at least three bids except in an emergency case.
4.15.01
The SHC shall maintain a supply of tools to be available for use by House Maintenance Officers in performance of their House and corporate duties. These shall be tools that are too expensive for an individual House to afford or would be used so infrequently by one House that it is more practical to have SHC purchase, store, and maintain them for the specific use by any and all Houses.
4.15.02
The Maintenance Vice President shall maintain an accurate inventory of SHC tools and supplies. Said inventory is to be updated each spring and fall.
4.15.03
All SHC tools and supplies shall be kept at 239 Oakhill Ave. locked in the basement SHC Tool Library. The SHC Tool Checkout List shall also be on display at 239 Oakhill Ave.
4.15.04
SHC tools and supplies may be checked out by any member by signing them out on the SHC Tool Library Checkout List and signing the SHC Tool Library User Agreement that are located at the SHC office. Members who will be using the tools can contact the Maintenance Vice President or Maintenance Coordinator for instruction on proper use and safety of the equipment, but the Maintenance Vice President or Maintenance Coordinator will at all times act solely for the benefit of SHC. The Maintenance Vice President shall be responsible for maintaining a checkout list and ensuring the tools return.
4.15.05
Individual Houses shall be responsible for the purchase of and inventory of common and inexpensive tools needed for House maintenance. However, a House may petition the SHC Maintenance Committee for funding for tools if the need is demonstrated.
4.15.06 – INTERIM PROCEDURE
The Vice President of Membership oversees the Interim Coordinators each year. The Vice President of Membership provides each Interim Coordinator with the contact information of each new member to the House, as well as providing them with move-in and move-out forms.
The Interim Coordinator is a member of the House, chosen by the House the preceding semester, who is responsible for:
4.19.01
All grills are to be used at least 10 feet from the building at grade level.
4.19.02
All grills must be removed from decks or balconies.
4.19.03
Charcoal grill usage is prohibited.
5.02.01
All members must attend one mandatory New Member Orientation within the first semester of joining the SHC.
5.02.02
New Member Orientation will be offered within two weeks of the beginning of every term, and twice at the beginning of fall semester.
5.02.03
If a member does not attend a New Member Orientation within the designated time period, a fine of $30.00 will be assessed.
5.02.04
New Member Orientation will be presented by the SHC officers, who will follow a guideline prepared by the Education and Membership Committees during the previous semester.
5.02.05
The Education and Membership Committees will update the outline for New Member Orientation yearly.
7.10.00
Money will be made available through the Board Restricted budget line, on a grant basis, to Houses wishing to independently undertake a project to improve the general community outside the reach of their normal community involvement.
7.10.01 – THE APPLICATION PROCESS
Applications will be considered continually throughout the entire school year.
7.10.02 – THE ENACTMENT PROCESS
7.10.03
Houses must collect their grant money within six weeks of its allocation or the money will be recycled into the Drain Fund.
8.02.01 – SELECTION OF A PROPERTY
The selection of a property for purchase can come from one of three places. It could be a grassroots effort, including people from one or more Houses that have a property in mind. It could come from one of the Standing Committees. It could also come from an ad-hoc expansion committee, headed by the Executive Vice President.
8.02.02 – APPROVAL OF PHYSICAL DEVELOPMENT COMMITTEE
After a property is selected several steps must be met before it can be recommended to the Board for purchase:
8.02.03 – RECOMMENDATION OF A PROPERTY FOR PURCHASE
In order to begin financial negotiations with the seller a House must be recommended to the Board by the sponsoring committee.
8.02.04 – CONTINGENCIES OF A PURCHASE
After successful negotiations, the purchase of the House must be made contingent upon a majority approval of the whole membership via a referendum.
8.02.05 – RENOVATIONS
The Maintenance Coordinator will supervise the subcontracting of labor during renovations. It is recommended that professional contractors do most of the labor. The budget for renovations should be 25% over the estimate, to be prepared for unforeseen problems. Ultimately, the Maintenance Coordinator will be asked to take responsibility for the management of the project, and to set a timetable for its completion. In any event, no one will be allowed to reside in the House until the renovations are complete.
