U. S . DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT 

WASHINGTON, D .C , 20410-0001 

THE SECRETARY 

November 7,2014 

To the Congress of the United States: 

The U_S. Department of Housing and Urban Development (HUD) is pleased to present 

the Fiscal Year 201212013 Annual Report on the State of Fair Housing in America. This report 

has been prepared in accordance with sections 808(e)(2) and (6) of the Fair Housing Act and 

section 561 (j) of the Housing and Community Development Act of 1987. 

HUD is committed to leveling the playing field for all Americans by enforcing federal 

fair housing laws that ensure equal access to available housing regardless of a person's race, 

color, national origin, religion, sex, familial status, or disability. 

Going forward, HUD will continue to live up to the public's trust, operate its programs in 

a nondiscriminatory manner, and work toward creating sustainable, inclusive communities of 

opportunity for all. 

Sincerely, 

Enclosure 

www.hud.gov espanol.hud.gov 
Table of Contents

Page

Assistant Secretary Gustavo Velasquez 1

State of Fair Housing 3

HUD and FHAP Enforcement 17

Housing Discrimination Complaints 18

Chart 1: Complaints Filed (FY 2010-2013) 18

Basis of Complaints 18

Table 1: Basis of HUD and FHAP Complaints 19

Table 2: Basis of HUD Complaints 20

Table 3: Basis of FHAP Complaints 21

Issues in Complaints 22

Table 4: Issues in HUD and FHAP Complaints 22

Table 5: Issues in HUD Complaints 24

Table 6: Issues in FHAP Complaints 25

Compliance with Notice Requirements 26

Complaint Closures 26

Chart 2: HUD and FHAP Complaints Closed 26

Chart 3: HUD and FHAP Complaint Outcomes 27

Chart 4: HUD Complaint Outcomes 29

Chart 5: FHAP Complaint Outcomes 30

Timeliness of Investigations 30

Chart 6: HUD and FHAP Newly-Aged Complaints 31

Adjudicating Fair Housing Act Complaints 33

Table 7: Fair Housing Act Caseload 2012 33

Table 8: Administrative Outcomes 2012 34

Table 9: Fair Housing Act Caseload 2013 34

Table 10: Administrative Outcomes 2013 34

Table 11: Post-Charge Consent Orders 2012-2013 35

Commencement of Administrative Hearings 36

Table 12: ALJ Decisions 2012 36

Cases Elected to the Department of Justice 36

Table 13: Outcomes of Cases Elected to DOJ 2012-2013 37

Secretary-Initiated Enforcement 39

Secretary-Initiated Complaints 39

Table 14: Bases of Secretary-Initiated Complaints 2012-2013 40

Secretary-Initiated Complaints Closed 40

Table 15: Secretary-Initiated Complaints Closed 2012-2013 40

The Fair Housing Initiatives Program 45

Private Enforcement Initiative (PEI) 45
Education and Outreach Initiative (EOI) 45

Fair Housing Organizations Initiative (FHOI) 47

Oversight of Recipients of HUD Funds 49

Complaints against Recipients of HUD Funds 49

Table 16: Complaints Against Recipients of HUD Funds 2012 50

Table 17: Complaints Against Recipients of HUD Funds 2013 50

Compliance Reviews of Recipients of HUD Funds 50

Table 18: Compliance Reviews of Recipients of HUD Funds 2012 51

Table 19: Compliance Reviews of Recipients of HUD Funds 2013 51

Section 3 of the Housing and Urban Development Act of 1968 52

Appendix A: Fair Housing Assistance Program (FHAP) 57

Appendix B: HUD and FHAP Complaints, by State 2012 61

HUD and FHAP Complaints, by State 2013 63

Appendix C: Fair Housing Initiatives Program (FHIP) Grants 65

Appendix D: Fair Housing and Civil Rights in HUD Programs 120

HUD Reporting Responsibilities 120

Racial and Ethnic Categories 120

Federal Housing Administration 120

Table D.1: Protected Characteristics of Mortgagors who Obtained FHA-Insured 

Single-Family Home Purchase Loans or FHA-Insured Single-Family Refinanced Loans, 

2012

121

Table D.2: Protected Characteristics of Mortgagors who Obtained FHA-Insured 

Single-Family Home Purchase Loans or FHA-Insured Single-Family Refinanced Loans, 

FY 2013

121

Project-Based Rental Subsidies 122

Direct Loans 123

Table D.3: Protected Characteristics of Households Provided with Housing Assistance 

through Mortgage Insurance and Mortgage Interest Rate Subsidies, for the 18-Month 

Period Ending September 30, 2012

123

Table D.4: Protected Characteristics of Households Provided with Housing Assistance 

through Mortgage Insurance and Mortgage Interest Rate Subsidies, for the 18-Month 

Period Ending September 30, 2013

124

Financing Subsidies 125

Table D.5: Protected Characteristics of Households Provided with Housing Assistance 

through Mortgage Insurance and Mortgage Interest Rate Subsidies, for the 18-Month 

Period Ending September 30, 2012

126

Table D.6: Protected Characteristics of Households Provided with Housing Assistance 

through Mortgage Insurance and Mortgage Interest Rate Subsidies, for the 18-Month 

Period Ending September 30, 2013

127

Housing Counseling Assistance Program 128

Table D.7: Protected Characteristics of Households that Participated In HUD-Funded 

Housing Counseling Programs, FY 2012

128
Continuum of Care Program 129

Table D.8: Protected Characteristics participants that entered the Supportive 

Housing, Shelter Plus Care, or Single Room Occupancy programs, FY 2011 

130

Table D.9: Protected Characteristics participants that entered the 

Supportive Housing, Shelter Plus Care, or Single Room Occupancy programs, FY 2012

130

HOME Investment Partnership Program 131

Table D.10: Protected Characteristics of Beneficiaries of the HOME Investment 

Partnerships Program, FY 2012 

131

Table D.11: Protected Characteristics of Beneficiaries of the HOME Investment 

Partnerships Program, FY 2013 

132

Community Development Block Grants 132

Table D.12: Protected Characteristics of Beneficiaries of CDBG’s Owner-Occupied 

Housing Rehabilitation, Rental Housing Rehabilitation, and Homeownership 

Assistance Programs, FY 2012

133

Table D.13: Protected Characteristics of Beneficiaries of CDBG’s Owner-Occupied 

Housing Rehabilitation, Rental Housing Rehabilitation, and Homeownership 

Assistance Programs, FY 2013 

133

Housing Opportunities for Persons with AIDS 134

Table D.14: Protected Characteristics of Persons Provided with Housing Assistance 

through HOPWA Formula Grants and Competitive Grants, FY 2012 

134

Table D.15: Protected Characteristics of Persons Provided with Housing Assistance 

through HOPWA Formula Grants and Competitive Grants, FY 2013

135

Moderate Rehabilitation 136

Table D.16 Protected Characteristics of Assisted Households in PIH Programs, For the 

18-Month Period Ending September 30, 2012

136

Table D.17 Protected Characteristics Assisted Households in PIH Programs,

For the 18-Month Period Ending September 30, 2013

137

Community Development Block Grant - Recovery 138

Table D.18: Protected Characteristics of Beneficiaries of CDBG-R’s Owner-Occupied 

Housing Rehabilitation and Rental Housing Rehabilitation, FY 2012

138

Table D.19: Protected Characteristics of Beneficiaries of CDBG-R’s Owner-Occupied 

Housing Rehabilitation and Rental Housing Rehabilitation, FY 2013

139

Community Development Block Grant - Recovery Asssistance 140

Table D.20: Protected Characteristics of Beneficiaries of CDBG-DR, FY 2012 & 2013 140

Neighborhood Stabilization Program 141

Table D.21: Protected Characteristics of Beneficiaries of NSP, FY 2012 & 2013 141

Glossary 142
About This Report

This report was prepared in accordance with Sections 808(e)(2) and (6) of the Fair Housing Act and Section 561(j) of the Housing and Community Development Act of 1987. These statutes require the Secretary of 

Housing and Urban Development (HUD) to report annually to Congress on several aspects of HUD’s work in fair 

housing. In particular:

• Section 808(e)(2) of the Fair Housing Act directs HUD to report on the “nature and extent of 

progress made nationally in eliminating discriminatory housing practices and furthering the purposes of [the 

Fair Housing Act], obstacles remaining to achieving equal housing opportunity, and recommendations for further legislative or executive action.” It also directs HUD to report on the number of instances in which steps in 

the complaint process—including investigating a complaint, making a determination of cause, commencing an 

administrative hearing, or issuing a decision—were not completed as prescribed by law.

• Section 808(e)(6) of the Fair Housing Act requires that HUD annually report data to Congress 

on the race, color, religion, sex, national origin, age, disability, and family characteristics of persons and households who are applicants for, participants in, or beneficiaries or potential beneficiaries of programs administered by HUD, to the extent that such characteristics are within the coverage of the provisions of the civil rights 

laws and executive orders listed in Section 808(f).

• Section 561(j) of the Housing and Community Development Act of 1987 requires HUD to report 

on the progress made in accomplishing the objectives of the Fair Housing Initiatives Program, including a summary of enforcement, education, and outreach activities funded under the program.

This report provides information on the foregoing activities for the period beginning October 1, 2011, 

and ending September 30, 2013.
1

Annual Report on Fair Housing

To the Congress of the United States:

The U.S. Department of Housing and Urban Development is 

pleased to present the Fiscal Year (FY) 2012-2013 Annual Report on Fair Housing. This report shines a light on the ongoing 

problem of housing discrimination and the progress we have 

made in ensuring that everyone is able to fully exercise their 

rights under the Fair Housing Act.

Housing discrimination has a profound and lasting impact on 

its victims, as access to housing affects not only where individuals and families live, but the education, employment and 

other opportunities that are available to them. Neighborhoods 

and schools that lack diversity because of housing discrimination harm all of us and are inconsistent with the principles 

upon which this nation was founded.

In FY 2012 and 2013, the Department continued its efforts to 

fight housing discrimination and obtain relief for those who 

may have been unfairly denied housing. Over these two 

years, HUD and Fair Housing Assistance Program (FHAP) agencies obtained over $425 million in compensation for victims 

of housing discrimination. In addition, HUD and FHAP agencies obtained a broad range of housing and public interest relief. This relief included making housing opportunities available, obtaining reasonable accommodations for persons with disabilities, and modifying applicant 

and tenant policies so that they comply with fair housing laws. Further, the U.S. Department of Justice recovered more than $2 million in damages and civil penalties in Fair Housing Act cases that were investigated and 

charged by HUD.

Private fair housing groups funded under HUD’s Fair Housing Initiatives Program (FHIP) supported HUD’s efforts 

to further fair housing as well, providing guidance and assistance to numerous individuals that had experienced discrimination. 

At the same time, HUD reaffirmed its commitment to examining institutional practices and policies for their 

discriminatory effects on protected groups of individuals by issuing a final rule that formalized HUD’s long-held 

interpretation of the availability of “discriminatory effects” liability under the Fair Housing Act, and provided 

nationwide consistency in the application of that form of liability.

HUD also made great strides in ensuring that its own housing and lending programs are open to everyone, including lesbian, gay, bisexual, or transgender (LGBT) individuals. In FY 2012, HUD published a final rule requiring that federally assisted housing be offered without regard to sexual orientation or gender identity, and in 

FY 2013 HUD reached the first settlement under the rule with Bank of America for allegedly denying an FHAA Message From The Office of

Fair Housing and Equal Opportunity

Gustavo Velasquez, Assistant Secretary 

for Fair Housing and Equal Opportunity
2

Annual Report on Fair Housing

backed mortgage loan to a gay couple.

But HUD’s mandate includes more than responding to individual acts of discrimination. It also requires HUD to 

ensure that its programs and activities are conducted in a manner that fosters inclusive, sustainable communities. In FY 2012 and 2013, HUD took measures to assist HUD-funded communities in meeting their obligation 

to affirmatively further the purposes of the Fair Housing Act as a condition of receiving funding. HUD reviewed 

plans, provided technical assistance, and, when necessary, took steps to disapprove funding applications.

HUD also broke new ground in this area by publishing a proposed rule that more clearly communicates the 

requirements states, municipalities and public housing agencies that receive HUD funding must meet to fulfill 

their obligation to Affirmatively Further Fair Housing. 

Finally, to further HUD’s mission to improve communities, HUD fostered local economic development and 

individual self-sufficiency in low-income communities through Section 3 of the Housing and Urban Development Act. Section 3 requires that recipients of certain types of HUD financial assistance, to the greatest extent 

feasible, direct employment and other economic opportunities to low- and very low-income persons and to 

businesses that employ them. In FY 2012 and 2013, HUD implemented several initiatives to improve compliance with Section 3, including launching a web-based self-certification business registry that allows Section 3 

eligible businesses to identify contracting opportunities.

These are just a few examples of HUD’s efforts to address housing discrimination, affirmatively further fair 

housing, and promote economic opportunities throughout the nation. The Department is committed to 

promoting fair housing and equal opportunity and will continue to work to ensure that its programs and 

activities promote the creation of inclusive and sustainable communities in the years to come.

