Fair Housing Laws
Mawerdi HamidHousing Discrimination Law Project Mid-Minnesota Legal Aid
OverviewA little HistoryFair Housing Basics
◦Protected Classes◦Refusal to Rent and Negotiate◦Different Terms and Conditions◦Refusal to Grant Reasonable
AccommodationsQuestions?
Civil Rights Act – 1964
But . . . . .
Fair Housing Act - 1968
Generally Speaking . . . Unlawful to take adverse action in
housing based on protected class status.◦Fair Housing Act – 42 U.S.C. 3601 et.
seq.◦Minnesota Human Rights Act – Minn.
Stat. 363A.01 et seq.◦Local Ordinances
Protected Class Status – Fair Housing Act
1. Race or color2. Religion3. Sex4. Familial Status5. National Origin6. Disability42 U.S.C. §3604(a)
Minnesota Human Rights ActMinn. Stat. §363A
AddsMarital statusStatus with regard to public
assistanceSexual orientationCreed
Adverse Actions Include . . . Refusal to
Rent/Negotiate/Otherwise Make Unavailable
Different Terms and ConditionsRefusal to Allow Reasonable
AccommodationsAlso:
◦ Discriminatory Statements/Advertising◦ Blockbusting◦ Discriminatory Transactions
Adverse ActionsRefusal to rent, negotiate or otherwise make unavailable
Outright refusals are relatively rare
More common techniques:◦Burdensome application process◦Delay◦Discouraging an
applicant◦No return phone call
Otherwise make unavailable is broad and can include:
steeringredliningtermination
Adverse ActionsDifferent terms, conditions, or privileges of sale or rental of a dwelling, or in the provision of services or facilities
Terms and ConditionsDamage Deposit Application FeesCredit ChecksLate feesRepair requestsGuests
Rent AmountsAppliancesAmenitiesFinesClosing costs
Discrimination based on Sex Quid Pro Quo
◦Sex or touching for rent or application
Hostile Environment ◦Unwanted touching ◦Walking into
apartment unannounced
◦Unwelcome personal comments and inquiries
Protected or Not Protected?
Part I
Protected or Not Protected?
Victims of Domestic Violence
Protected Class StatusRace or color
ReligionSex
Familial StatusNational Origin
DisabilityMarital status
Status with regard to public assistanceSexual orientation
Creed
Protected or Not Protected?
Applicant with a criminal background
Protected Class StatusRace or color
ReligionSex
Familial StatusNational Origin
DisabilityMarital status
Status with regard to public assistanceSexual orientation
Creed
Protected or Not Protected?
Resident who speaks Spanish
Protected Class StatusRace or color
ReligionSex
Familial StatusNational Origin
DisabilityMarital status
Status with regard to public assistanceSexual orientation
Creed
Protected or Not Protected?
Resident with Chemical
Dependency
Protected Class StatusRace or color
ReligionSex
Familial StatusNational Origin
DisabilityMarital status
Status with regard to public assistanceSexual orientation
Creed
Reasonable Accommodations
Landlord is required to make change in rules, policies, practices or services IF:◦ Accommodation may be
necessary to give disabled person equal use and enjoyment of dwelling
AND◦ The change is not
unreasonable
Reasonable Accommodations – 4 Step Analysis
Must Have Disability
Accommodation may be necessary to use and enjoyment of dwelling
Accommodation will help overcome effects of disability (nexus)
Accommodation is reasonable
“Unreasonable” RequestsImpose an undue financial and
administrative burden; OR
Require a fundamental alteration in the nature of the housing provider’s operations
Protected or Not Protected?
Part II
Protected or Not Protected?Resident with
a dog
Protected Class StatusRace or color
ReligionSex
Familial StatusNational Origin
DisabilityMarital status
Status with regard to public assistanceSexual orientation
Creed
Protected or Not Protected?
Service Dogs
Protected or Not Protected?
Animals for Emotional Support?
Dog HypotheticalApartment management has a
“no pet” policyA tenant asks for a reasonable
accommodation that his dog, Spot, be allowed to move in.
Tenant has a letter from a doctor stating that the dog helps comfort client because of his depression.
Is this a reasonable accommodation?
Reasonable Accommodations – 4 Step Analysis
Must Have Disability
Accommodation may be necessary to use and enjoyment of dwelling
Accommodation will help overcome effects of disability (nexus)
Accommodation is reasonable
Protected or Not Protected?
Resident with multiple dogs
Protected or Not Protected? Other Animals?
Probably not Discrimination Poor customer service/bad
attitude Refusal to rent because of bad
rental history or credit (if standards are the same for all)
Eviction because of personality conflicts or neighbor complaints
Refusal to rent without valid identification
Familial Status Discrimination
Refusal to rent, steering, strict occupancy limits, ban from facilities, segregation, limited to lower floors, higher security deposit
“Familial Status”Familial Status
◦One or more individuals under the age of 18 being domiciled with a parent, A person having legal custody of such
individuals, or The designee of such parent or legal
custodian ◦A person who is pregnant or who is
about to secure legal custody of someone under the age of 18.
Special MN Protection ◦If in a “legal” no kids unit and there
is pregnancy or adoption, during tenancy landlord must: Allow 12 months until end of tenancy and Give 6 month written notice
◦Note: may be different if city or state occupancy code is violated
Familial Status Discrimination Exemption for Housing with Older
Persons (HOPA)◦The FHA exempts HOPA from its
prohibitions against familial status discrimination
Purpose: to insure that the FHA’s familial status prohibition do not unfairly limit the housing choice of older persons
Proving Discrimination1. Disparate Treatment Cases
◦Prima Facie Case of Discrimination ◦Mixed Motive Cases
2. Disparate Impact Cases◦Discriminatory Effect◦Perpetuation of Segregation◦Standard: business necessity
sufficiently compelling to justify practice
3. Testing
Enforcement 1. Administrative Agency
Complaint◦HUD, MDHR◦P/c determination◦Administrative Judge ◦Appeal to Court of Appeals
2. State/Federal Court Complaint 3. Attorney General
◦Pattern of practice
RemediesActual Damages Compensatory Damages: lost housing
opportunity Emotional Distress: includes
humiliationPunitive Damages: if intentional Civil PenaltiesInjunctive Relief Mentoring Fair Housing Training
Questions?