THE FAIR HOUSING ACT
The Fair Housing Act prohibits discrimination in housing because of: Race or color. National Origin. Religion. Sex. Familial status (including children under the age of 18 living with parents or legal custodians; pregnant women and people securing custody of children under18). Disability.
WHAT HOUSING IS COVERED?
The Fair Housing Act covers most housing. Insome circumstances, the Act exempts owner-occupied buildings with no more than four units, single-family housing sold or rented with out the use of a broker and housing operated by organizations and private clubs that limit occupancy to members.
WHATISPROHIBITED?
In the Sale and Rental of Housing: No one may take any of the following actions based on race,color,religion,sex,disability, familialstatus, ornationalorigin:
Refuse to rent or sell housing. Refuse to negotiate for housing. Make housing unavailable Other wise deny a dwelling.
Set different terms, conditions or privileges for sale or rental of a dwelling.
Provide different housing services or facilities.
Falsely deny that housing is available for inspection,sale or rental.
For profit, persuade, or try to persuade homeowners to sell or rent dwellings by suggesting that people of a particular race, etc.have moved, or are about to move into the neighborhood (blockbusting) or
Deny any person access to, membership or participation
in, any organization, facility or service (such as a multiple listing service)related to the sale or rental of dwellings,or discriminate against any person in the terms or conditions of such access,membership or participation.
In MortgageLending: No one may take any of the following actions based on race,color,religion,sex,disability, familialstatus,or nationalorigin:
Refuse to make a mortgage loan
Refuse to provide information regarding loans
Impose different terms or conditions on a loan, suchas different interestrates,points,or fees
Discriminatein appraising property
Refuse to purchase a loan or
Set different terms or conditions for purchasing a loan. Inaddition, it is a violation of the Fair Housing Act to: Threaten, coerce, intimidate or interfere with any one exercising a fair housing right or assisting others who exercise the right Make, print, or publish any statement, in connection witht he sale or rental of a dwelling, which indicates a preference, limitation, or discrimination based on race, color, refigion, sex, disability, familial status, or national origin.This prohibition against discriminatory advertising applies to single-family and owner-occupied housing that is other wise exempt from the Fair Housing Act
Refuse to provide homeowners insurance coverage for a dwelling because of the race,color,religion,sex,disability, familial status, ornational origin of the owner and/or occupants of a dwelling
Discriminate in the terms or conditions of homeowners
insurance coverage because of the race,color, religion,sex, disabifity, familial status,or national origin of the owner and/or occupants of a dwelling.
Refuse to provide available information on the full range of homeowners insurance coverage options available because oftherace,etc.oftheowner and/or occupants ofadwelling Make print orpublish any statement, inconnection with the provision ofhomeowners insurance coverage, that indicates
apreference, limitation ordiscrimination basedonrace,color, religion, sex,disability, familial status ornational origin.
ADDITIONAL PROTECTION IFYou HAVE A DISABILITY
If you or someone associated with you:
Have a physical or mental disability (in cluding hearing,mobility and visual impairments, cancer, chronic mental illness, HIV/AIDS, or mental retardation) that substantially limits one or more major life activities
Have a record of such a disabilityor
Are regarded as having such a disability, a housing provider may not
Refuse to let you make reasonable modifications to your dwelling or common use areas, at your expense, if it may be necessary for you to fully use the housing.(Where reasonable, a land lord may permit changes only if you agree to restore the property to its original condition when you move.)
Refuse to make reasonable accommodations inrules, policies, practices or services if it maybe necessary for you to use the housing on an equal basis with non disabled persons.
Example: A building with a "no pets" policy must allow a visually impaired tenant to keep a guide dog.
Example: An apartment complex that offers tenants ample,unassigned parking must honor a request from a mobility-impaired tenant for a reserved space near her apartment if it may be necessary to assure that she can have access to her apartment.
However, theFairHousing Actdoesnotprotect aperson who isa directthreat tothehealthorsafety ofothers orwho currently uses illegal drugs.
AccessibilityRequirementsforNewMultifamily Buildings:Inbuildings withfourormoreunitsthat werefirstoccupiedafter
March13,1991,and thathave an elevator:
Public andcommonuseareasmustbeaccessibletopersons withdisabilities
Alldoorsandhallwaysmustbewideenoughforwheelchairs
Allunitsmusthave:
Anaccessiblerouteintoand throughtheunit
AccessiblefightSWItches,electricaloutlets,thermostats andotherenvironmentalcontrols
Reinforcedbathroomwallstoallowlaterinstallationof grabbarsand
Kitchensandbathroomsthatcanbeusedbypeoplein wheelchairs.