Sincerely,

Gustavo Velasquez

Assistant Secretary for the Office of Fair Housing and Equal Opportunity
3

Annual Report on Fair Housing

In fiscal years 2012 and 2013, HUD took unprecedented steps to provide guidance, administer policies, 

and issue regulations that are helping to ensure that every resident of this nation has equal access to available 

housing opportunities. 

In particular, HUD went to great lengths to enforce federal fair housing laws, including proactively 

tracking cases that had national fair housing implications, initiating its own investigation of housing 

discrimination, and taking appropriate legal action against individuals and housing providers found to have 

violated the Fair Housing Act. 

Fair housing enforcement by HUD alone 

included completing work on 3,577 housing 

discrimination complaints. Out of these cases, 

40 percent were charged, settled, or referred to 

the Department of Justice.

The resolutions of many of these cases 

helped to promote housing opportunities and 

secure reasonable accommodations, reasonable 

modifications, and monetary relief for persons 

who believed that they had experienced 

discrimination. 

HUD also used its partnerships with Fair 

Housing Initiatives Program (FHIP) agencies to conduct fair housing enforcement, capacity building, as well as 

education and outreach activities. With the help of FHIP grants, these groups have been able to help persons 

who were unfairly denied housing.

In addition to vigorously looking into individual complaints filed by the public, the Department 

increased its efforts to investigate largescale discrimination. In FY 2012 and FY 

2013, HUD filed 36 Secretary-initiated 

complaints and charged or reached 

settlements in 27 Secretary-initiated cases. 

Also, consistent with HUD’s 

efforts to address the kind of systemic 

discrimination that adversely affects 

some segments of the population, the 

Department published a final rule, 

providing nationwide consistency in the 

application of discriminatory effects 

liability under the Fair Housing Act.

Fiscal years 2012 and 2013 also 

saw an increase in the number of systemic 

State of Fair Housing

Charged	
  

2%	
  

Se,led	
  

37%	
  

Referred	
  to	
  DOJ	
  

1%	
  

Administra=ve	
  

Closure	
  

25%	
  

No	
  Cause	
  

Determina=on	
  

35%	
  

10	
  

8	
  

16	
  

20	
  

0	
  

5	
  

10	
  

15	
  

20	
  

25	
  

FY	
  2010	
   FY	
  2011	
   FY	
  2012	
   FY	
  2013	
  
4

Annual Report on Fair Housing

complaints that were filed with HUD. In FY 2012, 204 systemic cases were filed and in FY 2013, 356 cases were 

filed. At the same time, there was increased relief for victims of housing discrimination, with more than $372 

million going to victims in FY 2012 and almost $60 million going to victims in FY 2013. In addition, between FY 

2012 and FY 2013 HUD more than doubled the number of victims who received compensation, from 2,044 in 

2012 to 4,147 in 2013. 

At the same time, HUD took definitive steps in FY 2013 to reaffirm the longstanding legal requirement 

that recipients of HUD funding affirmatively further fair housing. The Affirmatively Furthering Fair Housing 

(AFFH) proposed rule uses a performance-based approach to ensure greater accountability regarding reducing 

impediments to fair housing choice and provides funded jurisdictions with more clarity regarding how to meet 

their statutory obligation. 

Furthermore, while the Fair Housing Act does not include sexual orientation and/or gender identity as 

protected classes, HUD published a rule ensuring that lesbian, gay, bisexual and transgender (LGBT) individuals 

have access to HUD programs and commissioned a nationwide study to better understand the nature and 

extent of housing discrimination against same-sex couples in the rental market.

And just as HUD stepped up its efforts to address relatively new types of housing discrimination, the 

Department also used the latest technology to address discriminatory practices. HUD’s new fair housing mobile 

application (app) for iPad and iPhone allows users, in real time, to learn about their fair housing rights and to 

file housing discrimination complaints. 

Lending Discrimination

HUD also took aggressive steps to combat lending discrimination, including discrimination against 

minorities who were unfairly denied mortgage loans or targeted with loan products that contained unfavorable 

terms and conditions. The Department also obtained significant settlements in cases involving lenders that 

denied mortgage loans to women because they were pregnant or on maternity leave and to persons with 

disabilities. 

The Department’s efforts to 

address lending discrimination resulted 

in a groundbreaking settlement with 

MortgageIT, Inc., an indirect subsidiary 

of Deutsche Bank AG, which required 

MortgageIT, Inc., to pay $12.1 million to 

resolve allegations that the residential 

lender discriminated against African 

American and Hispanic borrowers seeking 

mortgage loans. HUD alleged that the 

lender’s practices contributed to minority 

borrowers being charged higher annual 

percentage rates and fees than similarlysituated white borrowers, and denied 

minority applicants loans more often 

than similarly-situated white applicants.

471	
  

406	
  

355	
  

390	
  

200	
  

250	
  

300	
  

350	
  

400	
  

450	
  

500	
  

FY	
  2010	
   FY	
  2011	
   FY	
  2012	
   FY	
  2013	
  
5

Annual Report on Fair Housing

And HUD addressed other forms of lending discrimination in FY 2012 and 2013, including affecting 

policies pertaining to women who were unfairly denied mortgage loans because they were pregnant or on 

maternity leave when they applied for loans, and obtaining justice for individuals who were unlawfully denied 

loans because they have disabilities. 

Maternity Leave

In FY 2012 a major settlement involving discrimination against women and families in mortgage 

insurance was reached when the Department of Justice (DOJ) settled a case that was investigated by HUD 

against the Mortgage Guaranty Insurance Corporation (MGIC) for discriminating against women on maternity 

leave. The MGIC settlement was the first involving discrimination against women and families related to 

mortgage insurance. 

The settlement established a $511,250 fund to compensate 70 

individuals whom the United States identified as aggrieved by the alleged 

discriminatory treatment between 2007 and 2010 and required MGIC 

to pay a $38,750 civil penalty to the United States. The settlement also 

requires MGIC to follow a number of detailed nondiscriminatory provisions 

in its future review of mortgage insurance applications involving women 

or men who are on, or have returned from, paid or unpaid leave related 

to the birth, adoption or foster care placement of a child, and to provide 

nondiscrimination notices to mortgage applicants.

In another case involving maternity leave, HUD entered into a 

conciliation agreement with Bank of America, in which the bank paid 

$161,180 to resolve allegations that it refused to refinance the mortgages of 

women on maternity leave.

In other settlements resolving allegations of discrimination based on a woman’s maternity status, CMG 

Mortgage Insurance Company, the nation’s largest provider of private mortgage insurance to credit unions, 

paid $30,000 to resolve allegations that it refused to insure the home mortgage loan of a married couple 

because the wife was on maternity leave, and that it maintained a written policy of refusing to consider the 

regular pay of women on maternity leave as income. SunTrust Mortgage, Inc. paid two couples $18,000 each 

to resolve allegations that the couples were denied mortgage loans because the women were on maternity 

leave. And Land Home Financial Services paid $20,000 to resolve allegations that it refused to approve a 

couple’s mortgage application because the wife was on maternity leave. Magna Bank in Nashville, TN, paid 

$14,085 to a woman who had allegedly been required to return to work from maternity leave before her loan 

application could be approved; Home Loan Center, Inc., in Irvine, CA, paid $15,000 to a woman for denying her 

application to refinance her mortgage because she was on maternity leave; and PNC Mortgage in Trumbull, 

CT, agreed to pay $15,000 to a couple for allegedly requiring an applicant on paid maternity leave to return to 

work before the lender would approve her home loan. PNC also agreed to review VA mortgage applications 

filed in the previous two years in Maine, Vermont, Connecticut, New Hampshire, Massachusetts, Rhode Island, 

Pennsylvania, and New York, and pay $7,500 to any applicant who was denied because of their maternity 

status. 

LENDING

DISCRIMINATION

WAS NOT WHAT

I WAS EXPECTING

If you are qualified for a mortgage, but the lender

denies the loan because you are on maternity

leave–that's a violation of the Fair Housing Act.

If you suspect you are a victim of lending

discrimination, please report it.

www.HUD.gov

1-800-669-9777 (voice)

1-800-927-9275 (TTY)

A public service message from the U.S. Department of Housing and Urban Development in partnership with the

National Fair Housing Alliance. The federal Fair Housing Act prohibits discrimination because of race, color, religion,

national origin, sex, family status or disability. For more information, visit www.hud.gov/fairhousing.
6

Annual Report on Fair Housing

Disability

Because discrimination against persons with disabilities continues to be the largest category of 

complaints HUD receives each year, the Department has increased its enforcement efforts in this area. In FY 

2012, DOJ settled four individual 

complaints with Bank of America, 

including a Secretary-initiated 

complaint, after HUD investigated 

and issued a charge of discrimination 

alleging that Bank of America refused 

to consider disability benefits from 

the Social Security Administration as 

qualifying income for loans for which 

the borrowers would otherwise have 

been eligible.

The settlement required Bank 

of America to pay $1,000, $2,500 

or $5,000 to eligible mortgage loan 

applicants who were asked to provide 

a letter from their doctor to document 

the income Social Security Disability 

Insurance (SSDI) income they 

received. The HUD complainants received 

a total of $125,000 to compensate them for the harm they suffered and costs associated with their loan 

applications.

Bank of America hired a third party administrator to search approximately 25,000 loan applications 

involving SSDI income to identify any other victims. The bank has also revised its lending policies, developed 

fair lending training for its underwriters and loan officers, and is monitoring loan applications to ensure that 

applications from individuals with disabilities are treated in a manner consistent with applicable law. 

In addition, HUD reached a $90,000 agreement with Coldwell Banker Residential Brokerage, settling 

allegations that the mortgage broker violated the Fair Housing Act when it prevented the sale of a house the 

buyer intended to use as a group home for persons with disabilities. Under the agreement, Coldwell and 

Bowditch & Dewey, LLP, each paid $39,000 to the prospective buyer and $6,000 to his sales agent. In addition, 

Coldwell Banker Residential Brokerage and Bowditch & Dewey, LLP, provided their employees with fair housing 

training and Bowditch & Dewey donated 100 hours of free legal services directly related to fair housing and 

100 hours of free legal services directly related to the promotion of disability rights.

The Department also reached a settlement with Bank of America and Fannie Mae, settling allegations 

that the lender and Fannie Mae violated the Fair Housing Act by denying a borrower’s application to modify 

her mortgage loan because she did not provide sufficient information about the nature of her disability. Under 

the terms of the agreement, Bank of America paid the woman $22,449, which included $19,349 to cover 

the approximate closing costs on a refinance loan, and agreed to follow the Home Affordable Modification 

Program and Fannie Mae servicing guidelines. Bank of America also agreed to provide fair lending training to 

its newly-hired employees. Fannie Mae paid the woman $3,400. 

* Issues in complaints often overlap and a single complaint may have multiple issues.

Non-­‐compliance	
  with	
  

design	
  and	
  construc5on	
  

requirements	
  

3%	
  

Failure	
  to	
  permit	
  

reasonable	
  modifica5on	
  

4%	
  

Failure	
  to	
  make	
  reasonable	
  

accommoda5on	
  

57%	
  

Other	
  

36%	
  

Issues	
  in	
  2013	
  Disability	
  Complaints	
  
7

Annual Report on Fair Housing

In another disability discrimination 

settlement, U.S. Bank National Association 

paid $12,000 to a loan applicant to 

resolve allegations that the bank required 

the applicant to provide unnecessary 

documentation to establish that he would 

continue receiving disability income for 

three years before it would approve his 

mortgage loan. In addition to the financial 

compensation, U.S. Bank agreed to accept 

SSI award letters as establishing at least three years’ income and to refrain from requiring applicants receiving 

disability income to provide doctors’ statements concerning the nature, severity, or duration of a disability.

Disparate Impact

At the same time, HUD increased its efforts to address systemic discrimination by issuing guidance 

formalizing existing national standards for determining whether a housing practice violates the Fair Housing 

Act.

Through it’s final disparate impact rule, HUD formalized its long-held recognition of discriminatory 

effects liability under the Fair Housing Act and, for purposes of providing consistency nationwide, formalized a 

burden-shifting test for determining whether a given practice has an unjustified discriminatory effect, leading 

to liability under the Act.

Affirmatively Furthering Fair Housing

To ensure that cities, towns, and municipalities that receive HUD funding comply with their AFFH 

obligation, HUD, in July 2013, published a new proposed rule that provides a framework that will make it easier 

for funded entities to meet that obligation by providing greater clarity regarding their responsibilities. 

The Fair Housing Act not only prohibits discrimination but, in conjunction with other statutes, executive 

orders, and regulations, directs HUD’s program participants to take proactive steps to overcome historic 

patterns of segregation, promote fair housing choice, and foster inclusive communities for all. 

Under the proposed rule, published in 79 FR 43709, HUD will provide program participants with a more 

clearly articulated definition of what it means to affirmatively further fair housing, an assessment template 

that replaces the current, loosely defined Analysis of Impediments, nationally uniform data and a geospatial 

tool, and clear guidance and technical assistance. 

