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This file contains material relating to Consumer Representation Plan, Moblie Home Standards, RESPA.
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1/13/76 - National Consumer Information Center Convention
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1/13/76 - National Consumer Information Center Convention
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This file contains material relating to Consumer Representation Plan, Moblie Home Standards, RESPA.
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Carla A. Hills Speeches
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1976
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The original documents are located in Box 1, folder "1/13/76 - National Consumer
Information Center Convention" of the Carla A. Hills Speeches at the Gerald R. Ford
Presidential Library.
Copyright Notice
The copyright law of the United States (Title 17, United States Code) governs the making of
photocopies or other reproductions of copyrighted material. Gerald Ford donated to the United
States of America his copyrights in all of his unpublished writings in National Archives collections.
Works prepared by U.S. Government employees as part of their official duties are in the public
domain. The copyrights to materials written by other individuals or organizations are presumed to
remain with them. If you think any of the information displayed in the PDF is subject to a valid
copyright claim, please contact the Gerald R. Ford Presidential Library.
Digitized from Box 1 of the Carla A. Hills Speeches at the Gerald R. Ford Presidential Library
FINAL
NATIONAL CONSUMER INFORMATION CENTER CONVENTION
JANUARY 13, 1976
LIKE so MANY CLICHES AND "ISM'S" THAT CLUTTER THE
LANGUAGE OF THIS "THINK TANK" ERA -- "CONSUMER-ISM" ISN'T
EVEN A BONAFIDE WORD.
YET, FOR A NOUN YOU WON'T FIND IN YOUR DICTIONARY,
IT HAS SPAWNED A VERY VOCAL NATIONAL MOVEMENT.
UNFORTUNATELY, "CONSUMERISM" -- LIKE "ENVIRONMENTAL-ISM"
-- BECAUSE OF ITS POPULARITY ON THE LECTURE CIRCUIT, RECEIVES
A LOT OF SIMPLISTIC LIP SERVICE THAT CAN, TOO EASILY, MISLEAD
US,
BECAUSE, IN FACT, THE ANSWERS TO THE SEEMINGLY OBVIOUS
QUESTIONS OF WHAT WE NEED, AND WHAT WE WANT, ARE VERY OFTEN
IN DIRECT CONFLICT.
IN THE VASTLY PERPLEXING PROBLEM OF PRODUCING VITALLY
NEEDED ENERGY FROM OUR NATION'S NATURAL RESOURCES, WHILE
MAINTAINING THE LIFE-SUSTAINING HEALTH OF OUR ENVIRONMENT
WE CAN, AT LEAST, DEFINE THE CLEAR-CUT CHOICES.
GERALD A. FORD LIBRARY
-2-
NOT THAT WE ALWAYS MAKE THE WISEST ONES,
BUT, THE ISSUE OF CONSUMER PROTECTION IS FAR MORE SUBTLE,
THE CAUSE AND EFFECT OF ANY GIVEN PROTECTIVE MEASURE IS
NOT ALL THAT OBVIOUS.
A WELL-MEANING REGULATION DESIGNED TO CORRECT A WELL-
DEFINED CONSUMER ABUSE CAN, AND OFTEN DOES, BECOME A
HEAVIER CONSUMER BURDEN THAN THE ORIGINAL ABUSE,
THUS, THE AGENDA FOR THIS CONFERENCE PRESENTS TWO
CRUCIAL ISSUES:
ONE: THE IMPACT OF GOVERNMENTAL REGULATORY
PROGRAMS ON THE CONSUMER; AND
TWO: THE NEED FOR THE INVOLVEMENT OF CONSUMERS
IN THE REGULATORY DECISIONS THAT WILL
AFFECT THEM.
GURALO H. FORD
-3-
AND, THESE TWO ISSUES GET US DOWN TO THE CRUX OF THE
CONSUMER PERPLEX:
How MUCH GOVERNMENT DOES THE CONSUMER NEED?
How MUCH GOVERNMENT DOES THE CONSUMER WANT?
AND, INDEED, HOW MUCH GOVERNMENT CAN THE
CONSUMER STAND?