8.02.06 – OPENING OF A NEW PROPERTY
The opening of the new co-op cannot happen until the following conditions are met:
8.02.07 – FOLLOW UP
At the first meeting of each semester in the first two years, a presentation shall be made by the Board representative and the House Facilitator or President about the progress at the House. This is to ensure that close attention gets paid to new properties.
8.02.08 – NEW HOUSE PROVISIONS
9.01.01
A member’s rights and responsibilities are as follows:
Rights | Responsibilities |
---|---|
To live in a democratically-managed House under the auspices of a democratically-run organization. |
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To live in a room and House which are safe and secure. |
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To live in a room and House which are clean sanitary, and in good repair. |
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To live in a House that is free from abuse, harassment, and prejudicial behavior of any kind. |
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To privacy in their own room. |
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To access all House and SHC rules, policies, and financial records. |
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To a balanced and fair dispute resolution process. |
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To competent House and Executive Officers. |
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To voice opinions; to be heard and listened to. |
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9.02.00
It is the policy of the SHC to encourage peaceful and satisfactory resolution of all conflicts and disputes between its members, especially those arising out of the normal frictions and difficulties of daily living. This policy applies to all complaints not covered by the Anti-Discrimination and Anti-Harassment Policies.
9.02.01 – THE GRIEVANCE COMMITTEE
Third-party dispute and conflict mediation will be available to every member of the SHC from the Grievance Committee. The Grievance Committee will provide mediation and attempt to reach an informal resolution that will be satisfactory to all parties involved.
9.02.02 – COMPLAINTS
Any person claiming to be aggrieved by another member or members may file a complaint in writing (e.g., e-mail) with the Vice President of Membership or the Vice President of Education. If a Member is uncomfortable reporting incidents to either of these individuals, that Member may report the incident to another member of the Grievance Committee.
9.02.03 – MEDIATION
The parties to a complaint may be brought together to attempt an informal resolution of the complaint in a manner satisfactory to all parties. Mediation efforts will usually consist of meeting(s) between the mediators and the parties separately, and/or jointly, at the discretion of the mediators. The purpose of these discussions is to determine whether the dispute can be resolved to the mutual satisfaction of the parties without resort to formal procedures.
9.02.04 – APPEAL
Any party claiming to be aggrieved by a final decision of the Grievance Committee, including, without limitation, a refusal to take any action, may appeal to the Board within fourteen calendar days of the date the Grievance Committee informs both parties of its final decision.
During an appeal, all parties involved must be given a chance to speak in front of the Board. In addition to that the Grievance Committee will offer a written report of the mediation attempt as well as their suggestions to the Board. After discussion of the issue and the report reviewed, a majority vote of the Board present is required to decide the case.
9.02.05 – DISCLAIMER
Nothing in this policy shall be constructed to create a cause of action by any member against the House or the SHC for failure to enforce this policy.
9.03.00
The SHC will not discriminate in the provision of either employment or housing on the basis of any personal trait that does not interfere with the ability of an individual to fulfill the responsibilities of employment or membership. The SHC does not tolerate unwelcome verbal, physical, or visual conduct, or any form of discriminatory harassment.
9.03.01 – SCOPE
In providing housing or employment, the SHC will attempt to eliminate illegal discrimination of every description, including, but not limited to acts that create a hostile environment, constitute harassment, quid pro quo, stalking, or other forms of unlawful discrimination. The Board and officers shall promulgate separate, simple procedures for handling complaints by employees of the SHC. The following procedures, applicable to members of the SHC, shall be made enforceable within the membership agreement so that acts of discrimination and/or harassment by a member may constitute grounds for eviction from the SHC.
9.03.02 – COMPLAINT
9.03.03 – INVESTIGATION
9.03.04 – REPORTS
9.03.05 – CONSEQUENCES
9.03.06 – APPEAL
9.08.00
Member Referral is provided as a method by which uncooperative members may be asked not to re-sign at the end of the current contract. This may occur as the result of House action or a Desk Referral.
9.08.01 – HOUSE REFERRAL
At a quorum meeting of a co-op, a member may come up for referral by a House vote with a majority of those present. The member being put on referral must be notified in writing one week before the meeting at which the referral issue will be discussed. Any member may bring the issue to the House for consideration.