From these data, program participants will evaluate their present environment to assess fair housing 

issues, identify the primary determinants that account for those issues, and set forth fair housing priorities and 

goals. 

In FY 2012 and FY 2013, HUD 

issued two guidance documents 

related to providing integrated 

housing opportunities for 

persons with disabilities.
8

Annual Report on Fair Housing

HUD is already using its authority to assure compliance with the AFFH obligation in cases involving 

discrimination based on race and national origin. In FY 2012, DOJ settled a lawsuit against Sussex County, 

Delaware, and the Planning and Zoning Commission of Sussex County which had alleged that the county’s 

planning and zoning commission denied land use approval for a 50-lot affordable housing subdivision proposed 

by a Delaware affordable housing developer because of the assumption that the subdivision’s residents would 

be Latino and African American. The lawsuit was the result of a complaint that was filed with HUD and later 

referred to DOJ. 

The DOJ settlement required the county to pay $750,000 in damages to Diamond State Community 

Land Trust, take affirmative steps to provide for future affordable housing, communicate its commitment to fair 

housing, and establish mechanisms to ensure affordable and fair housing in Sussex County. 

Simultaneously, HUD and Sussex County entered into a Voluntary Compliance Agreement (VCA) that 

resolved a related HUD enforcement action. HUD determined that the county violated federal civil rights laws 

by its actions relating to Diamond State Community Land Trust and by failing to administer its programs in a 

manner that affirmatively furthers fair housing. Under the VCA, Sussex County agreed to perform a number 

of corrective actions, including developing a priority fair housing plan to address impediments to fair housing 

choice, creating strategies to integrate affordable housing into all communities in the county, and evaluating 

certain predominantly minority communities for future infrastructure and community development efforts. 

In FY 2013 HUD reached an agreement with the city of Dubuque, Iowa, that resulted in the city 

eliminating its Section 8 residency preference. HUD had determined that preference system resulted in a 

significant decrease in voucher participation by African Americans, in violation of Title VI. The city also agreed 

to reach out to underserved populations, meet increased and expanded reporting requirements, comply with 

additional oversight from HUD, and obtain fair housing training for core city employees. 

HUD also reached an agreement with Nebraska’s Department of Economic Development (DED) 

which ensures that persons with limited English proficiency (LEP) have meaningful access to critical housing 

programs. As part of the agreement, DED committed to developing a written language access plan, conducting 

outreach to LEP communities, and providing training to its staff. In addition, DED agreed to provide its funding 

sub-recipients with a notice about and training regarding their Title VI LEP obligations and ensure that the 

organizations comply with the obligations. 

In other actions designed to affirmatively further fair housing, HUD reviewed 246 analyses of 

impediments to fair housing choice in FY 2012 and another 249 in FY 2013.

Design and Construction Guidance

In April 2013, HUD and the Department of Justice released new guidance reinforcing the Fair Housing 

Act requirement that multifamily housing must be designed and constructed so that it is accessible to persons 

with disabilities. The Fair Housing Act requires that multifamily housing built for first occupancy after March 

1991 contains accessible features for persons with disabilities. The new guidance is designed to assist design 

professionals, developers and builders in understanding and meeting their obligations and to assist persons 

with disabilities in understanding their rights regarding the “design and construction” requirements of the Fair 

Housing Act.
9

Annual Report on Fair Housing

Further, HUD devoted significant time and resources to investigating complaints received from the 

public and fair housing organizations alleging systemic abuses observed across communities and industries. 

One such case involved Westchester County, New York. 

Westchester, NY

In 2009, HUD reached a Consent Decree that resulted from a False Claims Act lawsuit brought by the 

Anti-Discrimination Center, a civil rights not-for-profit organization located in New York, which alleged that the 

county, by certified that it was meeting its AFFH obligation, had made false claims to the federal government. 

Under the consent decree, the county agreed to promote legislation making it unlawful to deny 

housing to a person because of his or her source of income and to hold municipalities under its jurisdiction 

that receive HUD funding accountable for meeting their AFFH obligation. 

In FY 2012 and FY 2013, HUD continued to provide the county with guidance outlining what it needed 

to do to meet the requirements of the consent decree. As part of the decree, the county agreed to build 750 

affordable units in non-minority areas, submit an Analysis of Impediments (AI) to fair housing choice that 

would be acceptable to HUD, promote local legislation banning housing discrimination based on source of 

income, and fully identify and address exclusionary zoning practices within the county. HUD, however, rejected 

the county’s AI and AFFH certification because the county failed to include in its AI plans to promote legislation 

banning source-of-income discrimination and adequate plans to overcome local exclusionary zoning practices. 

As a result, the county’s action plan was disapproved.

However, despite considerable technical assistance, Westchester failed to submit an AI that included 

an acceptable exclusionary zoning analysis and a clear strategy for overcoming exclusionary zoning practices, 

and so, in August 2013, HUD notified Westchester that it had begun the process of reallocating its 2011 CDBG, 

ESG, and HOME funds to other entitlement communities. A court-appointed Westchester Monitor found 

that at least seven municipalities within the county have exclusionary zoning practices that are impediments 

to affordable housing developments, including restrictions on multifamily housing, lack of incentives and 

mandates for affordable housing, restrictions on alternative sources of affordable housing, and a lack of 

progress in meeting regional needs. Westchester’s 2012 and 2013 CDBG, ESG, and HOME funds are also 

being withheld by HUD and may be reallocated unless the county demonstrates that it is meeting its AFFH 

obligations. 

HUD took similar action against the city of Joliet, Illinois, after the Department determined that the city 

was not complying with the Fair Housing Act and applicable civil rights laws. 

Joliet, IL

Since FY 2011, HUD had withheld housing and community development funds from the city of Joliet, 

Illinois because the Department determined that the city was not in compliance with the Fair Housing Act and 

other applicable civil rights laws. In August 2011, the Department of Justice (DOJ) filed a lawsuit against Joliet 

alleging that the city had taken a series of actions to limit or reduce the number of African Americans residing 
10

Annual Report on Fair Housing

within the city, in violation of the Fair Housing Act and the Housing and Community Development Act. 

 In November 2013, DOJ, HUD, and the city of Joliet entered into a settlement agreement resolving 

the issues identified in DOJ’s lawsuit. Besides restoring the HUD funds that had been withheld, the settlement 

agreement will preserve affordable housing for low-income residents in Joliet for at least the next 20 years. 

Specifically, the agreement ensures that if the city acquires a property through condemnation or otherwise, 

a minimum number of affordable units have to be included in any housing that is developed. In addition, any 

displaced residents will be able to remain in affordable housing in Joliet. 

St. Bernard Parish, LA

After receiving a referral from HUD, DOJ also reached a settlement agreement with St. Bernard Parish, 

Louisiana, in May 2013, resolving allegations that the parish sought to deny African Americans displaced by 

Hurricane Katrina the opportunity to rent housing in the parish, a violation of the Fair Housing Act.

The settlement was the result of a United States’ lawsuit, which alleged, among other things, that 

the parish passed a law that prevented homeowners from renting single family homes in residential zones 

without first obtaining a permit from the parish, revised its zoning code to reduce dramatically the amount 

of land available for multifamily apartments, and interfered with individuals’ housing rights. The lawsuit 

further alleged that the actions were done to limit or deny rental housing to African Americans. The actions, 

according to the lawsuit, came on the heels of the parish’s other post-Katrina efforts to restrict rental housing 

opportunities, including halting the re-establishment or redevelopment of rental housing and enacting a 

permit requirement for single family rentals but exempting renters who were “related by blood” to the 

homeowners. The parish later rescinded the restrictions.

The settlement, which totaled more than $2.5 million, required the parish to pay $275,000 to eight 

aggrieved persons and $15,000 to the United States as a civil penalty; establish a new Office of Fair Housing 

and hire a fair housing coordinator; spend $25,000 each year on a marketing and advertising campaign to 

attract renters and developers of multi-family rental housing to the parish; and establish a rental land grant 

program through which the parish will transfer lands in its possession, free of cost, to qualified persons or 

entities who are willing to create or rehabilitate housing for rental purposes. The land grant program, which 

requires the parish to offer land worth up to $83,000, will last for five years while the other requirements 

of the settlement will last for three. Parish officials must also undergo fair housing training and provide 

periodic reports to the federal government. In a separate agreement, the Parish agreed to pay $1.65 million in 

compensation, costs and attorneys’ fees to two sets of private plaintiffs. 

Olmstead vs. L.C.

The Department also took significant steps to meet its obligation to help persons with disabilities to 

transition from institutions to housing in integrated, community–based settings, while ensuring that they have 

access to the services they require. 

In FY 2012 and FY 2013, HUD issued two guidance documents related to providing integrated housing 

opportunities for persons with disabilities, in accordance with Section 504 of the Rehabilitation Act of 1973, 
11

Annual Report on Fair Housing

Title II of the Americans with Disabilities Act of 1990, and the Supreme Court’s decision in Olmstead vs. 

L.C. The Olmstead decision held that the unjustified segregation of individuals with disabilities is a form of 

discrimination prohibited by Title II of the ADA, which means that states and localities cannot require that 

individuals with disabilities reside in nursing homes, state psychiatric hospitals, or other institutional settings 

in order to receive necessary services if those services could reasonably be provided in integrated, communitybased settings.

In June 2012, HUD issued guidance to public housing agencies on policies and procedures they may 

adopt to promote access to their housing programs by individuals with disabilities who are transitioning from 

institutions or at serious risk of institutionalization. The guidance specifies that public housing authorities can 

adopt a local preference in their public housing and/or housing choice voucher programs for individuals with 

disabilities who are ready to exit institutions, and may expand their outreach to institutions and hospitals for 

individuals with disabilities regarding the opening of waiting lists for these programs. 

In June 2013, HUD also issued guidance to HUD-assisted housing providers encouraging them to 

partner with state and local governments to help them meet their obligations under Olmstead. The guidance 

provides examples of how HUD-assisted housing providers may develop housing and manage their portfolios 

in a manner that creates integrated housing opportunities for individuals with disabilities. Examples of 

such activities may include the construction of apartments for individuals with disabilities that are scattered 

throughout public and multifamily housing developments and the provision of tenant-based rental assistance 

that enables individuals with disabilities to lease housing in integrated developments. 

Notice on Assistance Animals

HUD also issued a notice reaffirming that housing providers must provide reasonable accommodations 

to persons with disabilities who require assistance animals. The “Notice on Service Animals and Assistance 

Animals for People with Disabilities in Housing and HUD-Funded Programs,” issued in April 2013, discusses 

how the Fair Housing Act, Section 504 of the Rehabilitation Act of 1973 (Section 504), and the Americans with 

Disabilities Act (ADA) intersect regarding the use of service or assistance animals by persons with disabilities.

 

The Notice makes it clear that in situations where the ADA and the Fair Housing Act and Section 504 

both apply (e.g., a public housing agency, sales or leasing offices, or housing associated with a university 

or other place of education), housing providers must meet their obligations under both the reasonable 

accommodation standards of the Fair Housing Act, and Section 504, and the service animal provisions of the 

ADA. 

Section 3 of the Housing and Urban Development Act

In addition to increasing its efforts to address discrimination against individuals with disabilities, HUD 

also took significant steps to facilitate the creation of more job and economic opportunities for low-income 

individuals and the companies that hire them. 

In FY 2012 and 2013, HUD worked to facilitate the greater use of HUD funds to promote self-sufficiency 

among low-income persons, in accordance with the requirements of Section 3 of the Housing and Urban 
12

Annual Report on Fair Housing

Development Act of 1968. Section 3 requires that, to the greatest extent feasible, employment and other 

economic opportunities generated by certain HUD financial assistance be directed to low- and very low-income 

persons and to businesses that provide economic opportunities to these individuals.

In FY 2013, the expenditure of covered HUD funding generated approximately 61,600 new jobs. 

Section 3 residents received 27,166 (44.1%) of the new jobs, which exceeded the regulation’s minimum goal of 

30 percent. During this same period, over 5,600 Section 3 businesses received construction contracts. Of the 

$11.7 billion in Section 3 covered construction contracts that were awarded, over $832.2 million (7.11 percent) 

was awarded to Section 3 businesses. Additionally, 3.4 percent, or $84.4 million of all non-construction 

contracts, were awarded to Section 3 businesses. 

Approximately 52,000 new jobs were generated by HUD 

funding in 2012.

Another Section 3 initiative HUD undertook in FY 

2012 involved the launch of a pilot program that created 

a national registry of Section 3 businesses. Under the 

registry, firms that are located in Detroit, MI, Los Angeles, 

CA, Miami, FL, New Orleans, LA, and Washington, DC, 

can self-certify their eligibility as a Section 3 business by 

logging on at HUD’s Section 3 webpage. Once certified, 

Section 3 covered recipients covered by Section 3, such 

as state and local governments and public housing 

authorities, may use the registry to sign up to be 

considered for HUD construction and non-construction 

contracts. 

As of the end of FY 2013, approximately 800 

Section 3 businesses had self-certified their eligibility to 

compete for contracts in the five pilot metropolitan areas. 