FOR THOSE OF US CHARGED WITH THE RESPONSIBILITY OF
FINDING A WORKABLE BALANCE IN ANSWERING THOSE QUESTIONS,
THERE ARE NO SIMPLE SHORT CUTS,
WE WANT ON THE ONE HAND TO PROVIDE PROTECTION TO THE
CONSUMER WHILE KNOWING FULL WELL THAT WHEN THE GOVERNMENT
GETS INTO THE ACT THE CONSUMER PAYS A PRICE AND THAT ONCE
THE GOVERNMENT GETS IN, IT HARDLY EVER GETS OUT, so THE
CONSUMER KEEPS ON PAYING.
-4-
ONE OF THE GREAT BOOMS TO THE CONSUMER IN RECENT
YEARS HAS BEEN THE EMERGENCE OF "TRUTH" IN MERCHANDISING
-- IN ADVERTISING CLAIMS, ON CIGARETTE PACKAGES, ON FOOD
CONTAINERS, ON LOAN CONTRACTS AND NEW CAR WINDSHIELDS.
IN FAIRNESS, WE SHOULD WELCOME SIMILAR DISCLOSURES
OF THE HIDDEN COST OF GOVERNMENT IN EVERYTHING THE CUSTOMER
BUYS.
IN HOUSING, FOR EXAMPLE, WE KNOW THAT OVER THE PAST
DECADE THE PRICE OF THE AVERAGE HOME HAS GONE UP A FULL
14 PERCENT HIGHER THAN THE "COST OF LIVING" AS MEASURED
BY THE CONSUMER PRICE INDEX. THERE IS NO QUESTION THAT
INCREASINGLY COMPLEX FEDERAL, STATE AND LOCAL REGULATIONS,
ORDINANCES, CODES, AND RESTRICTIONS HAVE SIGNIFICANTLY
ADDED TO THE BUILDERS' COST OF DOING BUSINESS.
I AM NOT HERE TO ARGUE THE NEED FOR SUCH REQUIREMENTS
AS BUILDING CODES, ENVIRONMENTAL IMPACT STATEMENTS, NO-
GROWTH POLICIES, SEWER MORATORIA, OR RESTRICTIVE ZONING
-- FAR FROM IT. ALL OF US HAVE VIEWED WITH SOME HORROR
EXAMPLES OF SHODDY HOUSING DEVELOPMENTS -- TURNED SLUMS;
AND, OF LAND USE ABUSE THAT BORDERS ON THE CRIMINAL,
-5-
I MENTION THEM HERE ONLY TO POINT OUT THAT OUR
AWAKENED CONSUMER INTERESTS HAVE A COST TO THE CONSUMER.
I MAY AT TIMES ARGUE THE LOGIC OF THOSE REQUIREMENTS
THAT CONFLICT OR THOSE THAT EMBODY RED TAPE THAT GETS IN
THE WAY OF HOUSING RECOVERY,
BUT, MY POINT TODAY IS MORE CONCERNED WITH THE FUTURE
TIGHT-ROPE WE MUST WALK TO MAKE SURE THAT THE CONSUMER IS
BEING PROTECTED FROM THE ABUSES OF THE MARKET PLACE WITHOUT
FALLING PREY TO THE EXCESSES OF THE GREAT PROTECTOR,
AND, IT IS IN THIS CONTEXT THAT I PERCEIVE HUD's OWN
ROLE IN CONSUMER AFFAIRS -- AN AREA WHICH I IDENTIFIED AS
ONE OF MY HIGHEST PERSONAL PRIORITIES LAST YEAR IN MY
FIRST PUBLIC ADDRESS AS SECRETARY OF THE DEPARTMENT OF
HOUSING AND URBAN DEVELOPMENT.