9.08.02 – DESK REFERRAL
In the case that a member has exhibited continued problems, which may include uncooperative behavior (see A Co-oper’s Rights and Responsibilities), non-payment, or non-work, any of the following individuals may issue a Desk Referral: the Member Services Coordinator, Vice President of Membership, Vice President of Education, or Executive Director. Should a staff member make the Desk Referral, it must have the support of the Vice President of Membership or the Vice President of Education.
9.08.03
If a member is placed on referral, a letter of explanation of the problem must be written by the individual or House issuing the referral and a copy needs to be sent to the member involved in the referral. A copy of the referral will be placed in the member’s file.
9.08.04 – REPORTS
The member on referral will not be allowed to sign another contract until the House has re-approved the member with a House vote of simple majority. In the case that a Desk Referral is issued, the member must be re-approved by the Membership Committee.
9.08.05 – CONSEQUENCES
If a member on referral is not re-approved, then the person will not be allowed to sign a contract with the SHC. The knowledge of a member’s referral status and the written description of the problem would be passed on to other Houses if the member applies elsewhere within the co-op system.
9.03.06 – APPEAL
The party claiming to be aggrieved by a final decision of the House may appeal to the Membership Committee within 14 days of the date of the House vote or Desk Referral, or the date the House or office informs the member of the decision by means of a written notice.
During an appeal, the person making the appeal as well as a representative of the House (preferably a House officer) must be given a chance to speak before the Membership Committee. After discussion of the issue, and a report from the House has been read, a majority vote of the Membership Officers present is required to reverse the decision. Officers must be present to vote.
9.10.01
Expulsions should be treated as a last resort measure. Expulsion proceedings should be pursued only after the Vice President of Membership has been notified and the procedures of grievance outlined in the Anti-Discrimination and Anti-Harassment Policies have been executed in an attempt to avoid expulsion.
9.10.02
Members may be expelled from a House on any of the following grounds:
9.10.03
The accused member shall be personally notified both orally and in writing of the charges citing appropriate grounds for expulsion and shall be given a chance to respond at a House meeting (including the presentation of witness testimony if desired) before an expulsion vote is cast. Both oral and written notification must be approved by a simple majority vote of House membership (whether it be by petition, impromptu, or regular House meeting).
9.10.04
An expulsion vote may only take place at a scheduled House meeting where a quorum is present, following the posting for one week of signed charges citing appropriate grounds for expulsion. These charges must include specific details of the alleged violations along with the name of at least one witness.
9.10.05
A two-thirds majority of all House members holding current residence are necessary to expel a member. This vote must be by signed petition with all charges against the member listed.
9.10.06
Upon passage of the motion to expel, the person expelled shall be given 24 hours to indicate when, within seven days she/he will be leaving. If the person refuses to leave the House, the Membership Officer shall ask the Vice President of Membership to initiate formal eviction proceedings in court.
9.10.07
During eviction proceedings, the rights of the expelled member shall be scrupulously protected by House members.
9.10.08
Expelled members will be charged a fine in the amount of one month’s assessment to be used for advertising the vacancy caused by the expulsion. The expelled member will also be held responsible for any debts or fines incurred within the House until the time of departure.
9.10.09
In the case of a violation of federal or state law, the SHC reserves the right to enact eviction proceedings by a two-thirds vote of the Board.
9.10.10
If an expulsion hearing held in good faith is later found to have not been conducted according to written procedures, the hearing will be considered valid and any decision will stand unless the person being expelled objects and requests a new hearing.
9.11.01
Any Member who is evicted will not receive their Member Share returns or House surplus.
9.11.02
Any Member who is evicted will never be eligible to live in a House again, unless re-approved by a three-fourths majority vote of Membership Committee at a regularly-scheduled, quorum meeting.
9.12.01 – PARTY DEFINITION
9.12.02 – PARTY APPROVAL
9.12.03 – RESPONSIBILITY & GENERAL GUIDELINES
9.12.04 – ADVERTISING POLICY
9.12.05 – NEIGHBOR RELATIONS
9.12.06 – MONEY
No party profits will be budgeted into a House's finances.