Housing Discrimination Study

And while the Department was creating more economic opportunities for low-income individuals, HUD 

made new attempts in FY 2012 and FY 2013 to assess the extent to which African Americans, Hispanics and 

Asians continue to experience housing discrimination when attempting to obtain housing. 

In June 2013, HUD released a nationwide study of the incidence and forms of housing discrimination 

experienced by black, Hispanic, and Asian renters and homebuyers. The study, titled “Housing Discrimination 

Against Racial and Ethnic Minorities 2012,” was the fourth nationwide study of housing discrimination 

sponsored by HUD since 1977. In conducting the study, the Urban Institute, located in Washington, DC, 

employed a “paired testing” methodology in which researchers compared the treatment of white and 

minority home seekers in a nationally representative sample of 28 metropolitan areas. The study consisted 

of more than 8,000 tests, in which two trained individuals (one white and the other black, Hispanic, or Asian), 

contacted a housing provider to inquire about a unit randomly selected from recently advertised homes and 

apartments. The two testers in each pair were matched on gender and age, and both presented themselves 

as equally and unambiguously well-qualified to rent or buy the advertised unit. Each tester independently 
13

Annual Report on Fair Housing

recorded the treatment he or she experienced, including information about all of the homes or apartments 

that were recommended and shown.

The study found that when well-qualified minority home seekers contact housing providers to 

inquire about recently advertised housing units, they generally are just as likely as equally qualified white 

home seekers to get an appointment and learn about at least one available housing unit. However, when 

differences in treatment occur, white home seekers are more likely 

to be favored than are minorities. Most important, minority home 

seekers are told about and shown fewer homes and apartments than 

whites. For example, black homebuyers and renters who contact agents 

about recently advertised homes learn about 17% and 11% fewer 

homes, respectively, and are shown about 18% and 4% fewer homes, 

respectively, than their white counterparts. The experiences are similar 

for Asian homebuyers and Hispanic and Asian renters. Only Hispanic 

homebuyers did not experience a statistically significant difference in 

treatment. The study did not find any substantial differences in the 

incidence or severity of discrimination across metropolitan areas or 

regions of the country. 

Taken together, HUD’s previous and latest discrimination studies 

suggest that blatant discrimination (i.e., refusing to meet or provide 

information about any available units) is much less frequent today, but 

that other, less easily detectable forms of discrimination (i.e., providing information about fewer units) persist, 

limiting the information and options offered to minority home seekers. 

LGBT Progress

Reports of similar discrimination against lesbian, gay, bisexual, and transgender (LGBT) individuals and 

significant levels of housing instability for transgender people prompted HUD to commission a nationwide 

study to better understand the nature and extent of housing discrimination against same-sex couples in the 

rental market. 

The study was based on almost 7,000 email tests that were 

conducted in 50 metropolitan markets throughout the country between 

June and October 2011. For each paired test, two emails were sent to 

the housing provider regarding the unit advertised online. The only 

difference between the emails was whether the couple was same-sex or 

heterosexual. 

Completed in FY 2012 and published in FY 2013, the study found 

that same-sex couples experience adverse treatment more often than 

heterosexual couples when responding to Internet advertisements 

for rental units, and that gay male couples were more likely to receive 

adverse treatment than lesbian couples. The adverse treatment of 

same-sex couples stems largely from the fact that housing providers 

are less likely to respond to email inquiries from same-sex couples than 

from heterosexual couples. The study, titled An Estimate of Housing 

HOUSING DISCRIMINATION 

AGAINST RACIAL AND 

ETHNIC MINORITIES 2012

U.S. Department of Housing and Urban Development | Office of Policy Development and Research

U.S. Department of Housing and Urban Development | Office of Policy Development and Research

AN ESTIMATE OF 

HOUSING DISCRIMINATION 

AGAINST SAME-SEX COUPLES
14

Annual Report on Fair Housing

Discrimination Against Same-Sex Couples, found that adverse treatment of same-sex couples is present in 

every metropolitan area where tests were conducted, but did not find any clear-cut pattern in the magnitude 

of adverse treatment by metropolitan size. The study also found that the presence of state laws prohibiting 

housing discrimination on the basis of sexual orientation did not lead to lower rates of adverse treatment. 

Rather, the study found that states with legal protections for gays and lesbians in the housing market showed 

slightly more adverse treatment than states without protections. 

The study followed another effort to ensure that LGBT individuals have access to housing, free from 

discrimination. 

In February 2012, HUD published a final rule titled Equal Access to Housing in HUD Programs 

Regardless of Sexual Orientation or Gender Identity (“Equal Access Rule”), which requires that housing that 

is assisted by HUD or subject to a mortgage insured by the Federal Housing Administration (FHA) be made 

available without regard to actual or perceived sexual orientation, gender identity, or marital status. The 

rule also prohibits recipients and sub-recipients of HUD funding, including owners and administrators of 

HUD-assisted and FHA-insured housing, from inquiring about the sexual orientation or gender identity of an 

applicant for, or occupant of, such housing for the purpose of determining eligibility or otherwise making 

housing available. In addition, the rule requires that FHA-approved lenders make determinations of adequacy 

of mortgagor income for FHA-insured loans without regard to sexual orientation or gender identity. 

In January 2013, HUD reached its first 

settlement agreement under the Equal Access 

Rule, resolving an allegation that Bank of 

America violated the rule when it denied an 

FHA-insured mortgage loan to a lesbian couple 

in Florida. One of the women had applied for 

the loan and enlisted her partner’s mother 

as a co-applicant, since her partner was not 

employed. The couple allegedly was assured 

by Bank of America that they were likely to 

receive a mortgage after working several 

weeks to obtain the necessary loan application 

documents. However, one business day prior to 

closing, Bank of America denied the mortgage 

because it did not consider the loan applicant 

and co-applicant directly related because the applicant and her partner were not married. As a result, the 

couple was not able to close on the loan.

Under the terms of the agreement, Bank of America agreed to pay $7,500 to HUD and to notify its 

residential mortgage loan originators, processors, and underwriters of the settlement. In addition, Bank of 

America agreed to remind its employees that they are prohibited from discriminating on the basis of sexual 

orientation, gender identity, or marital status when making FHA-insured loans, and to update its fair lending 

training program to include information on the Equal Access Rule. 

In January 2013, HUD 

reached its first settlement 

agreement under the Equal 

Access to Housing in HUD 

Programs Regardless of Sexual 

Orientation or Gender Identity 

(“Equal Access Rule”).
15

Annual Report on Fair Housing

Fair Housing Mobile App

The Department also took steps in FY 2012 and FY 2013 to use the 

latest technology to fight housing discrimination. In February 2013 HUD and 

Hewlett Packard unveiled the first housing discrimination app for iPhone and 

iPad. The app provides the public with a quick and easy way to learn about their 

fair housing rights and to file fair housing complaints. The app also contains 

information for the housing industry about its responsibilities under the Fair 

Housing Act.

By the end of FY 2013, 2,862 individuals had downloaded the app. 

 

National Media Campaign

Also in 2013, HUD, working in collaboration with the National Fair 

Housing Alliance (NFHA), continued its efforts to educate the public and housing 

providers about their fair housing rights and responsibilities by launching a national media campaign titled 

“Fair Housing Is Your Right. Use It.” 

The campaign included English, Spanish, and Chinese radio and print public service advertisements 

(PSAs) that featured examples of actions which violate the Fair Housing Act and let the public know what to 

do if they experience housing discrimination. In addition to radio and print public service announcements, 

the campaign used the digital and social media to amplify the 

outreach effort. 

One of the campaign’s print ads featured a woman in a 

wheelchair and her service animal, drawing attention to persons 

with disabilities who often face discrimination. Another print 

ad featured a woman wearing traditional Muslim headdress, 

highlighting the persistence of discrimination based on religion. 

In conjunction with the PSA campaign, HUD and NFHA, 

a HUD-funded fair housing organization, also unveiled videos 

featuring people who experienced housing discrimination 

discussing how HUD or one of its partners provided assistance. 

The Department also launched the HUD Language Line, 

making it easier for people who do not speak English to file 

discrimination complaints and to take advantage of the full array 

of programs and services HUD has to offer.

These activities are part of a comprehensive approach HUD is taking to combat housing discrimination 

and create policies and initiatives that further fair housing throughout the nation. As it works to meet 

tomorrow’s fair housing challenges, the Department remains committed to working innovatively and 

systematically to create sustainable communities where everyone has access to the same opportunities. 

Is religious 

discrimination 

keeping you out 

of the home of 

your dreams?

Housing discrimination based on any form of religion isn’t just unfair – it’s against the law. If you feel that

you’ve been denied the sale, rental or financing of a home because of religion, race, color, national origin,

sex, familial status or disability, report it to HUD or your local fair housing center.

Here are some possible signs of housing discrimination:

• “I’ll show you neighborhoods with mosques.”

• “We only take people who speak English clearly.”

• “You might be more comfortable living elsewhere.”

Fair Housing Is Your Right. Use It.

Visit www.hud.gov/fairhousing or call the HUD Hotline

1-800-669-9777 (English/Español) 1-800-927-9275 (TTY)

A public service message from the U.S. Department of Housing and Urban Development in partnership with the National Fair Housing Alliance. The federal Fair Housing 

Act prohibits discrimination because of race, color, religion, national origin, sex, familial status or disability. For more information, visit www.hud.gov/fairhousing.

SCAN HERE FOR

MORE INFO
16

Annual Report on Fair Housing

Get the 

app!

Fair Housing

Mobile Application and

Mobile Adaptive Webpages Launched!

In February 2013, FHEO unveiled the first 

housing discrimination mobile application 

(app) for iPhone and iPad. Developed in 

cooperation with Hewlett Packard, the app 

leverages the latest technology to provide 

the public with a quick and easy way to learn 

about their fair housing rights and file housing discrimination complaints. The app also 

serves to inform the housing industry, real 

estate professionals and others about their 

responsibilities under the Fair Housing Act.

In conjunction with the release of the

mobile app, FHEO also released HTML 5

mobile adaptive web pages in 

both English and Spanish in order 

to deliver web content effectively 

irrespective of the mobile device 

or platform individuals utilize to 

access them.

At the end of FY 2013, 194 complaints had been 

received from phones, 382 from tablets, and 35 

through the mobile app.
17

Annual Report on Fair Housing

HUD and FHAP Enforcement

of the Fair Housing Act

The Fair Housing Act prohibits discrimination based on race, color, national origin, religion, sex, disability, 

or familial status in most housing-related transactions. The Act covers public, assisted, and private housing, with a 

few exceptions. Under the Fair Housing Act and its implementing regulations, HUD has the authority to investigate, 

attempt to conciliate, and, if necessary, adjudicate complaints of discrimination involving, among other things, home 

sales, rentals, advertising, mortgage lending and insurance, property insurance, and environmental justice. HUD 

also investigates complaints alleging discriminatory zoning and land use, but must refer these complaints to the U.S. 

Department of Justice for enforcement.

HUD shares its authority to investigate housing discrimination complaints with state and local government 

agencies that participate in the Fair Housing Assistance Program (FHAP). To participate in the FHAP, a jurisdiction must 

demonstrate that it enforces a fair housing law that provides rights, remedies, procedures, and opportunities for judicial 

review that are substantially equivalent to those provided by the federal Fair Housing Act. HUD pays FHAP agencies for 

each complaint they investigate, based on the timeliness and quality of the investigation. In addition, HUD provides 

funding to FHAP agencies for capacity-building, training, and information systems.

At the end of FY 2013, there were 90 FHAP agencies. The total number of agencies is less than those reported 

in the FY 2011 report due to the withdrawal of seven agencies from the program: Erie County Human Relations 

Commission (August 8, 2013), City of Knoxville Department of Community Development (July 1, 2013), Hillsborough 

County Office of Equal Opportunity (April 29, 2013), Mason City Human Rights Commission (April 1, 2013), Lee County 

Office of Equal Opportunity (March 8, 2013), Springfield Office of Community Relations (January 16, 2013), Georgia 

Commission on Equal Opportunity (October 15, 2012), and the Oklahoma Human Rights Commission (June 30, 

2012). Overall, FHAP agencies were located in 35 states and the District of Columbia. For a list of FHAP agencies, see 

Appendix A.

A person who believes that he or she has experienced, or is about to experience, housing discrimination may 

file a complaint or may have a complaint filed on his or her behalf by someone else, such as a parent, child, spouse, 

or guardian. HUD and FHAP agencies accept complaints in person, by telephone, through the mail, and through their 

websites. If HUD receives a housing discrimination complaint where the alleged discriminatory act occurred within the 

jurisdiction of one of its FHAP agencies, HUD is required under the Fair Housing Act to refer the complaint to that agency. 

HUD and FHAP agencies follow substantially similar, though not identical, procedures for handling complaints. 

In general, when HUD or a FHAP agency receives a complaint, it reviews it to determine if it meets minimal jurisdictional 

standards. If the complaint is jurisdictional, HUD or the FHAP agency accepts the complaint and serves a copy of it on 

the respondent.