FOR INDEED THE CONSUMERS OF HOUSING ARE HUD's PRIME
CONSTITUENCY, AND WE HAVE A CLEAR MANDATE TO SEE THAT THEIR
LEGITIMATE EXPECTATIONS ARE NOT BILKED -- BY DESIGN,
DECEIT, NEGLIGENCE OR IGNORANCE. AND, WHERE THE HOUSING
THEY BUY OR RENT IS INSURED OR ASSISTED WITH FEDERAL FUNDS,
WE HAVE AN ADDITIONAL MANDATE TO MAKE CERTAIN THE TAXPAYERS'
INVESTMENT IS HANDLED WISELY,
-6-
To DISCHARGE THESE RESPONSIBILITIES MORE EFFECTIVELY
HUD DEVELOPED AND ON NOVEMBER 16, 1975 PUBLISHED FOR
COMMENT IN THE FEDERAL REGISTER A CONSUMER REPRESENTATION
PLAN WHICH SEEKS TO ENCOURAGE GREATER CONSUMER ACCESS TO
HUD DECISION-MAKING AND GREATER RESPONSIVENESS TO CONSUMER
CONCERNS BY HUD POLICY-MAKERS.
THE PUBLIC HAS UNTIL FEBRUARY 24, 1976 TO COMMENT ON
THIS PLAN. FOR THAT REASON I THOUGHT IT MIGHT BE USEFUL
TO PRESENT FOR YOUR CRITICAL APPRAISAL OUR EXPERIENCE IN
ITS DEVELOPMENT.
THE FIRST STEP -- NOT SURPRISINGLY, BUT A STEP THAT
STRANGELY IS SOMETIMES OVERLOOKED -- CALLED FOR HUD's
SENIOR POLICY OFFICIALS TO SPECIFY HUD's MISSIONS AS A
PUBLIC INSTITUTION.
THEY, UNDERSTANDABLY, LISTED HUD's FOUR MAJOR
ORGANIZATIONAL THRUSTS AS ITS MISSIONS -- HOUSING, URBAN
DEVELOPMENT, EQUAL OPPORTUNITY AND DISASTER ASSISTANCE
-- EACH CORRESPONDING TO AN ESTABLISHED COMPONENT WITHIN
THE DEPARTMENT.
-7-
HOWEVER, EACH OFFICIAL SPOKE OF A FIFTH MAJOR
MISSION -- ONE THAT DID NOT CORRESPOND TO ANY EXISTING
OFFICE IN THE DEPARTMENT AND ONE THAT HAD NOT BEEN
ESTABLISHED AS A HUD PRIORITY, PER SE,
EACH CALLED FOR A "CONSUMER PROGRAM" IN WHICH A
MAJOR HUD MISSION -- ALONG WITH THE BASIC FOUR ALREADY
IDENTIFIED -- IS "TO ASSURE THAT THE BASIC RIGHTS OF
CONSUMERS ARE CONSIDERED AND RESPECTED IN ALL HOUSING
AND COMMUNITY DEVELOPMENT ACTIVITIES."
So, WE DEVELOPED OUR CONSUMER REPRESENTATION PLAN
TO FOCUS ON FIVE POLICY "MUSTS":
ONE: DESIGN POLICIES AND PROCEDURES WITH A CLEAR
UNDERSTANDING (AND IN UNDERSTANDABLE LANGUAGE)
OF HOW THEY AFFECT THE CONSUMERS.
Two: PROVIDE CONSUMERS WITH THE TIME AND OPPORTUNITY
TO PRESENT THEIR VIEWS BEFORE ANY NEW PROGRAM
IS LOCKED INTO FINAL DESIGN,
-8-
THREE: PROVIDE CONSUMERS WITH ACCESS TO RELEVANT
BACKGROUND MATERIALS so THAT THEIR VIEWS
CAN BE FACTUALLY SUPPORTED.
FOUR: PROVIDE THE SERVICES OF KNOWLEDGEABLE
CONSUMER ADVOCATES WITHIN HUD TO HEAR,
ADVISE AND REPRESENT CONSUMERS ON TECHNICAL
ISSUES.
FIVE: KEEP LINES OF COMMUNICATION WITH CONSUMERS
OPEN AND ASSURE THAT CONSUMER QUESTIONS
ARE APPROPRIATELY AND PROMPTLY ANSWERED.
To PUT THIS PLAN IN ACTION AND TO CONSOLIDATE AND
STRENGTHEN REGULATORY FUNCTIONS ALREADY ASSIGNED TO HUD,
I AM ESTABLISHING AN OFFICE OF ASSISTANT SECRETARY FOR
CONSUMER AFFAIRS AND REGULATORY FUNCTIONS, AND I EXPECT
THE PRESIDENT TO NOMINATE A CANDIDATE SHORTLY.
