How Medical Marijuana Can Threaten Access to Public Housing


Lawrence McDonough

Pro Bono Counsel

Dorsey and Whitney, LLP

Suite 1500, 50 South Sixth Street

Minneapolis, MN 55402-1498

612-492-6795

McDonough.Lawrence@Dorsey.com


Advising the Disadvantaged Client

Minnesota CLE

March 19, 2020


1.         Biography 


http://povertylaw.homestead.com/Biolarrymcdonough.html

http://www.dorsey.com/McDonough_Larry/


2.         General Housing Resources


Poverty Law Website

http://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html


Housing Law Links

http://povertylaw.homestead.com/files/Reading/links.htm


Residential Eviction Defense and Tenant Claims in Minnesota

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm


Pro Justice MN

http://www.projusticemn.org/

Manual, Forms and Scanned Unreported Decisions Filed under Library, Housing, Eviction Defense


Housing Fact Sheets

http://www.lawhelpmn.org/issues/housing


3.         Public and Subsidized Housing Resources


a.         Sections from Residential Eviction Defense and Tenant Claims in Minnesota


Program Descriptions

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_30


Comparison Tenancies Table

http://povertylaw.homestead.com/files/Reading/a0atenancytable.pdf


Notice and Grievance Processes

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_240


Grounds for Eviction

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_280


Federal Criminal Activity Claims

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_289


State Unlawful Activity Claims

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_312


Preemption

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_11


            b.         Eviction Answers for Public and Subsidized Housing Evictions


Answers A3-A8

http://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html#anchor_10


In Forma Pauperis Forms

http://povertylaw.homestead.com/IFP.html


            c.         National Resources


HUD Housing Programs: Tenants' Rights (National Housing Law Project, 5th ed. 2018), also known as the Green Book


Hard Copy

https://www.nhlp.org/products/green-book/


Subscription Digital Version

https://nhlp-library.nclc.org/user


4.         Marijuana Laws


a.         Federal


Schedule I Controlled Substance: 21 U.S.C. §?812

https://www.law.cornell.edu/uscode/text/21/812


Possession Misdemeanor: 21 U.S.C. § 844 - imprisonment of not more than 1 year and minimum fine of $1,000

https://www.law.cornell.edu/uscode/text/21/844


Civil penalty for possession of small amount: 21 U.S.C. § 844a - $10,000

https://www.law.cornell.edu/uscode/text/21/844a


Manufacturing or Distribution Felony: 21 U.S.C. § 841 - range from 5 years imprisonment and fine of $ 250,000 up to life imprisonment and fine of $ 1,000,000, depending on amount

https://www.law.cornell.edu/uscode/text/21/841


Felony Forfeiture: 21 U.S.C. § 853 - real and personal property use in or derived from felony activity

https://www.law.cornell.edu/uscode/text/21/853


Comparison Table of Penalties

https://norml.org/laws/item/federal-penalties-2


            b.         Minnesota


Schedule I Controlled Substance: Minn. Stat. § 152.02

https://www.revisor.mn.gov/statutes/cite/152.02


Possession of Small Amount, up to 42.5 grams: Minn. Stat. §§ 152.027, subd. 4, 152.01, subd. 16 - petty misdemeanor, which does not constitute a crime and for which a sentence of a fine of not more than $300 may be imposed under Minn. Stat. § 609.02

https://www.revisor.mn.gov/statutes/cite/152.027

https://www.revisor.mn.gov/statutes/cite/152.01

https://www.revisor.mn.gov/statutes/cite/609.02


Felony Possession: Minn. Stat. §§ 152.021-152.025 - range from 5 years imprisonment and fine of $ 10,000 up to 30 years imprisonment and fine of $ 1,000,000, depending on amount

https://www.revisor.mn.gov/statutes/cite/152


Possession of Drug Paraphernalia: Minn. Stat. §§ 152.092, 152.01 - petty misdemeanor, which does not constitute a crime and for which a sentence of a fine of not more than $300 may be imposed under Minn. Stat. § 609.02