At no cost to the complainant, HUD or the FHAP agency begins an investigation to determine if there is 

reasonable cause to believe that a discriminatory housing practice has occurred or is about to occur. As part of its 

investigation, HUD or the FHAP agency interviews the parties and witnesses, obtains and reviews relevant documents, 

and, when appropriate, conducts on-site investigations. HUD and FHAP agencies have the authority to issue subpoenas 

and seek temporary restraining orders. The Fair Housing Act and substantially equivalent state or local laws require HUD 

and FHAP agencies to complete their investigations and make determinations within 100 days, unless it is impracticable 

to do so. If the investigation has not been completed or the determination has not been made within the 100-day time 

limit, HUD or the FHAP agency notifies the complainant and respondent in writing of the reasons why it has not been 

able to do so.

From the time of the filing of a complaint, HUD or the FHAP agency works with all parties to resolve the case 
18

Annual Report on Fair Housing

through conciliation, as required by the Fair Housing Act and substantially equivalent state or local laws. During 

conciliation, HUD or the FHAP agency represents the public interest in the case. HUD or the FHAP agency will attempt 

conciliation until a complaint is dismissed or a determination of reasonable cause is made. If the parties sign a 

conciliation agreement, HUD or the FHAP agency terminates its investigation and closes the complaint without making a 

determination on the merits of the complaint. Any conciliation agreement must be signed by the parties and approved 

by HUD or the FHAP agency. An agreement may include relief for the complainant, such as a monetary payment, 

access to previously denied housing, or the provision of a reasonable accommodation. An agreement may also include 

public interest relief, such as a requirement for the respondent to pay a civil penalty or to attend fair housing training. 

Additionally, an agreement typically includes assurances that the respondent will eliminate discriminatory policies and 

practices, provisions to remedy any other fair housing violations and prevent future violations, provisions for periodic 

reporting by the respondent, and provisions for HUD or the FHAP agency to monitor compliance with the agreement. 

Throughout the conciliation process, HUD or the FHAP agency continues to investigate the complaint. If HUD or 

the FHAP agency is unable to conciliate the complaint, it determines whether there is reasonable cause to believe that a 

discriminatory housing practice has occurred or is about to occur. If HUD or the FHAP agency find no reasonable cause 

to believe that a discriminatory housing practice has occurred or is about to occur, the complaint is dismissed. In that 

case, the complainant retains the right to pursue the matter through private litigation.

If HUD determines there is reasonable cause to believe that a discriminatory housing practice has occurred or 

is about to occur, it issues a charge of discrimination. The parties may choose to pursue the matter in an administrative 

proceeding or in federal district court. If a FHAP agency finds reasonable cause to believe that a discriminatory housing 

practice has occurred or is about to occur, the agency or attorneys for the state or locality litigate that complaint in an 

administrative proceeding or in civil court. The system of adjudication is set forth in each jurisdiction’s fair housing law.

Housing Discrimination Complaints

Chart 1 shows the number of housing discrimination complaints filed with HUD and FHAP agencies during the 

past four fiscal years. The complaint data is from HUD’s database, the Title Eight Automated Paperless Office Tracking 

System (TEAPOTS).

Chart 1: Complaints Filed with HUD and FHAP Agencies (FY 2010-FY 2013)1

In FY 2012, HUD and FHAP agencies 

received a total of 8,818 housing 

discrimination complaints. This 

was the first time in the past five 

years that HUD and FHAP agencies 

received fewer than 9,000 housing 

discrimination complaints during 

a single fiscal year. In FY 2013, the 

number of complaints again dropped 

to 8,368.

Bases of Complaints

All complaints filed must 

allege a basis for discrimination. The 

Fair Housing Act and substantially 

equivalent state or local fair housing laws list seven prohibited bases for 

1 The total number and bases of complaints filed in FY 2010 and FY 2011 for HUD and FHAP agencies is based on reports obtained 

from TEAPOTS at the end of that fiscal year. This report does not reflect any potential revisions to those complaints if they were 

made after the date of the aforementioned reports.

Source: TEAPOTS
19

Annual Report on Fair Housing

discrimination: race, color, national origin, religion, sex, disability, and familial status. The Fair Housing Act and 

substantially equivalent state or local fair housing laws also make it unlawful to coerce, threaten, intimidate, or interfere 

with anyone for exercising or enjoying their fair housing rights or encouraging or aiding others in the exercise or 

enjoyment of their fair housing rights.

Table 1 shows the number of complaints filed with HUD and FHAP agencies that alleged a violation on each 

basis. If a single complaint alleged multiple bases, it was counted under each basis alleged.1

Table 1: Bases of HUD and FHAP Complaints (FY 2010-FY 2013)

Basis

FY 2010 FY 2011 FY 2012 FY 2013

Number of

Complaints

% of Total

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Disability 4,839 48% 4,498 48% 4,379 50% 4,429 53%

Race 3,483 34% 3,025 32% 2,597 29% 2,337 28%

Familial Status 1,560 15% 1,425 15% 1,301 15% 1,149 14%

National Origin 1,177 12% 1,195 13% 1,114 13% 1,040 12%

 National Origin- Hispanic or Latino 722 7% 759 8% 691 8% 629 8%

Sex 1,139 11% 1,033 11% 1,067 12% 985 12%

Retaliation 707 7% 856 9% 970 11% 928 11%

Religion 287 3% 262 3% 229 3% 220 3%

Color 219 2% 185 2% 155 2% 170 2%

Number of Complaints Filed 10,155 9,354 8,818 8,368

Source: TEAPOTS

Table 1 shows that the rank order of the most common to the least common bases of complaints has remained 

the same during the past four fiscal years. In FY 2013, disability was the most common basis of complaints filed with 

HUD and FHAP agencies, being cited as a basis for 4,429 complaints, or 43 percent of the overall total. This large number 

of complaints is due, in part, to the additional protections afforded persons with disabilities under the Fair Housing Act, 

i.e., reasonable accommodation, reasonable modification, and accessible design and construction. In FY 2013, race was 

the second most common basis of complaints, being cited as a basis for 2,337 complaints, or 28 percent of the overall 

total. 

This data reflect a notable trend in the share of disability and race complaints. Whereas disability and race used 

to account for nearly the same share of complaints, the gap between these bases has grown over the years. In FY 2013, 

disability complaints accounted for 53 percent of complaints, while race complaints made up 28 percent of complaints, 

a difference of 25 percentage points. In FY 2010, this difference was much smaller. At that time, disability complaints 

accounted for 48 percent of complaints, while race complaints made up 34 percent of complaints, a difference of 14 

percentage points. 

In FY 2013, familial status and national origin were the third and fourth most common bases of complaints filed 

with HUD and FHAP agencies. Familial status was cited as a basis for 1,149 complaints, or 14 percent of the overall total. 

National origin discrimination was alleged in 1,040 complaints, or 12 percent of the overall total. 

1 Percentages do not total 100 percent because complaints may contain multiple bases. Percentages are rounded to the nearest 

whole number.
20

Annual Report on Fair Housing

In FY 2013, sex and retaliation were the fifth and sixth most common bases of complaints filed with HUD and 

FHAP agencies. Sex discrimination was cited in 985 complaints, or 12 percent of the overall total, while retaliation was 

alleged in 928 complaints, or 11 percent of the overall total. Retaliation was the only category that experienced an 

increase in the number of complaints, despite a decrease in the overall total. From FY 2010 to FY 2013, the number of 

retaliation complaints increased by 31 percent, from 707 to 928.

Religion and color were the least common bases of complaints filed with HUD and FHAP agencies in the past four 

fiscal years. In FY 2013, religion was cited as a basis for 220 complaints, or 3 percent of the overall total, and color was 

cited as a basis for 170 complaints, or 2 percent of the overall total.

Tables 2 and 3 provide a breakdown of the bases in HUD and FHAP complaints, respectively. Table 2 shows the 

number of complaints filed with HUD that alleged a violation on each basis. If a single complaint alleged multiple bases, 

it was counted under each basis alleged.1

Table 2: Bases of HUD Complaints (FY 2010-FY 2013) 

Basis

FY 2010 FY 2011 FY 2012 FY 2013

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Disability 1,023 53% 1,008 55% 1,035 56% 988 53%

Race 697 36% 582 32% 465 25% 496 27%

Familial Status 263 14% 221 12% 290 16% 274 15%

National Origin 156 8% 218 12% 253 14% 283 15%

National Origin—Hispanic or Latino 94 5% 139 7% 170 9% 185 10%

Sex 210 11% 184 10% 213 11% 217 12%

Religion 38 2% 48 3% 42 2% 32 2%

Color 29 1% 37 2% 32 2% 35 2%

Retaliation 93 5% 135 7% 175 9% 241 13%

Number of Complaints Filed 1,943 1,847 1,857 1,849

Source: TEAPOTS

1 Percentages do not total 100 percent because complaints may contain multiple bases. Percentages are rounded to the nearest 

whole number.
21

Annual Report on Fair Housing

Table 3 shows the number of complaints filed with FHAP agencies that alleged a violation on each basis. If a 

single complaint alleged multiple bases, it was counted under each basis alleged.1

Table 3: Bases of FHAP Complaints (FY 2010-FY 2013)

Basis

FY 2010 FY 2011 FY 2012 FY 2013

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Number of 

Complaints

% of Total

Disability 3,816 46% 3,490 46% 3,344 48% 3,441 53%

Race 2,786 34% 2,443 33% 2,132 31% 1,841 28%

Familial Status 1,297 16% 1,204 16% 1,011 15% 875 13%

National Origin 1,021 12% 977 13% 861 12% 757 12%

National Origin—Hispanic or Latino 628 8% 623 8% 521 7% 444 7%

Sex 929 11% 849 11% 854 12% 768 12%

Religion 249 3% 214 3% 187 3% 188 3%

Color 190 2% 148 2% 123 2% 135 2%

Retaliation 614 7% 721 10% 795 11% 687 11%

Number of Complaints Filed 8,212 7,507 6,961 6,519

Source: TEAPOTS

1 Percentages do not total 100 percent because complaints may contain multiple bases. Percentages are rounded to the nearest 

whole number.

Nos Dijeron: “Vivan 

En Otro Sitio.”

Tenemos derechos. Llamamos a HUD.

Encontramos un apartamento de tres habitaciones que nos encantó en un buen vecindario con

buenas escuelas y un hermoso parque. Pero el propietario nos dijo que viviéramos en otro sitio que

sea mejor para una familia como la nuestra. Presentamos una queja con HUD y ahora tenemos un

hermoso lugar donde vivir.

Estos son algunos signos claros de discriminación de vivienda en contra de familias con niños:

• Permitir sólo un niño por habitación

• Cobrar un depósito de seguro más alto para familias con niños

• Limitar a las familias con niños al primer piso o a determinados edificios

• Negarse a alquilar a familias con niños

La Equidad de Vivienda Es Tu Derecho. Úsalo.

Visita www.hud.gov/fairhousing o llama la línea directa de HUD

1-800-669-9777 (English/Español) 1-800-927-9275 (TTY)

Un mensaje de servicio público del Departamento de Vivienda y Desarrollo Urbano de los Estados Unidos en asociación con la Alianza Nacional de Equidad de Vivienda. La Ley Federal de Equidad 

de Vivienda prohíbe la discriminación por motivos de raza, color, religión, nacionalidad, sexo, situación familiar o discapacidad. Para más información, visita www.hud.gov/fairhousing.

ESCANEAR AQUÍ PARA

MAS INFORMACIÓN
22

Annual Report on Fair Housing

Issues in Complaints

All complaints must specify the section of the Fair Housing Act that was allegedly violated or would be violated. 

HUD and FHAP agencies record these discriminatory practices in categories known as “issues.”

Table 4 shows the number of complaints filed with HUD and FHAP agencies from FY 2010 to FY 2013, broken 

down by issue. If a single complaint alleged multiple issues, it was counted under each issue alleged. Although the chart 

includes both complaints filed under the Fair Housing Act and substantially equivalent state and local laws, the table, for 

convenience, refers to the section of the Fair Housing Act that would apply.