THIS OFFICE WILL HAVE MAJOR PROGRAM RESPONSIBILITIES
AND HARD-HITTING ENFORCEMENT AUTHORITY.
-9-
IT WILL HAVE THE NECESSARY STRENGTH TO COMBAT
INDUSTRY ABUSES WHERE THEY OCCUR AND WILL PROVIDE A
REASONED VOICE IN ENCOURAGING INDUSTRY CORRECTION AND
SELF-REGULATION WHERE GOVERNMENT INTERVENTION IS
INAPPROPRIATE.
THE NEW OFFICE WILL CONSOLIDATE SEVERAL HUD CONSUMER
PROTECTION PROGRAMS, SUCH AS MOBILE HOME STANDARDS.
CONCERN OVER THE QUALITY OF MOBILE HOME CONSTRUCTION,
AND POSSIBLE SAFETY DEFECTS HAS LED TO HUD's PROMULGATION
OF NATIONAL STANDARDS WHICH COVER VIRTUALLY ALL ASPECTS
OF MOBILE HOME PLANNING, SAFETY, CONSTRUCTION AND DURABILITY.
THERE ARE, FOR EXAMPLE, SPECIFIC STANDARDS DEALING WITH FIRE
SAFETY AND WIND RESISTANCE. THE FINAL MOBILE HOME STANDARDS
HAVE ALREADY BEEN PUBLISHED AND WILL GO INTO EFFECT IN JUNE.
ONCE THE STANDARDS ARE IN EFFECT, MANUFACTURERS
MUST ASSURE COMPLIANCE UNDER STRICT INSPECTION AND
CERTIFICATION PROCEDURES. PROVISIONS ARE ALSO MADE FOR
DEFECT NOTIFICATION AND THE REPAIR OF CERTAIN DEFECTS
AT THE MANUFACTURER'S EXPENSE,
FORD
-10-
CONSUMERS HAVE BEEN DIRECTLY INVOLVED IN THE
DEVELOPMENT OF THIS PROGRAM, THROUGH THE NATIONAL MOBILE
HOME ADVISORY COUNCIL, MANY OF WHOSE MEMBERS REPRESENT
CONSUMER GROUPS,
HUD's OFFICE OF INTERSTATE LAND SALES WILL ALSO
BE PART OF THE NEW OFFICE, IT IS A WATCHDOG AGAINST
FRAUD AND DECEIT IN THE ONCE NOTORIOUS HUNTING GROUNDS
OF LAND SALES SPECULATORS.
IT REQUIRES FULL DISCLOSURE TO PROSPECTIVE BUYERS
AND VOIDANCE OF ANY SALE WHEN DISCLOSURE IS NOT FORTHCOMING.
ITS FIELD REVIEW STAFF INVESTIGATES POTENTIAL
VIOLATIONS OF THESE CONSUMER PROTECTION STANDARDS BY
SEEKING OUT DEVELOPERS WHO HAVE NOT COMPLIED.
-11-
CERTAINLY, NOBODY ARGUES THE NEED FOR TOUGH LAWS
TO PROTECT THE UNSUSPECTING CONSUMER FROM LAND SWINDLERS.
AND, THE FOREMOST ADVOCATES OF STERN CONTROL ARE THE
NATION'S GOOD REALTORS WHOSE INDUSTRIAL REPUTATION IS
ENDANGERED BY THE SHODDY PRACTICES OF A FEW.
THE NEW OFFICE WILL ALSO ADMINISTER THE REAL ESTATE
SETTLEMENT PROCEDURES Act WHICH PROTECTS THE CONSUMER
AGAINST HIDDEN COSTS, KICKBACKS, AND OTHER ABUSES OF
REALTY TRUST,
THIS AcT -- KNOWN AS RESPA IN THE HOUSING AND REAL
ESTATE TRADES -- IS A GOOD EXAMPLE OF A WELL-INTENTIONED
CONSUMER PROTECTION IDEA TAKEN BEYOND THE MEASURES
NECESSARY TO CORRECT THE KNOWN ABUSES -- AND, RESULTING,
INSTEAD, IN EXCESSIVE PAPER WORK, TIME DELAYS AND EXTRA
COSTS WHICH ADDED TO THE PRICE OF THE HOUSE.