9.12.07 – ALCOHOL POLICY
9.12.08 – VIOLATIONS OF THE PARTY POLICY
9.13.01
Smoking is not allowed inside of any SHC House, including smoking for medical reasons.
9.13.02 – VIOLATIONS OF THE SMOKING POLICY
9.20.00
The goal of this section is to attempt to make parking situations at each House more uniform. The goal is for the SHC to provide approximately 60% parking availability for each house with an average of 80% parking system wide.
9.20.01
Parking for each House shall be defined as follows:
House | # of Members | Actual # of spots | Spots allocated | Difference |
---|---|---|---|---|
415 Ann St. | 5 | 6 | 4 | Lose 2 to 501 M.A.C. Ave. |
425 Ann St. | 15 | 16 | 12 | Lose 4 to 501 M.A.C. Ave. |
140 Collingwood Dr. | 15 | 13 | 13 | - |
146 Collingwood Dr. | 9 | 7 | 7 | - |
152 Collingwood Dr. | 6 | 5 | 5 | - |
420 Evergreen Ave. | 12 | 11 | 10 | Lose 1 to 501 M.A.C. Ave. |
415 M.A.C. | 21 | 16 | 16 | - |
501 M.A.C. | 23 | 7 | 16 | Gain 1 from 420 Evergreen Ave., Gain 2 from 415 Ann St., Gain 4 from 425 Ann St., Gain 2 from 505 M.A.C., Gain 2 from 525 M.A.C. Ave. |
505 M.A.C. | 22 | 20 | 17 | Gain 1 from 420 Evergreen Ave., Gain 2 from 415 Ann St., Gain 4 from 425 Ann St., Gain 2 from 505 M.A.C., Gain 2 from 525 M.A.C. Ave. |
525 M.A.C. | 10 | 10 | 8 | Lose 2 to 501 M.A.C. Ave. |
236 N. Harrison | 20 | 17 | 17 | - |
239 Oakhill | 29 | 25 | 25 | - |
711 W. Grand River Ave. | 21 | 16 | 16 | - |
427 W. Hillsdale St. | 8 | 6 | 6 | - |
127 Whitehills Dr. | 19 | 13 | 14 | Gain 1 from 505 M.A.C. Ave. |
9.20.02
Each House will assign parking.
9.20.03 – VIOLATIONS OF THE PARKING POLICY
10.00.00
The SHC maintains certain restrictions on House sovereignty to ensure the safety of its Members and the functional operations of its Houses. In the case that a House becomes a serious risk to the system as a whole, its operations may require externally-guided change under Article X (see Title 9). Houses retain any powers not expressly granted to the SHC Board of Directors (“the Board”) or any other body within the SHC.
10.00.01
All of the Houses that are associated as part of the SHC rely on each other for support in matters of finance, education, membership, maintenance, and physical development. If the situation at any one House becomes such that it will adversely affect all the other Houses and damage the stability of the SHC as a whole, then that House must be considered a candidate for an Article X intervention.
10.00.02
All Houses reserve the right to assist any member Houses in crisis. In the cases of Article X, SHC officers are given the authority, on behalf of the Houses, to intervene and assist such a House. This assistance will last only until the House is out of the crisis situation as understood by the Board.
10.00.03
The Board, with a two-thirds majority vote, may declare a House on Article X on the recommendation of respective officers and staff and with the input of the candidate House at a meeting of the Board.
10.01.00
Article X: Membership is the measure to assist a House that is suffering from low membership, such that would infringe on the House’s ability to remain a participating member within the SHC.
10.01.01
When a House's membership falls below 60% of the regular SHC-assessed capacity the following shall occur:
10.01.02 – EXCEPTIONS
If assessments are met, then Article X: Membership cannot apply except by two-thirds vote of the Board.
10.01.03
These measures shall cease when a House reaches 80% of its total assessed regular SHC capacity and the House can normally cover SHC assessments.