Ifabuildingwithfourormoreunitshasno elevatorandwasfirst occupiedafterMarch13,1991, thesestandardsapplytoground floorunitsonly.
Theseaccessibilityrequirementsfornew multifamilybuildingsdo not replacemorestringentaccessibilitystandardsrequiredunder Stateorlocallaw.
HOUSINGPROTECTIONFORFAMILIESWITHCHILDREN
The Fair Housing Act makes itunlawful todiscriminate against aperson whose household includes oneormore children who areunder 18years of age (familial status). Familial status protection covers households in which oneormore minorchildren livewith:
Aparent;
Aperson whohaslegalcustody(including guardianship) ofa minorchildorchildren;or
Thedesigneeofaparentorlegal custodian,withthewritten permission oftheparentorlegalcustodian.
Familialstatusprotectionalsoextendstopregnant womenand anypersonin theprocessofsecuringlegalcustodyofaminor child(includingadoptive orfosterparents).
The "Housing for Older Persons" Exemption: The Fair Housing Actspecificallyexemptssomeseniorhousingfacilities and communitiesfromliabilityforfamilialstatusdiscrimination.Exempt seniorhousingfacilitiesorcommunitiescanlawfullyrefuseto sellorrentdwellingstofamilieswithminorchildren.In orderto qualifyforthe"housingforolderpersons"exemption,afacilityor communitymustprovethatitshousingis:
Providedunder anyStateorFederalprogramthatHUDhas determined tobespecificallydesignedand operatedtoassist elderlypersons(asdefinedintheStateorFederalprogram); or
Intendedfor,and solelyoccupiedbypersons62 yearsofage orolder;or
Intendedandoperatedforoccupancybypersons55yearsof ageorolder.
Inordertoqualifyforthe"55orolder"housingexemption, afacilityorcommunitymustsatisfyeachof thefollowing requirements:
at least 80 percent of the units musthave at least one occupantwhois55yearsofageorolder;and
thefacility orcommunity must publish andadhere topolicies andprocedures thatdemonstrate theintenttooperate as"55 orolder" housing; and
thefacility orcommunity must comply with HUD's regulatory requirements forageverification ofresidents.
The"housing forolderpersons" exemption does notprotect senior housing facilities orcommunities from liability forhousing discrimination based onrace, color, religion, sex,disability, 01" nationalorigin.
HUDisreadytohelpwithanyproblemofhousingdiscrimination. Ifyouthinkyourrightshave beenviolated,youmayfilea complaintonline,writealetterortelephonetheHUDoffice nearestyou.Youhaveone yearafter thealleged discrimination occurredorendedtofileacomplaintwithHUD,butyoushould fileitassoon aspossible.
IFYouTHINK YOUR RIGHTSHAVEBEENVIOLATED
WhattoTellHUD:
Yournameand address
Thenameandaddressofthepersonyourcomplaintisagainst
(therespondent)
Theaddressorotheridentificationofthehousinginvolved
Ashortdescriptionoftheallegedviolation(theeventthat caused youtobelieveyourrightswereviolated)
Thedate(s)ofthealleged violation.
WheretoWriteorCall:Fileacomplaintonline,send alettertotheHUD officenearestyou,orifyouwish,youmaycalfthat officedirectly. Persons whoaredeaforhardofhearinganduseaTTY, maycallthoseoffices throughthetoll-freeFederalInformationRelayServiceat1-800-877-8339.