THE ACT HAS UNDERGONE LEGISLATIVE REVISION.
a
FORD
we
-12-
RESPA STILL PROTECTS HOMEBUYERS FROM KICKBACKS
AND OTHER SPECIFIC ABUSES. IT ALSO REQUIRES THAT
PROSPECTIVE PURCHASERS BE PROVIDED WITH AN ESTIMATE
OF SETTLEMENT COSTS WHEN THEY APPLY FOR A LOAN. THIS
SHOULD ENCOURAGE CONSUMERS TO SHOP FOR SETTLEMENT SERVICES,
PROVIDE MORE COMPETITION AND, AS A RESULT, LOWER COSTS.
CONSUMERS ALSO ARE ADVISED OF SETTLEMENT COSTS ONE DAY
PRIOR TO SETTLEMENT TO SIMPLIFY THAT OTHERWISE BEWILDERING
TRANSACTION FOR THE HOMEBUYER.
LEGISLATION PENDING IN CONGRESS CONCERNING FEDERAL
ENERGY CONSERVATION STANDARDS AND CONSUMER PROTECTION
STANDARDS FOR CONDOMINIUM SALES, IF ENACTED, WOULD ALSO
FALL WITHIN THE PURVIEW OF THE NEW OFFICE.
THE CONSUMER OFFICE WILL BE CHARGED WITH MAINTAINING
OPEN LINES OF COMMUNICATION BETWEEN HUD AND CONSUMER
GROUPS AS WELL AS INDIVIDUAL CONSUMERS. CONSUMERS AS
INDIVIDUALS AND AS A GROUP EXPECT AND DESERVE PROMPT AND
ACCURATE RESPONSES FROM THEIR GOVERNMENT.
FORD
-13-
EVEN MORE IMPORTANT, THE PROBLEMS OF CONSUMERS CAN
TELL US A GREAT DEAL ABOUT THE OPERATION OF OUR PROGRAMS
AND THE NEED FOR NEW HUD INITIATIVES. THE NEW OFFICE
WILL OVERSEE A SYSTEM TO ENSURE THAT CONSUMER COMPLAINTS
ARE TAKEN INTO ACCOUNT IN OUR PROGRAM DESIGNS.
OUR EXPERIENCE HAS TAUGHT US THE IMPORTANCE OF THIS
PROCESS.
FOR MANY YEARS FHA HAD ACCEPTED INDUSTRY SELF-
INSPECTION AND BUILDER CERTIFICATION FOR CARPETING QUALITY.
BUT, AS THE PRACTICE GREW -- AND TIME DID ITS
TESTING -- HUD BEGAN TO REAP CONSUMER COMPLAINTS -- ENOUGH
OF THEM, AT LEAST, TO LAUNCH A WIDE-SPREAD INSPECTION.
IN THIS INSTANCE THE CONSUMERS WERE RIGHT. FHA
TESTS OF "APPROVED" CARPETING SHOWED THAT A HIGH
PROPORTION DID NOT MEASURE UP TO REASONABLE DURABILITY
STANDARDS. So HUD LOWERED THE BOOM.
-14-
FHA NOT ONLY HAS ESTABLISHED STRICT STANDARDS
AND TIGHT QUALITY CONTROL, BUT NOW REQUIRES THIRD-PARTY
INSPECTION TO ASSURE THE HOMEBUYER THAT ALL IN-BUILT
CARPETING MEETS FHA SPECIFICATIONS.
FINALLY, THE NEW OFFICE WILL HAVE THE TECHNICAL
EXPERTISE TO EXPRESS THE CONSUMER VIEWPOINT ON COMPLEX
AND IMPORTANT DEPARTMENTAL POLICY DECISIONS. As AN
ASSISTANT SECRETARY, THE CONSUMER ADVOCATE WILL SIT IN
THE HIGHEST COUNCILS OF DEPARTMENTAL DECISION-MAKERS.
THE NEW CONSUMER OFFICE WILL NOT, HOWEVER, OBVIATE
THE RESPONSIBILITY OF HUD's OTHER PROGRAM OFFICES TO
PROTECT THE CONSUMER. FOR EXAMPLE, FHA WILL CONTINUE
TO PLAY A MAJOR ROLE IN PROTECTING THE PURCHASERS OF
HOMES WITH FHA-INSURED MORTGAGES.