10.01.04 – OPEN SHC MEMBERSHIP HOUSE
When a House is declared in violation of Article X due to insufficient membership the Board of Directors may declare the affected House an “Open SHC Membership House.” Any member may apply to the Vice President of Membership to move to that House under the following guidelines:
10.02.01
House will be placed on financial probation as a precursor to Article X: Finance based on the following procedure:
10.02.02
All of the Houses that are associated as part of the SHC rely on each other for support in matters of finance, education, membership, maintenance, and physical development. If the situation at any one House becomes such that it will adversely affect all the other Houses and damage the stability of the SHC as a whole, then that House must be considered a candidate for an Article X intervention.
10.02.02
The conditions of financial probation are the following:
10.02.03
All Houses not submitting their House books to the SHC office within seven days of notification of their financial probation and/or a House who does not replace their House Treasurer within 30 days of notification of financial probation will be declared Article X: Finance.
10.02.04
The probationary period will continue until a new House Treasurer has been installed and trained, with all payments to the SHC being current.
10.02.05
Article X will be invoked for a House on Financial Probation of one if the following happens:
10.02.06
The following measures will be taken on any House declared Article X:
10.02.07
The measures shall stay in effect until the House has developed a working House budget and is generally out of fiscal crises as judged by the House Treasurer, Corporate Treasurer, Member Services Coordinator, and the Executive Director.
10.02.08
The duties of the Corporate Treasurer and the Member Services Coordinator toward a House on Article X shall consist of:
10.02.09
The Board may, on recommendation from the Corporate Treasurer and Member Services Coordinator, appoint a Financial Liaison to assist the House on Article X in the management of its finances.
10.02.10
The duties of the Financial Liaison shall include at least:
10.02.11
A House shall be removed from Article X: Finance when:
10.03.01
All Houses are required to be kept reasonably maintained and clean by their residents. To ensure this, the Maintenance Vice President shall conduct inspections of each building’s common areas each month.
10.03.02
The inspection forms used shall be approved by the Board and shall have the final rating scales based on a percentage, one for maintenance and the other for cleanliness.
a. Houses that fall below 70% on either of the scales will have failed that inspection and the Maintenance Vice President shall issue that House a written warning.
10.03.03
When a warning is issued, the House shall have seven days to correct the problems listed in the warning and reach a score of 70% or higher. The Maintenance Vice President may extend the warning period.
10.03.04
When a House is declared Article X, a Maintenance Manager shall be hired and supervised by the Maintenance Vice President and Maintenance Coordinator at a contracted amount, to serve until the House passes the next inspection. First preference shall be given to members of the Maintenance and Physical Development Committees.
10.03.05
If the House falls below 85% on either of the scales during the probationary period, Article X shall be declared.
10.03.06
Rental properties are not included in Article X: Maintenance guidelines.
10.03.07
The above actions may be appealed to and rescinded by a two-thirds vote of the Board.
10.04.00 – DEFINITION OF ARTICLE X: EDUCATION
10.04.01 – REASONS FOR EXTENSION OF SUPPORT UNDER ARTICLE X: EDUCATION
10.04.02 – PROCEDURES TO BEGIN ARTICLE X: EDUCATION
10.04.03 – PROCEDURES FOR A HOUSE ON ARTICLE X: EDUCATION
10.04.04 – WHEN TO REMOVE A HOUSE FROM ARTICLE X: EDUCATION
10.05.01
A motion to recolonize shall be introduced to the Board one week prior to voting; the affected House shall be notified one week prior to introduction of the motion to the Board.
10.05.02
All old members wanting to return will have their future contracts reviewed and approved by the Membership Committee.
10.05.03
The Vice President of Facilities and the Maintenance Coordinator will tour the House to determine if maintenance concerns need to be addressed.
10.05.04
The Membership Committee will choose up to two House Coordinators to live in the House. Coordinators shall:
For all of the above, the House coordinator(s) will be compensated with assessment for the first semester.
10.05.05
The corporate officers will conduct bi-weekly, one-on-one meetings with the House officers to assess the progress of the House. This will go on as long as the corporate officer thinks it is needed or until the end of the semester.
10.05.06
At the end of the first semester of the contract period, a report will be prepared and submitted to the Board by the House coordinator(s) to assess the success or failure of the recolonization. If it is successful thus far, the House will return to normal operations. If it has failed thus far, the Board will decide what to do at that time.