Table 4: Issues in HUD and FHAP Complaints (FY 2010-FY 2013)

Issue

FY 2010 FY 2011 FY 2012 FY 2013

Number 

of 

% of Total

Number 

of 

% of Total

Number 

of 

% of Total

Number 

of 

% of Total

Discriminatory Terms, Conditions, Privileges, 

Services, and Facilities in the Rental or Sale of 

Property § 804(b) and § 804(f)(2)

5,959 59% 5,674 61% 5,516 63% 5,713 68%

Failure to Make a Reasonable Accommodation 

§ 804(f)(3)(B) 2,556 25% 2,408 26% 2,487 28% 2,543 30%

Refusal to Rent § 804(a) and § 804(f)(1) 2,405 24% 2,239 24% 2,317 26% 2,273 27%

Coercion or Intimidation, Threats, Interference, 

and Retaliation § 818 1,478 15% 1,650 18% 1,913 22% 1,884 23%

Discriminatory Notices, Statements, or 

Advertisements § 804(c) 937 9% 784 8% 936 11% 986 12%

Discriminatory Financing § 805(a) 511 5% 442 5% 383 4% 433 5%

False Denial or Representation of Availability 

§ 804(d) 256 3% 250 3% 237 3% 246 3%

Failure to Permit a Reasonable Modification 

§ 804(f)(3)(A) 203 2% 207 2% 204 2% 194 2%

Refusal to Sell § 804(a) and § 804(f)(1) 205 2% 142 2% 190 2% 170 2%

Non-Compliance with Design and Construction 

Requirements § 804(f)(3)(C) 169 2% 90 1% 106 1% 114 1%

Steering § 804(a) and § 804(f)(1) 84 1% 62 1% 81 1% 80 1%

Refusal to Provide Insurance § 804(a) and 

§ 804(b) 2 <0.5% 0 0% 4 <0.5% 6 <0.5%

Redlining § 804(b) and § 805(a) 6 <0.5% 2 <0.5% 11 <0.5% 5 <0.5%

Number of Complaints Filed 10,155 9,354 8,818 8,368

Source: TEAPOTS

Table 4 shows that the rank order of the most common to the least common issues in complaints has remained 

relatively stable during the past four fiscal years, with a couple of exceptions. In FY 2013, the most common issue in 

complaints was discriminatory terms, conditions, privileges, services, and facilities in the rental or sale of property. This 

was by far the most common issue in complaints, cited in more than half of complaints during each of the past four fiscal 

years. This broad category includes actions that unlawfully subject individuals to different treatment, such as when 

a landlord makes repairs for white tenants but not for minority tenants, when a landlord charges higher deposits to 
23

Annual Report on Fair Housing

wheelchair users, or when a landlord imposes stricter rules on families with children. In FY 2013, discriminatory terms 

and conditions was alleged in 5,713 complaints, or 68 percent of the overall total.

The second most common issue in complaints 

was failure to make a reasonable accommodation. 

Under the Fair Housing Act, a reasonable 

accommodation is any change in the rules, policies, 

practices, or services that are necessary to afford a 

person with a disability an equal opportunity to use 

and enjoy a dwelling. An example of such a change 

is when an apartment manager grants the request 

of a tenant with mobility impairment to have an 

assigned accessible parking space, even though the 

apartment complex is not in the practice of assigning 

parking spaces to tenants. In FY 2013, failure to make 

a reasonable accommodation was alleged in 2,543 

complaints, or 30 percent of the overall total. 

The table shows that refusal to rent was the third most common allegation in complaints. In FY 2013, refusal to 

rent was alleged in 2,273 complaints, or 27 percent 

of the overall total. This was the fourth year in a 

row that the number of complaints alleging failure 

to make a reasonable accommodation outnumbered 

complaints alleging refusal to rent. 

In FY 2013, the fourth most common issue in 

complaints involved coercion, intimidation, or threats, 

or interference with persons who exercised or enjoyed 

their fair housing rights or aided another person in 

exercising or enjoying their fair housing rights. These 

actions were alleged in 1,884 complaints, or 23 

percent of the overall total. The fifth most common 

issue in complaints involved housing advertisements, 

notices, or statements that indicated discrimination, 

or a limitation or preference on the basis of race, 

color, national origin, religion, sex, disability, or 

familial status. These complaints accounted for 986 

complaints, or 12 percent of the overall total. 

The remaining issue categories were each 

cited in 5 percent or less of complaints: discriminatory 

financing (5 percent), false representation of 

availability (3 percent), refusal to sell (2 percent), 

failure to permit a reasonable modification (2 

percent), noncompliance with design and construction 

requirements (1 percent), steering (1 percent), and 

redlining (less than 0.5 percent). 

Tables 5 and 6 provide a breakdown of the 

issues in HUD and FHAP complaints, respectively. 

Table 5 shows the number of complaints filed with 

HUD from FY 2010 to FY 2013, broken down by issue. 

Discriminatory terms, conditions, privileges, services, and 

facilities in the rental or sale 

of property was cited in more 

than half of complaints during 

each of the past 4 fiscal years.
24

Annual Report on Fair Housing

If a single complaint alleged multiple issues, it was counted under each issue alleged. After each issue, the section of the 

Fair Housing Act prohibiting the activity is referenced.

Table 5: Issues in HUD Complaints (FY 2010-FY 2013)

Issue

FY 2010 FY 2011 FY 2012 FY 2013

Number of 

% of Total

Number of 

% of Total

Number of 

% of Total

Number of 

% of Total

Discriminatory Terms, Conditions, Privileges, 

Services, and Facilities in the Rental or Sale of 

Property § 804(b) and § 804(f)(2)

1,142 59% 1,142 59% 1,188 64% 1,348 73%

Failure to Make a Reasonable Accommodation 

§ 804(f)(3)(B) 541 28% 541 28% 601 32% 600 32%

Coercion or Intimidation, Threats, Interference, 

and Retaliation § 818 346 18% 346 18% 542 29% 586 32%

Refusal to Rent § 804(a) and § 804(f)(1) 427 22% 427 22% 462 25% 443 24%

Discriminatory Notices, Statements, or 

Advertisements § 804(c) 198 10% 198 10% 304 16% 340 18%

Discriminatory Financing § 805(a) 143 7% 143 7% 178 10% 258 14%

False Denial or Representation of Availability 

§ 804(d) 58 3% 58 3% 73 4% 69 4%

Refusal to Sell § 804(a) and § 804(f)(1) 32 2% 32 2% 69 4% 52 3%

Non-Compliance with Design and Construction 

Requirements § 804(f)(3)(C) 69 4% 69 4% 52 3% 43 2%

Failure to Permit a Reasonable Modification 

§ 804(f)(3)(A) 45 2% 45 2% 46 2% 40 2%

Steering § 804(a) and § 804(f)(1) 18 1% 18 1% 35 2% 27 1%

Redlining § 804(b) and § 805(a) 0 0% 0 0% 4 <0.5% 5 0%

Refusal to Provide Insurance § 804(a) and 

§ 804(b) 1 <0.5% 1 <0.5% 2 <0.5% 5 <0.5%

Number of Complaints Filed 1,943 1,943 1,857 1,849

Source: TEAPOTS

Table 6 shows the number of complaints filed with FHAP agencies from FY 2010 to FY 2013, broken down by 

issue. If a single complaint alleged multiple issues, it was counted under each issue alleged. While the complaints are 

filed under state or local substantially equivalent fair housing laws, the table, for convenience, refers to the section of the 

federal Fair Housing Act that would apply to that issue.
25

Annual Report on Fair Housing

Table 6: Issues in FHAP Complaints (FY 2010-FY 2013)

Issue

FY 2010 FY 2011 FY 2012 FY 2013

Number 

of 

% of Total

Number 

of 

% of Total

Number 

of 

% of Total

Number 

of 

% of Total

Discriminatory Terms, Conditions, Privileges, 

Services, and Facilities in the Rental or Sale 

of Property § 804(b) and § 804(f)(2)

4,817 59% 4,817 59% 4,328 62% 4,365 67%

Failure to Make a Reasonable 

Accommodation § 804(f)(3)(B) 2,015 25% 2,015 25% 1,886 27% 1,943 30%

Refusal to Rent § 804(a) and § 804(f)(1) 1,978 24% 1,978 24% 1,855 27% 1,830 28%

Coercion or Intimidation, Threats, 

Interference, and Retaliation § 818 1,132 14% 1,132 14% 1,371 20% 1,298 20%

Discriminatory Notices, Statements, or 

Advertisements § 804(c) 739 9% 739 9% 632 9% 646 10%

False Denial or Representation of Availability 

§ 804(d) 198 2% 198 2% 164 2% 177 3%

Discriminatory Financing § 805(a) 368 5% 368 5% 205 3% 175 3%

Failure to Permit a Reasonable Modification 

§ 804(f)(3)(A) 158 2% 158 2% 158 2% 154 2%

Refusal to Sell § 804(a) and § 804(f)(1) 173 2% 173 2% 121 2% 118 2%

Non-Compliance with Design and 

Construction Requirements § 804(f)(3)(C) 100 1% 100 1% 54 1% 71 1%

Steering § 804(a) and § 804(f)(1) 66 1% 66 1% 46 1% 53 1%

Refusal to Provide Insurance § 804(a) and 

§ 804(b) 1 <0.5% 1 <0.5% 2 <0.5% 1 <0.5%

Redlining § 804(b) and § 805(a) 6 <0.5% 6 <0.5% 7 <0.5% 0 0%

Number of Complaints Filed 8,212 8,212 6,961 6,519

Source: TEAPOTS
26

Annual Report on Fair Housing

Compliance with Notice Requirements

Complainant Notification

The Fair Housing Act requires HUD to serve notice upon the aggrieved person filing a housing discrimination 

complaint. The notice acknowledges the filing of a complaint and provides information regarding important deadlines 

and the choice of forums provided by the Fair Housing Act.

HUD has automated this function so that as soon as an investigator enters a complaint into HUD’s database, the 

Title Eight Automated Paperless Office Tracking System (TEAPOTS), a notice is automatically printed out. The investigator 

then mails this notice to the aggrieved person. HUD sends its notices via first class mail with return receipt requested. In 

FY 2013, HUD routinely issued notices for the 1,849 complaints that were filed.

Respondent Notification

The Fair Housing Act requires HUD to serve notice on each respondent named in a complaint within 10 days 

of the filing of a complaint or the identification of any additional respondent. The notice must identify the alleged 

discriminatory housing practice(s) and advise the respondent of all procedural rights and obligations. A copy of the 

complaint must be included. HUD has automated this function so that a notice and a copy of the complaint are 

automatically generated when a complaint is entered into TEAPOTS. An investigator then mails the materials to each 

respondent. HUD sends its notices via first class mail with return receipt so that investigators can verify that the 

respondents received the notices. In FY 2013, HUD consistently provided notice to the respondents for the 1,849 

complaints that were filed.

In a small number of Fair Housing Act complaints, the respondent may not have been notified within 

10 days. Pursuant to a memorandum of understanding (MOU) with the U.S. Department of Justice (DOJ), if a criminal 

investigation is under way, HUD may delay notification of the respondent until DOJ concludes its criminal investigation.

Complaint Closures

Chart 2 shows the number of complaints closed by HUD and FHAP agencies in each of the past four fiscal years.

Chart 2: HUD and FHAP Complaints Closed (FY 2010-FY 2013)

In FY 2012 and 2013, HUD 

and FHAP agencies closed 8,111 

housing discrimination complaints; 

this included 1,565 complaints 

closed by HUD and 6,546 complaints 

closed by FHAP agencies. From 

FY 2010 to FY 2013, HUD and FHAP 

agencies closed an average of 9,201 

complaints annually.

In FY 2013, HUD and FHAP 

agencies closed complaints in the 

following ways. 

Source: TEAPOTS
27

Annual Report on Fair Housing

1. Administrative Closure—HUD and FHAP agencies administratively close complaints when the complainant 

withdraws the complaint, fails to cooperate, or can no longer be located. HUD and FHAP agencies also 

administratively close complaints when, after accepting the complaint, it is determined that they lack 

jurisdiction.

2. No Reasonable Cause Determination—HUD 

and FHAP agencies issue a no reasonable cause 

determination after conducting a full investigation 

and not finding reasonable cause to believe that a 

discriminatory housing practice has occurred or is 

about to occur.

3. Conciliation/Settlement— A complaint may be 

voluntarily resolved in two ways. First, HUD and 

FHAP agencies attempt to resolve complaints 

through conciliation. If conciliation is successful, the complainant and respondent enter into a conciliation 

agreement that is approved by HUD or the FHAP agency. A conciliation agreement seeks to protect the 

rights of the complainant and the respondent and satisfy the public interest. A complaint may also be 

voluntarily resolved through a private settlement between the complainant and the respondent. A private 

settlement is not submitted to HUD or the FHAP agency for approval and usually does not contain public 

interest relief. HUD and FHAP agencies do not issue a determination for a complaint if it is conciliated or if it 

is settled prior to the completion of the investigation. 

4. Charge of Discrimination—HUD issues a charge of discrimination when it has completed a full investigation 

and found that there is reasonable cause to believe that a discriminatory housing practice has occurred or is 

about to occur. 

5. Reasonable Cause Determination—A FHAP agency issues a reasonable cause determination when it has 

completed a full investigation and found that there is reasonable cause to believe that a discriminatory 

housing practice has occurred or is about to occur.

6. U.S. Department of Justice (DOJ) Referral—HUD refers housing discrimination complaints that involve 

criminal allegations, a suspected pattern or practice of discrimination, or possible zoning or land use 

violations to DOJ for enforcement.

From FY 2010 to FY 2013, 

HUD and FHAP agencies 

closed an average of 9,201 

complaints annually.
28

Annual Report on Fair Housing

Chart 3 shows the outcomes of complaints closed by HUD and FHAP agencies in each of the past four fiscal years.