WE APPRAISE HOMES TO BE PURCHASED WITH FHA MORTGAGE
INSURANCE AND MAKE THAT APPRAISAL AVAILABLE TO THE
PROSPECTIVE PURCHASER, WE ALSO REQUIRE BUILDERS TO
FURNISH ONE YEAR WARRANTIES TO BUYERS OF NEW FHA-INSURED
HOMES.
GERALD A. FORD (TREAR)
-15-
EVERY FHA-INSURED PROPERTY MUST MEET MINIMUM
PROPERTY STANDARDS. MANY OF THOSE FHA STANDARDS HAVE
BECOME GENERAL INDUSTRY STANDARDS FOR QUALITY AND
DURABILITY -- WHICH MAY PROVE THAT AMERICAN INDUSTRY
IS RESPONSIVE TO ENLIGHTENED CONSUMER PRACTICES AND WILL
VOLUNTARILY ADAPT TO BETTER IDEAS FOR CONSUMER PROTECTION.
OUR CONSUMER PROTECTION FORMULA IS PLAIN AND SIMPLE.
IF THE BUILDER DOESN'T COMPLY WITH THE REQUIREMENTS,
HE DOESN'T PARTICIPATE IN FHA PROGRAMS.
THESE FEW EXAMPLES DEMONSTRATE SPECIFIC AREAS
IN WHICH HUD CAN, AND MUST, ACT ON BEHALF OF THE NATION'S
CONSUMERS.
BUILDING PRACTICES VARY BY THE CLIMATE OF THE
REGION AND THE TERRAIN ON WHICH A HOME IS BUILT; BY
LOCAL MODES, CUSTOMS, ETHNICS, INCOMES, AVAILABLE
MATERIALS AND THE COMPETENCE OF THE BUILDER.
GERALD
-16-
THE FEDERAL GOVERNMENT CAN NO MORE WRITE A RIGID
SET OF REGULATIONS GOVERNING EVERY CONSUMER PROBLEM
IN EVERY ONE OF THOSE A-TYPICAL HOMES THAN IT CAN DESIGN
A "TYPCIAL" HOUSE TO ACCOMMODATE THE NEEDS OF EVERY
AMERICAN FAMILY,
So, ONE OF OUR FIRST RESPONSIBILITIES IS TO BE
HONEST ABOUT OUR LIMITS. GOVERNMENT CAN ESTABLISH SOME
MINIMUM LEVELS OF QUALITY AS IN THE MINIMUM PROPERTY
STANDARDS, AND IT CAN PROVIDE REMEDIES FOR THE MOST COMMON
ABUSES AS IN INTERSTATE LAND SALES.
BUT OFTEN, THE MOST EFFECTIVE FEDERAL ROLE IS AS
AN "ENABLING AGENT" -- WORKING IN PARTNERSHIP WITH
STATE AND LOCAL GOVERNMENT; WITH CONSUMERS AND THE
MAKERS OF CONSUMER PRODUCTS -- PROVIDING EXPERTISE AND,
WHERE NEEDED, SEED MONEY, TO ACHIEVE OUR COMMON CONSUMER
GOALS,
THE ONLY WAY WE CAN MAKE SURE THAT OUR DESIGNS FOR
CONSUMER PROTECTION ARE FEASIBLE, REASONABLE, PRACTICAL
AND ENFORCEABLE IN THIS DEMOCRACY -- IS TO MAKE SURE THAT
WHAT WE DO FOR CONSUMERS IS WHAT CONSUMERS SAY THEY WANT
AND NEED.
-17-
THIS CONFERENCE, TODAY, AND THE DEDICATION OF THE
MANY GOOD PEOPLE LIKE YOU WHO ARE ENGAGED IN CONSUMER
AFFAIRS, ARE THE CONSUMER'S BEST HOPE FOR THE KIND OF
FUTURE PROTECTION THAT PROTECTS CONSUMERS WITHOUT
PENALIZING THEIR FREEDOM OF CHOICE.
THANK YOU VERY MUCH.