ForConnecticut,Maine, Massachusetts,NewHampshire,RhodeIsland andVermont:
BOSTON REGIONAL OFFICE
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U.S.DepartmentofHousingandUrbanDevelopment
ThomasP.O'NeillJr.FederalBuilding
10CausewayStreet,Room321
Boston,MA02222-1092
Telephone(617)994-8300or1-800-827-5005
Fax(617)565-7313*TTY(617)565-5453
ForNew Jersey,NewYork,PuertoRico andtheU.S.VirginIslands:
NEWYORKREGIONALOFFICE
(Complaints_office_02@hud.gov)
U.S.DepartmentofHousingandUrbanDevelopment
26FederalPlaza,Room3532
NewYork,NY10278-0068
Telephone(212)542-7519 or1-800-496-4294
Fax(212)264-9829 *TTY(212)264-0927
ForDelaware,DistrictofColumbia,Maryland,Pennsylvania,Virginiaand
WestVirginia:
PHILADELPHIAREGIONALOFFICE
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U.S.DepartmentofHousingandUrban Development
TheWanamakerBuilding
100PennSquareEast
Philadelphia,PA19107-9344
Telephone(215)861-7646or1-888-799-2085
Fax (215)656-3449*TTY(215)656-3450
ForAlabama, Florida, Georgia,Kentucky,Mississippi,North Carolina, SouthCarolina,andTennessee:
ATLANTA REGIONAL OFFICE
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U.S.DepartmentofHousingandUrbanDevelopment
FivePointsPlaza
40MariettaStreet,16thFloor
Atlanta,GA30303-2808
Telephone(404)331-5140or1-800-440-8091x2493
Fax(404)331-1021*TTY(404)730-2654
ForIllinois,Indiana,Michigan,Minnesota,OhioandWisconsin: CHICAGOREGIONALOFFICE
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U.S.DepartmentofHousingandUrbanDevelopment
RalphH.MetcalfeFederalBuilding
77Westjackson Boulevard,Room2101
Chicago,IL60604-3507
Telephone1-800-765-9372
Fax(312)886-2837*TTY(312)353-7143
ForArkansas,Louisiana,NewMexico,OklahomaandTexas: FORTWORTHREGIONALOFFICE (
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U.S.DepartmentofHousingandUrbanDevelopment
801 CherryStreet
Suite2500,Unit#45
FortWorth,TX76102-6803
Telephone(817)978-5900or1-888-560-8913
Fax (817)978-5876/5851 *TTY(817)978-5595
ForIowa, Kansas,MissouriandNebraska:
KANSASCITYREGIONALOFFICE
(Comp/aints_office_
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U.S.DepartmentofHousingandUrbanDevelopment
GatewayTower"
400StateAvenue,Room200,4thFloor
KansasCity,KS66101-2406
Telephone(913)551-6958 or1-800-743-5323
Fax(913)551-6856 *TTY(913)551-6972
ForColorado,Montana,NorthDakota,SouthDakota,UtahandWyoming:
DENVERREGIONALOFFICE
(
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U.S.DepartmentofHousingandUrban Development
1670Broadway
Denver,CO80202-4801
Telephone(303)672-5437Dr1-800-877-7353
Fax (303)672-5026*TTY(303)672-5248
ForArizona,California,HawaiiandNevada: SAN FRANCISCOREGIONALOFFICE
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U.S.DepartmentofHousingandUrbanDevelopment
600HarrisonStreet,ThirdFloor
SanFrancisco,CA94107-1387
Telephone1-800-347-3739
Fax (415)489-6558*TTY(415)489-6564
ForAlaska,Idaho,OregonandWashington: SEATTLEREGIONALOFFICE (Complaints_office_10@hud.gov)
U.S.DepartmentofHousingandUrbanDevelopment
SeattleFederalOfficeBuilding
909FirstAvenue,Room205
Seattle,WA98104-1000
Telephone(206)220-5170or1-800-877-0246
Fax (206)220-5447*TTY(206)220-5185
Ifafter contacting the local office nearest you, you stillhave questions - you maycontact HUDfurther at
U.S. Department ofHousing andUrban Development
Office ofFairHousing andEqual Opportunity
451 7thStreet, S.w., Room 5204
Washington, DC20410-2000
Telephone 1-800-669-9777
Fax(202) 708-1425 *TIY 1-800-927-9275www.hud.gov/fairhousing
IfYouAreDisabled: HUDalsoprovides:
ATTY phone forthedeaf/hardofhearingusers(seeabove listforthenearestHUDoffice)
Interpreters,TapesandBraillematerials
Assistanceinreadingandcompletingforms
WHATHAPPENSWHENYou FILEA COMPLAINT?
HUDwill notify youinwriting when your complaint isaccepted for filing under theFairHousing Act.HUDalsowill:
Notify thealleqed violator(respondent)ofthefilingofyour complaint,andallow therespondentt.imetosubmitawritten anSW61-tothecomplaint.
Investigate yourcomplaint,anddeterminewhether ornot there isreasonablecauseto believethatthe respondent violatedtheFairHousingAct.