Chart 3: HUD and FHAP Complaint Outcomes, by Type (FY 2010-FY 2013)1

Source: TEAPOTS

In FY 2012, HUD and FHAP agencies made determinations on the merits of 51 percent of the complaints they 

closed: 45 percent of these complaints were closed with a no reasonable cause determination and 6 percent were 

closed with an issuance of a charge or determination that a discriminatory housing practice has occurred or was about 

to occur. In FY 2013, HUD and FHAP agencies made determinations on the merits of 53 percent of the complaints they 

closed: 49 percent of these complaints were closed with a no reasonable cause determination and 4 percent were 

closed with an issuance of a charge or determination that a discriminatory housing practice has occurred or was about to 

occur. 

1 The category “Charge/Reasonable Cause” combines charges of discrimination by HUD and determinations of reasonable cause 

by FHAP agencies. Although these types of closures are not identical, this chart combines these categories, since they both involve 

making a determination that a discriminatory housing practice has occurred or is about to occur.

2

Fair

Lending:

Learn

the Facts

El Préstamo

Equitativo:

Aprenda 

los Datos
29

Annual Report on Fair Housing

The following charts provide data on complaint closures for HUD and FHAP agencies, respectively. These charts 

show that there are some notable differences between HUD and FHAP agencies in the share of complaints in each 

closure category. 

Chart 4 shows the outcomes of complaints closed by HUD in each of the past four fiscal years.

Chart 4: HUD Complaint Outcomes, by Type (FY 2010-FY 2013)

Source: TEAPOTS

Chart 4 shows that in FY 2012, HUD made determinations on the merits of 31 percent of the complaints it 

closed: 29 percent of these complaints were closed with a no reasonable cause determination and 2 percent were 

closed with an issuance of a charge of discrimination. In FY2012, HUD conciliated or settled 27 percent of complaints 

and administratively closed 26 percent of complaints. HUD closed 6 percent of complaints by referring them to DOJ for 

enforcement. 

In FY 2013, HUD made determinations on the merits of 37 percent of the complaints it closed: 35 percent of 

these complaints were closed with a no reasonable cause determination and 2 percent were closed with an issuance of a 

charge of discrimination. In FY2013, HUD conciliated or settled 37 percent of complaints and administratively closed 25 

percent of complaints. HUD closed 1 percent of complaints by referring them to DOJ for enforcement. 
30

Annual Report on Fair Housing

Chart 5 shows the outcomes of the complaints closed by FHAP agencies in each of the past four fiscal years.

Chart 5: FHAP Complaint Outcomes, by Type (FY 2010-FY 2013)

Source: TEAPOTS

The outcomes of FHAP complaints have had some notable changes during the past four fiscal years. In FY 2013, 

FHAP agencies made determinations on the merits of 58 percent of the complaints they closed: 52 percent of these 

complaints were closed with a no reasonable cause determination and 6 percent were closed with a reasonable cause 

determination. In FY 2013, FHAP agencies conciliated or settled 19 percent of complaints and administratively closed 23 

percent of complaints. That is a 13 percent decrease in the number of conciliations/settlements since 2010. In FY 2013, 

FHAP agencies administratively closed 23 percent of complaints; this is an 11 percent increase from 2010.

Timeliness of Investigations

The Fair Housing Act and substantially equivalent state and local fair housing laws require that HUD and FHAP 

agencies complete the investigation of each complaint within 100 days of the date it was filed, unless it is impracticable 

to do so. The Fair Housing Act requires HUD to report annually on the number of investigations that were not completed 

within 100 days of the filing of the complaint. In other words, HUD must report the number of investigations that passed 

the 100-day mark in the fiscal year. For FY 2012 and FY 2013, these complaints could have been filed in FY 2011, FY 

2012, or FY 2013. 
31

Annual Report on Fair Housing

Chart 6 shows the number of HUD and FHAP newly aged complaints, i.e., the number of investigations that 

passed the 100-day mark during each of the previous four fiscal years.

Chart 6: HUD and FHAP Newly Aged Complaints (FY 2010-FY 2013)

Source: TEAPOTS

Chart 6 shows that in FY 2013, a total of 4,632 investigations passed the 100-day mark; this included 1,208 HUD 

investigations and 3,424 FHAP investigations. From FY 2010 to FY 2013, an average of 4,592 complaints passed the 

100-day mark, annually. In general, it was impracticable to complete an investigation within 100 days when a complaint 

involved a great number of witnesses, large volumes of evidence, or particularly complex claims and evidence. 
32

Annual Report on Fair Housing

Fair Housing Videos for

The Deaf and Hard of Hearing!

FHEO, in partnership with the National Fair Housing Alliance, has 

released 12 videos in American Sign Language with English Captioning. The videos provide critical legal and practical information in a 

format accessible to persons who are deaf or hard of hearing.

See all the videos!
33

Annual Report on Fair Housing

Adjudicating Fair Housing Act Complaints

When HUD issues a charge of discrimination, the parties may choose to pursue the matter either in an 

administrative proceeding or in federal district court. In an administrative proceeding, HUD represents the government, 

bringing the case on behalf of the aggrieved person and the public interest. The aggrieved person, however, may 

intervene as a party in the proceeding in order to separately represent his or her own interests. If any party to the case 

elects to go to federal court, HUD transfers the case to DOJ, which prosecutes the case.

An administrative law judge (ALJ) presides over the administrative proceeding. Once before an ALJ, the parties 

may resolve the charge by entering into an initial decision and consent order signed by the ALJ. Otherwise, an ALJ will 

conduct an administrative hearing in the vicinity in which the discriminatory practice is alleged to have occurred. The 

Fair Housing Act requires that the hearing begin within 120 days of the issuance of a charge, unless it is impracticable to 

do so. 

The Fair Housing Act requires that an ALJ issue an initial decision within 60 days after the end of the hearing, 

unless impracticable to do so. If the ALJ finds that the respondent has engaged, or is about to engage, in a discriminatory 

housing practice, the ALJ may award actual damages to the aggrieved persons and injunctive or other equitable relief. 

An ALJ may also impose a civil penalty of up to $16,000 for a first offense of housing discrimination under federal, state, 

or local law; $37,500 for a second offense during the 5-year period preceding the date of the filing of the charge; and 

$65,000 for a third offense during the 7-year period preceding the date of the filing of the charge. Following the issuance 

of a final decision, the ALJ may award attorney fees and costs to a prevailing party other than HUD.

Any party adversely affected by the initial decision may file a motion with the Secretary of HUD asking that the 

initial decision be modified, set aside, in whole or in part, or remanded for further proceedings. The Secretary has 30 

days from the issuance of the initial decision to serve the final decision on all parties. If a motion is not filed with the 

Secretary, or if the Secretary does not serve a final decision within this time period, the initial decision becomes the final 

decision of HUD. A final decision may be appealed to a federal court of appeals.

Table 7 shows the caseload for HUD’s Office of Administrative Law Judges in FY 2012.

Table 7: Fair Housing Act Caseload (FY 2012)1

Status Number of Cases

Fair Housing Act Cases Pending on October 1, 2011 29

Fair Housing Act Cases Docketed in FY 2012 35

Fair Housing Act Cases Remanded in FY 2012 1

Total Fair Housing Docket During FY 2012 65

Source: OALJ

1 The Fair Housing Act caseload reported by OALJ may be different than the number of charges reported by the Office of Fair Housing and Equal Opportunity (FHEO). This is because FHEO counts the number of complaints received from complainants, while OALJ 

counts the actual number of charges filed. Both numbers are accurate.
34

Annual Report on Fair Housing

Table 8 shows the outcome of the 65 Fair Housing Act cases potentially before an ALJ in FY 2012.

Table 8: Administrative Outcomes as of September 30, 2012 (FY 2012)

In FY 2012, there were 

65 Fair Housing Act cases on 

the OALJ docket. In 18 of these 

cases, HUD, the aggrieved 

person, and the respondent 

settled the complaint through 

an initial decision and consent 

order issued by an ALJ. In 6 

of these cases, an ALJ issued a 

decision.

Under the Fair Housing Act, the complainant, respondent, or aggrieved person on whose behalf the complaint 

was filed may elect to have his or her case heard in federal district court instead of before an ALJ. An election to federal 

district court must be made within 20 days after being served with the charge of discrimination. In 24 cases, one of the 

parties elected to proceed to federal court. At the end of FY 2012, 16 cases were still within the 20-day election period 

and none of the parties had elected to proceed in federal district court.

Table 9 shows the caseload for HUD’s Office of Administrative Law Judges in FY 2013.

Table 9: Fair Housing Act Caseload (FY 2013)1

Status Number of Cases

Fair Housing Act Cases Pending on October 1, 2012 16

Fair Housing Act Cases Docketed in FY 2013 28

Fair Housing Act Cases Remanded in FY 2013 0

Total Fair Housing Docket During FY 2013 44

Source: OALJ

Table 10 shows the outcome of the 44 Fair Housing Act cases potentially before an ALJ in FY 2013.

Table 10: Administrative Outcomes as of September 30, 2013 (FY 2013)

In FY 2013, there were 

44 Fair Housing Act cases on 

the OALJ docket. In 9 of these 

cases, HUD, the aggrieved 

person, and the respondent 

settled the complaint through 

an initial decision and consent 

order issued by an ALJ. Under 

the Fair Housing Act, the 

complainant, respondent, 

or aggrieved person on whose behalf the complaint was filed may elect to have his or her case heard in federal district 

1 The Fair Housing Act caseload reported by OALJ may be different than the number of charges reported by the Office of Fair Housing and Equal Opportunity (FHEO). This is because FHEO counts the number of complaints received from complainants, while OALJ 

counts the actual number of charges filed. Both numbers are accurate.

Status Number of Cases

Settlement by Consent Order 18

ALJ Decisions 61

Election to U.S. District Court 24

Withdrawals 1

Pending Administrative Hearing or Election to U.S. District Court 16

Source: OALJ

Status Number of Cases

Settlement by Consent Order 9

ALJ Decisions 0

Election to U.S. District Court 22

Withdrawals 0

Pending Administrative Hearing or Election to U.S. District Court 13

Source: OALJ
35

Annual Report on Fair Housing

court instead of before an ALJ. An election to federal district court must be made within 20 days after being served with 

the charge of discrimination. In 22 cases, one of the parties elected to proceed to federal court. At the end of FY 2013, 

13 cases were still within the 20-day election period and none of the parties had elected to proceed in federal district 

court.

Table 11 shows the 26 cases that resulted in consent orders in FY 2012 & 2013.

Table 11: Post-Charge Consent Orders (FY 2012 & 2013)

Name FY Basis Monetary 

Relief

Civil 

Penalties

HUD v. Davis 12 Familial Status $2,000 $3,000

HUD v. Robbins 12 Familial Status $4,000 $2,000

HUD v. Grotjan 12 Familial Status $15,000 $0

HUD v. Carter 12 Disability $1,150 $0

HUD v. Blue Valley 12 Familial Status $0 $0

HUD v. Vero 12 Disability $10,000 $0

HUD v. Vero 12 Disability $0 $0

HUD v. Vance 12 Race and/or 

Color $6,500 $0

HUD v. Northern Management Real Estate 12 Disability $10,000 $0

HUD v. Lakeport Apartments 12 Disability $11,000 $0

HUD v. Nevin Hill 12 Familial Status $13,000 $0

HUD v. Fichera and N.A.G. Realty 12 Familial Status $2,500 $0

HUD v. Kim 12 Familial Status $1,000 $0

HUD v. Springbrook Condominium Association 12 Disability $0 $750

HUD v. Greenbrier Village Condo III Association 12 Familial Status $12,400 $0

HUD v. Meany 12 Disability $7,500 $0

HUD v. Miller and Washington 12 Disability $8,800 $0

HUD v. Walker 13 Familial Status $3,000 $5,000

HUD v. Roescher 13 Familial Status $5,000 $0

HUD v. Peterson 13 Disability $10,000 $0

HUD v. Abraham 13 Familial Status $5,750 $0

HUD v. 7000 Sandell Condominium Association, Inc. 13 Familial Status $30,000 $0

HUD v. MacRitchie 13 Disability $425 $0

HUD v. Montgomery County Housing Authority 13 Disability $22,134 $0

HUD v. Strom 13 Familial Status $6,500 $0

HUD v. Pontortero 13 Race $15,000 6,000

Total: $202,659 $16,750

Source: OALJ
36

Annual Report on Fair Housing

Commencement of Administrative Hearings & Issuance of ALJ Decisions

The Fair Housing Act requires that an administrative hearing begin within 120 days of the issuance of a charge, 

unless it is impracticable to do so. In FY 2012, there were two hearings that did not begin within 120 days of the issuance 

of the charge. In FY 2013, there was one hearing that did not begin within 120 days of the issuance of the charge. 

Reasons for the delays include: the ALJ’s filing of a complaint in U.S. District Court, unavailability of the Respondent and 

Respondent’s attorney, the anticipated medical incapacity of an essential witness, closure of the HUD Regional Office in 

New York City due to Hurricane Sandy, and intermittent closure dates for HUD as consequence of employee furloughs 

required by the sequestration mandated by the Budget Control Act of 2011.