1.00.00 – INTRODUCTION
There are no uniform rules for investigating alleged harassment or of discrimination. It is imperative to speak with the complainant and the alleged harasser, and it may be necessary to interview others and to review documentary material. In all cases, harassment complaints and discrimination must be addressed.
Where a matter entails alleged ongoing ill treatment, the need for prompt action is indicated. In all cases, discretion and respect for the affected individuals' privacy and reputation are a must.
This document details the guidelines for investigating a harassment or discrimination complaint between two members. In that situation, the Vice Presidents of Membership and Education are responsible for investigation.
In the case that a member or employee who feels they have a cause for grievance against an employee, or any employee who feels they have cause for a grievance against a member, the President and the Executive Director are responsible for the investigation. Their titles can be substituted throughout this document in the case of an employee grievance.
1.00.01 – INVESTIGATIONS
Under the SHC Anti-Discrimination and Anti-Harassment Policy, the Vice President of Membership and the Vice President of Education take responsibility for processing complaints of harassment and discrimination.
A member who believes that they have been discriminated against or harassed by another member may complain either to the Vice President of Education or the Vice President of Membership in writing. Whichever of the Vice Presidents receives the written complaint shall take the role of investigating officer. The investigating officer shall inform the Executive Director and the non-investigating Vice President of the existence of the complaint and will thereafter report to both on the status of the investigation.
If the Vice President receiving the complaint doubts their ability to conduct the investigation, they will defer the role of investigating officer to the other Vice President. In the case that neither Vice President can conduct the investigation, the Executive Director will take the role of investigating officer.
Administrative actions should be undertaken deliberately, but promptly:
1.00.02 – ANONYMOUS OR THIRD PARTY COMPLAINTS
If you receive an anonymous complaint, encourage the complainant to give their name. If you receive a complaint from a person who is not the alleged victim of the alleged harassment, encourage the complainant to get the alleged victim to come forward. It is difficult to investigate a complaint, draw conclusions about it, or otherwise be helpful if you do not know who the complainant is or if the alleged victim will not confirm the charge. Depending on the evidence provided and the severity of the alleged harassment, however, you may have to investigate an anonymous or third party complaint.
1.00.03 – FACT GATHERING PROCESS
10.00.04 – EVALUATING THE SITUATION
1.00.05 – PREPARATION OF A REPORT DISPOSING OF FACTUAL ISSUES AND STATING ACTIONS
Prepare a written report, including a chronological rendition of the factual findings, the action to be taken, and the rationale for any actions, or proposed actions names and identifying details of the situation are to be excluded. The report should contain the following elements:
1.00.06 – MEETINGS WITH THE COMPLAINANT AND ACCUSED
Meet separately with the complainant and accused to discuss the report.
Where the investigation reveals no harassment, such should be directly stated. Where it is determined that sexual harassment did occur, the harasser should be provided a copy of the report and an opportunity to ask any questions that they may have. Where the allegations are serious, but it is impossible to determine whether sexual harassment occurred, the alleged harasser should be informed and state that the evidence is inconclusive, but that serious allegations have been made, and include a reminder of the Guidelines for Investigating Sexual Harassment and Discrimination Complaints (Appendix A).
1.00.07 – RECORDS
a. Confidentiality of administrative file. The investigating officer’s investigative papers should be kept in a confidential folder.
b. Disciplinary records. If complaint is substantiated, and disciplinary action taken, the record of the action should be kept in the harassers’ member file.
1.00.08 – SPECIAL SITUATIONSS
These situations may arise and should be discussed with the non-investigating Vice President before proceeding with the investigation:
a. If you believe the complainant has knowingly filed a false complaint or that the complainant, the alleged harasser, or a witness has knowingly misled you, provided false information or otherwise impeded your investigation;
b. The alleged harasser attempts to retaliate against the complainant or any witness;
c. The confidentiality of the investigation is breached;
d. The complainant says that they only want to let you know about the harassment, but does not want you to do anything about it (a request that you will probably not be able to honor);
e. There have been other sexual harassment complaints against the accused.