https://www.revisor.mn.gov/statutes/cite/152.092

https://www.revisor.mn.gov/statutes/cite/152.01

https://www.revisor.mn.gov/statutes/cite/609.02


Comparison Table of Penalties

https://norml.org/laws/item/minnesota-penalties-2


Therapeutic Research Act; Medical Cannabis

Minn. Stat. §§ 152.21-152.37

https://www.revisor.mn.gov/statutes/cite/152


Medical marijuana use in compliance with the act is legal. Minn. Stat. § 152.32

https://www.revisor.mn.gov/statutes/cite/152.32


Minnesota Medical Cannabis Program

https://www.health.state.mn.us/people/cannabis/index.html


5.         Federal Eviction Laws for Public Housing Concerning Drug-Related Criminal Activity


            a.         Grounds


Lease termination for (1) serious or repeated violations of material terms of the lease or (2) other good cause for eviction. 21 C.F.R. § 966.4(l)(2)

https://www.law.cornell.edu/cfr/text/24/966.4


Lease termination for (A) Any criminal activity that threatens the health, safety, or right to peaceful enjoyment of the PHA's public housing premises by other residents or employees of the PHA, or (B) Any drug-related criminal activity on or near such premises. Any criminal activity in violation of the preceding sentence shall be cause for termination of tenancy, and for eviction from the unit. 24 C.F.R. §§ 966.4(f)(12), 966.4(l)

https://www.law.cornell.edu/cfr/text/24/966.4


            b.         Process


Written Termination Notice: 24 C.F.R. § 966.4(l)(3)

https://www.law.cornell.edu/cfr/text/24/966.4


Grievance Hearing Process: 24 C.F.R. § 966.4(l)(3)(iv-v)

https://www.law.cornell.edu/cfr/text/24/966.4


Bypassed or Expedited Grievance Procedure: 24 C.F.R. §§ 966.51, 966.53 - for criminal activity that threatens health, safety or peaceful enjoyment of the landlord's tenants or employees or violent or drug-related criminal activity on or near the premises

https://www.law.cornell.edu/cfr/text/24/966.51

https://www.law.cornell.edu/cfr/text/24/966.53


            c.         Defenses


Activity not criminal under state law: Residential Eviction Defense and Tenant Claims in Minnesota

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_295


Actor was a visitor not under the tenant's control.

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC2_275


            d.         Cases


Minnesota: Residential Eviction Defense and Tenant Claims in Minnesota

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_289


Around the Country: HUD Housing Programs: Tenants' Rights (National Housing Law Project, 5th ed. 2018), also known as the Green Book

https://nhlp-library.nclc.org/gb/1102040401

(Subscription Required)


6.         State Eviction Laws Concerning Unlawful Activity on the Property


            a.         Grounds


Eviction for unlawfully allowing controlled substances in those premises or in the common area and curtilage of the premises: Minn. Stat. § 504B.171

https://www.revisor.mn.gov/statutes/cite/504B.171


b.         Defenses


(1) There was no unlawful activity on the property or (2) the tenant did not know or have reason to know that there was unlawful activity on the property: Minn. Stat. § 504B.171

https://www.revisor.mn.gov/statutes/cite/504B.171


The tenant could not prevent the illegal drugs from being brought on the property: Minn. Stat. § 609.5317, subd. 3.

https://www.revisor.mn.gov/statutes/cite/609.5317


            c.         Cases


Residential Eviction Defense and Tenant Claims in Minnesota

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_312


7.         Preemption of State Laws that Protect Tenants more than Federal Law


More protective Minnesota statutes include those covering illegal activity eviction defenses, small amount of marijuana, drug paraphernalia, and medical marijuana use.


Types of Preemption: express preemption, field preemption, and conflict preemption. There is no express preemption or field preemption.


There are no Minnesota decisions finding conflict preemption.

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_11


Around the Country: decisions are mixed. HUD Housing Programs: Tenants' Rights (National Housing Law Project, 5th ed. 2018), also known as the Green Book

https://nhlp-library.nclc.org/gb/1102040407

(Subscription Required)


8.         Other State Defenses


            a.         Service Defenses


http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_90


            b.         Precondition Defenses


http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_97


            c.         Substantive Defenses


Materiality

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_324


Waiver of breaches by acceptance of rent

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_269


Laches

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_276


Retaliation

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_322


Cure

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_326


Equitable power to provide relief from forfeiture to avoid eviction

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_334


Eviction of one tenant but not the other

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_340


Domestic Violence

http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_344


            d.         Answer Form


Answer A8

http://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html#anchor_10