Notify youand therespondentifHUD cannotcompleteits investigationwithin i00 daysoffiling yourcomplaint, and providereason forthedelay.
FairHousing ActConciliation: During thecomplaint investigation, HUD isrequired toofferyouandtherespondent theopportunity to voluntarily resolve yourcomplaint with aConciliation Agreement.
AConciliation Agreement provides individual relief to you, and protects the public interest bydeterring future discrimination by therespondent. Once youandtherespondent signaConciliation Agreement, and HUD approves theAgreement, HUD will cease investigating your complaint. Ifyou believe that the respondent has violated breached your Conciliation Agreement, you should promptly notifytheHUDOfficethatinvestigated yourcomplaint. If HUDdetermines thatthere isreasonable cause tobelieve thatthe respondent violated the Agreement, HUD will ask the U.S. Department ofJustice tofilesuitagainst therespondent inFederal District Court toenforce theterms oftheAgreement.
ComplaintReferralstoStateorLocal PublicFairHousingAgencies:
IfHUDhas certifiedthatyourStateorlocalpublicfairhousing agencyenforcesacivilrightslaworordinancethatprovidesrights, remediesandprotectionsthatare"substantiallyequivalent"to theFairHousingAct,HUDmustpromptlyreferyourcomplaintto thatagencyforinvestigation,andmustpromptlynotifyyouofthe referral.TheStateorlocalagencywillinvestigateyourcomplaint underthe"substantiallyequivalent"Stateorlocalcivilrightslaw orordinance.TheStateorlocalpublicfairhousing agencymust startinvestigatingyourcomplaintwithin30daysofHUD'sreferral, orHUDmayretrieve("reactivate")thecomplaintforinvestigation undertheFairHousingAct.
WHATHAPPENSIF I'M GOINGTOLOSEMyHOUSING THROUGHEVICTIONORSALE?
If youneedimmediatehelptostoporpreventasevereproblem causedbyaFairHousingActviolation, HUDmaybeabletoassist youassoonasyoufileacomplaint.HUDmayauthorizetheU.S. DepartmentofJusticetofileaMotioninFederalDistrictCourt foraTemporaryRestrainingOrder(TRO)againsttherespondent, followedbyaPreliminaryInjunctionpendingtheoutcomeofHUD's investigation.AFederalJudgemaygrantaTROoraPreliminary Injunctionagainstarespondentincaseswhere:
Irreparable (irreversible.) harm or injury to housing rights is likelytooccur without HUD's intervention; and
There issubstantial evidence thattherespondent hasviolated theFairHousing Act.
Example:Anowneragrees tosell ahouse,but,after discoveringthat the buyersareblack,pullsthehouseoff themarket,thenpromptly listsitforsaleagain.Thebuyers fileadiscriminationcomplaint withHUD.HUDmayauthorizetheU.S. DepartmentofJusticeto seekaninjunctioninFederalDistrict Courttopreventtheowner fromsellingthehouse toanyoneelseuntilHUDinvestigatesthe complaint.
WHATHAPPENSAFTERACOMPLAINTINVESTIGATION?
DeterminationofReasonableCause,ChargeofDiscrimination, and Election:Whenyourcomplaintinvestigationiscomplete,HUD willprepareaFinalInvestigativeReportsummarizingtheevidence gatheredduringtheinvestigation.IfHUDdeterminesthatthereis reasonablecausetobelieve thattherespondent(s)discriminated against you, HUD will issue a Determination of Reasonable Cause andaChargeofDiscriminationagainst therespondent(s). Youandtherespondent(s)have twenty(20)daysafterreceiving noticeoftheChargetodecidewhethertohaveyourcaseheard byaHUDAdministrativeLawJudge(AU) ortohaveaciviltrialin FederalDistrictCourt,
HUD AdministrativeLawJudgeHearing:Ifneitheryounorthe respondentelectstohaveaFederal civiltrialbeforethe20-day ElectionPeriod expires,HUDwillpromptlyscheduleaHearingfor yourcasebeforeaHUDAU. TheALJHearingwillbe conducted inthelocalitywherethediscriminationallegedlyoccurred.During theAU Hearing,youandtherespondent(s)havetherightto appearinperson,toberepresentedbylegal counsel,topresent evidence, tocross-examinewitnessesand torequestsubpoenas in aidofdiscoveryofevidence.HUDattorneys willrepresentyou duringtheAU Hearingatnocosttoyou;however,youmayalso
choose tointervene inthecase and retain your own attorney. At theconclusion ofthe Hearing, the HUDALJwill issue aDecision based onfindings offact andconclusions oflaw.Ifthe HUDAU concludes that the respondent(s) violated the Fair Housing Act, therespondent(s) canbeordered to:
Compensate youforactual damages, including out-of-pocket expenses andemotional distress damages
Provide permanent injunctive relief.
Provide appropriate equitable relief (for example, make the housing available toyou).
Payyour reasonable attorney's fees.
Paya civilpenalty toHUDtovindicate thepublic interest. The maximum civil penalties are: $16,000, for afirst violation of the Act; $37,500 ifaprevious violation has occurred within the preceding five-year period; and $65,000 iftwo or more previous violations haveoccurred within thepreceding
seven-year period.
CivilTrialinFederalDistrictCourt:Ifeitheryouortherespondentelects tohaveaFederalciviltrialforyourcomplaint,HUDmust refer yourcasetotheU.S.DepartmentofJusticeforenforcement.The U.S.DepartmentofJusticewillfileacivillawsuitonyourbehalf intheU.S.DistrictCourtinthedistrictinwhichthediscrimination allegedlyoccurred.Youalsomaychoosetointervenein thecase andretainyourownattorney.Either youortherespondentmay requestajury trial,andyoueachhavetherighttoappearin person, toberepresentedbylegalcounsel,topresentevidence, tocross-examinewitnesses,andtorequestsubpoenasin aidof discoveryofevidence.IftheFederalCourtdecidesin yourfavor, aJudgeorjurymayordertherespondent(s)to:
Compensateyouforactualdamages,including out-of-pocket expensesandemotionaldistress damages
Providepermanentinjunctiverelief.
Provideappropriateequitablerelief(forexample,makethe housingavailabletoyou).
Payyourreasonableattorney'sfees. Paypunitivedamagestoyou.
Determination of No Reasonable Cause and Dismissal: If HUD findsthatthereisnoreasonablecausetobelieve thatthe respondent(s)violatedtheAct,HUD willdismissyourcomplaint withaDeterminationofNoReasonableCause.HUDwillnotify youandtherespondent(s)ofthedismissalbymail,andyoumay requestacopyoftheFinalInvestigativeReport.
Reconsiderations ofNoReasonableCauseDeterminations:TheFair Housing Actprovidesnoformalappealprocessforcomplaints dismissedbyHUD.However,ifyourcomplaintisdismissedwith aDeterminationofNoReasonableCause,you maysubmita writtenrequestforareconsiderationreviewto:Director, FHEO OfficeofEnforcement,U.S. DepartmentofHousingandUrban Development,4517thStreet,SW,Room5206,Washington,DC
20410-2000.
INADDITION
YouMayFileaPrivateLawsuit:Youmayfileaprivatecivillawsuitwithout firstfilingacomplaintwithHUD.Youmustfileyourlawsuitwithin two(2)yearsofthemostrecent dateofallegeddiscrimmatory action.
Ifyoudo fileacomplaint withHUD andevenifHUD dismisses yourcomplaint,theFairHousingActgivesyoutherighttofilea privatecivillawsuitagainst therespondent(s)inFederalDistrict Court.ThetimeduringwhichHUDwasprocessingyourcomplaint isnotcountedinthe2-yearfilingperiod.Youmustfileyourlawsuit atyourownexpense;however, ifyoucannotaffordanattorney, theCourtmayappointoneforyou.
EvenifHUDisstillprocessing yourcomplaint,youmay filea privatecivillawsuitagainsttherespondent,unless(1) youhave alreadysignedaHUDConciliationAgreement toresolveyour HUDcomplaint; or (2)a HUDAdministrative LawJudgehas commencedanAdministrativeHearingforyourcomplaint.
Other ToolstoCombat Housing Discrimination:
IfthereisnoncompliancewiththeorderofanAdministrative LawJudge,HUDmayseek temporaryrelief,enforcementof theorderorarestrainingorderinaUnitedStatesCourt of Appeals.
TheAttorneyGeneralmayfileasuitinFederalDistrictCourt ifthereisreasonablecausetobelieveapatternorpracticeof housingdiscriminationisoccurring.
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