 In FY 2012, there were six Fair Housing Act hearings before an ALJ. In FY 2013, there were no Fair Housing 

Act hearings before an ALJ. The Fair Housing Act requires an ALJ to make findings of fact and conclusions of law within 

60 days after an administrative hearing has ended, unless it is impracticable to do so. In FY 2012, there was one ALJ 

decision that was not issued within 60 days after the end of the administrative hearing. The ALJ issued a notice stating: 

“the decision in the matter has been delayed because of administrative duties entailed in the undersigned’s current 

position” as Acting Chief Administrative Law Judge.

Table 12 shows the monetary outcomes for the ALJ decisions that were issued in FY 2012.

Table 12: ALJ Decisions (FY 2012)

Name FY Basis Damages Civil Penalties Attorney Fees

HUD. v. Fung and Ho 12 Race $0 $0 $14,014.50

HUD v. Gibson 12 National Origin $15,359.38 $16,000 $0

HUD v. Corey 12 Disability $0 $0 $0

HUD v. Corey 12 Disability $5,0002 $4,000 $0

HUD v. Riverbay Corp. 12 Disability $38,930.78 $16,000 $0

HUD v. Morgan 12 Familial Status $3,750 $500 $0

Total: $63,040.16 $36,500 $14,014.50

Source: OALJ

Cases Elected to DOJ

When HUD issues a charge of discrimination, the parties may choose to pursue the matter in an administrative 

proceeding or in federal district court. If any of the parties elect to proceed to federal district court, DOJ represents the 

government, bringing the case on behalf of the aggrieved person. If discrimination is proved, a district court may award 

actual damages for the aggrieved person, injunctive or other equitable relief, punitive damages, and attorney fees and 

costs for the prevailing party other than DOJ. District courts may also impose a civil penalty. 

Between FY 2012 & 2013, DOJ achieved 48 outcomes in Fair Housing Act cases that it received following a charge 

of discrimination by HUD. Table 13 shows the outcomes of these cases.
37

Annual Report on Fair Housing

Table 13: Outcomes of Cases Elected to DOJ (FY 2012 & 2013)

Name FY Outcome Compensatory 

Damages

Civil 

Penalty

Victims’ 

Fund Other

United States V. Mortgage 

Guaranty Insurance Corp. 12 Consent Decree or Settlement $511,250 $38,750 $0 $0

United States V. Harris 12 Consent Decree or 

Settlement $260,000 $35,000 $0 $0

United States V. City of Santa Rosa 12 Consent Decree or 

Settlement $44,000 $10,000 $0 $12,500

United States V. Lowrey Hotel & 

Café 12 Consent Decree or Settlement $50,000 $0 $0 $0

United States V. Equity Homes, Inc. 12 Consent Decree or 

Settlement $41,500 $0 $0 $4,225.70

United States V. Sabbia 12 Partial Consent 

Decree $30,000 $0 $0 $0

United States V. Sabbia 12 Partial Consent 

Decree $6,000 $0 $0 $0

United States V. McCoy 12 Consent Decree or 

Settlement $35,000 $0 $0 $0

United States V. Hialeah Housing 

Authority 12 Consent Decree or Settlement $20,000 $0 $0 $0

United States V. Fox Point At 

Redstone Assn. 12 Consent Decree or Settlement $20,000 $0 $0 $0

United States V. Wheeling Housing 

Authority 12 Consent Decree or 

Settlement $18,500 $0 $0 $0

United States V. Kelly 12 Consent Decree or 

Settlement $17,500 $0 $0 $0

United States V. Penny Pincher, 

Inc., et al. 12 Partial Consent 

Decree $2,500 $0 $0 $0

United States V. Breckendridge 

Plaza 12 Consent Decree or 

Settlement $15,000 $0 $0 $0

United States V. Dovenberg 

Investments 12 Consent Decree or 

Settlement $15,000 $0 $0 $0

United States V. Richardson 12 Consent Decree or 

Settlement $13,000 $0 $0 $0

United States V. Mercker 12 Consent Decree or 

Settlement $6,000 $0 $0 $0

United States V. Cincinnati Capital 

Partners LXXIII, LLC 12 Consent Decree or 

Settlement $5,000 $0 $0 $0

United States V. Tristaino 12 Consent Decree or 

Settlement $2,800 $0 $0 $0
38

Annual Report on Fair Housing

Magnolia Walk Apartments II, LTD. 12 Private settlement N/A N/A N/A N/A

Callaway 12 Private settlement N/A N/A N/A N/A

Staudacher 12 Private settlement N/A N/A N/A N/A

Tremel 12 Withdrawn N/A N/A N/A N/A

Escatawpa Village Associates 12 Charge vacated N/A N/A N/A N/A

United States V. Croom 13 Consent Decree or 

Settlement $200,000 $0 $0 $0

United States V. Townhomes Of 

Kings Lake HOA 13 Consent Decree or Settlement $130,000 $20,000 $0 $0

United States V. Montagne 

Development 13 Partial Consent Decree $7,902 $0 $21,000 $32,000

United States V. Montagne 

Development 13 Partial Consent Decree $48,000 $0 $0 $32,000

United States V. Bank of America 13 Consent Decree or 

Settlement $125,000 $0 $0 $0

United States V. Hylton 13 Favorable 

Judgment $76,092 $0 $0 $0

United States V. Woodbury 

Gardens 13 Consent Decree or 

Settlement $58,750 $0 $0 $0

United States V. Geneva Terrace 13 Consent Decree or 

Settlement $47,500 $10,000 $0 $0

United States V. Ambroselli 13 Consent Decree or 

Settlement $50,000 $0 $0 $0

United States V. Landings Real 

Estate Group, et al. 13 Consent Decree or 

Settlement $40,000 $0 $0 $0

United States V. Philadelphian 

Owners’ Association 13 Consent Decree or 

Settlement $15,000 $10,000 $0 $15,000

United States V. Lawrence 

Properties 13 Consent Decree or 

Settlement $25,000 $10,000 $0 $0

United States V. Altoona Housing 

Authority 13 Consent Decree or Settlement $35,000 $0 $0 $0

United States V. Magee 13 Consent Decree or 

Settlement $20,000 $7,000 $0 $0

United States V. Jensen 13 Consent Decree or 

Settlement $20,000 $0 $0 $0

United States V. Clarendon Hill 

Somerville, LP 13 Consent Decree or 

Settlement $13,000 $0 $0 $0
39

Annual Report on Fair Housing

United States V. French 13 Consent Decree or 

Settlement $12,500 $0 $0 $0

United States V. Swanson 13 OCST $6,000 $0 $0 $0

United States V. Boote 13 Consent Decree or 

Settlement $3,000 $0 $0 $0

United States V. Rockford Villa LLC 13 Consent Decree or 

Settlement $740 $0 $1,260 $0

Miami Management, Inc. 13 Private settlement N/A N/A N/A N/A

Home Federal Bank 13 Private settlement N/A N/A N/A N/A

Newell 13 Private settlement N/A N/A N/A N/A

United States V. Weilburg 13 Unfavorable 

Judgment N/A N/A N/A N/A

 Source: U.S. Department of Justice

Secretary-Initiated Enforcement

The Secretary of HUD, under Section 810(a) (1) (A) (i) and (iii) of the Fair Housing Act, 42 U.S.C. § 3610, has the 

authority to conduct an investigation in the public interest and file a complaint where there is reason to believe that 

a discriminatory housing practice has occurred or is about to occur. HUD uses its authority to file Secretary-initiated 

complaints when it has evidence of systemic housing discrimination. HUD also files a Secretary-initiated complaint when 

it has received an individual complaint, but believes that there may be additional victims of the discriminatory actions, 

or wants to obtain broader relief in the public interest. Secretary-initiated complaints follow the same timelines and 

processes as housing discrimination complaints filed by individuals and fair housing organizations. The following sections 

provide details on Secretary-initiated enforcement between October 1, 2011, and September 30, 2013.

Secretary-Initiated Complaints

HUD files a Secretary-initiated complaint when a preliminary investigation has found evidence that a systemic 

discriminatory housing practice has occurred or is about to occur, though an aggrieved person may or may not have 

come forward. HUD may also fils a Secretary-initiated complaint when it has received an individual complaint, but 

believes that there may be additional victims of the discriminatory actions, or wants to obtain broader relief in the public 

interest. Between FY 2012 & 2013, HUD filed 36 Secretary-initiated complaints. 

Table 14 shows the bases of the 36 Secretary-initiated complaints filed in FY 2012 & 2013. If a single complaint 

alleged multiple bases, it was counted under each basis alleged.
40

Annual Report on Fair Housing

Table 14: Bases of Secretary-Initiated Complaints (FY 2012 & 2013)

Basis Number of Complaints

Disability 11

Familial Status 13

National Origin 10

Race 6

Sex 4

Source: TEAPOTS

Secretary-Initiated Complaints Closed

This section includes cases where HUD issued a charge of discrimination, even though the case would still need 

to be closed through an administrative hearing, federal district court trial, consent order, or other means. Table 15 shows 

the outcomes of the 21 Secretary-initiated complaints closed in FY 2012 & 2013

Table 15: Secretary-Initiated Complaints Closed (FY 2012 & 2013)

Outcome Number of Complaints

Withdrawn after Resolution 4

Charge 2

Conciliation/Settlement 14

No Cause 1

Source: TEAPOTS

Case Summaries of Secretary-Initiated Complaints Closed During FY 20121

HUD v. Bank of America

On February 27, 2012, HUD announced that it was charging Bank of America with discriminating against 

homebuyers with disabilities. HUD alleged that Bank of America imposed unnecessary and burdensome requirements 

on borrowers who relied on disability income to qualify for their home loans and required some disabled borrowers 

to provide physician statements to qualify for home mortgage loans. HUD’s charge was based on a Secretary-initiated 

investigation, and the investigation of complaints filed by two individual borrowers in Michigan and one borrower in 

Wisconsin who claimed that Bank of America required them to provide personal medical information and documentation 

regarding their disability and proof of continuance of their Social Security payment in order to qualify for a home 

mortgage loan. 

HUD v. Tiffany Road Development Corporation

On June 7, 2012, HUD reached a $1,000 settlement, resolving allegations that Tiffany Road Development Corp. 

1 This section only describes Secretary-Initiated complaints that were closed through conciliation/settlement or a charge of discrimination during FY 2012.
41

Annual Report on Fair Housing

(the Corporation) failed to design and construct dwelling units in a manner that is readily accessible to and usable by 

persons with disabilities. Under the agreement, the Corporation agreed to make a monetary contribution in the amount 

of $1,000 and a voluntary donation of time in the amount of 40 hours to the Lake County Center for Independent Living. 

Additionally, all staff will complete at least 2 hours of training on the Fair Housing Act’s accessibility requirements.

HUD v. Library Lane Senior Apts. Residences aka Grayslake Senior Residences L.P.

On June 7, 2012, HUD reached a settlement, resolving allegations that Grayslake Senior Residences L.P. 

(Grayslake) failed to design and construct dwelling units in a manner that is readily accessible to and usable by persons 

with disabilities. Under the agreement, Grayslake agreed to make modifications to common areas and residential units.

HUD v. Ecklin Group, et al.

On September 14, 2012, HUD reached a $12,000 settlement with a company owning 110 residential units in the 

Lancaster, PA, area, to resolve allegations that it evicted, and established a policy to refuse to rent to, Burmese refugees 

because of their national origin in violation of the Fair Housing Act. HUD alleged that the owners sent tenants who were 

Burmese refugees notices that their leases would not be renewed, and stated to Lutheran Children and Family Service 

(LCFS), a non-profit organization providing refugee resettlement services, that they were no longer renting to refugees. 

Under the Conciliation Agreement, the owners will pay $12,000 to LCFS to support their activities for Burmese refugees, 

adopt a new policy on handling non-renewals of leases, and attend fair housing training. 

HUD v. Huntsville Utilities

On August 9, 2012, HUD announced that it reached an agreement with Huntsville Utilities, settling an allegation 

that the utility company discriminated against prospective customers based on national origin by requiring that Hispanic 

applicants apply for residential utility service in person, while offering non-Hispanic applicants the option of applying in 

person or online. In addition, the company’s application required individuals requesting residential service to provide 

their Social Security number. Huntsville Utilities provides water, natural gas and electric services to approximately 

170,000 households in Huntsville, Madison County and northern Marshall County, Alabama.

Under the settlement agreement, which will be in effect for three years, Huntsville Utilities adopted a nondiscriminatory service policy, developed and published a list of alternative eligibility or identification documents that do 

not rely solely on Social Security numbers and clarify which identity documents are required to qualify for service. The 

company developed plans to market its services to prospective customers with limited English proficiency and to provide 

translation services. Huntsville Utilities also administered fair housing training to its employees and conduct periodic 

testing to ensure that it is offering its services to every applicant equally, regardless of national origin. In addition, the 

company donated $5,000 to a local Alabama non-profit organization that serves the Latino community.

HUD v. Peachtree Apartments, et al.

On July 6, 2012, HUD reached a settlement with an apartment complex, property owner, and an entity in the 

business of managing and renting dwellings, resolving allegations that the management office discriminated against 

an applicant for multifamily residential rental dwellings based on the applicant’s national origin. It is alleged that the 

apartment complex told a Hispanic Tester that they would need to see the Tester’s green card, work visa, and/or Social 

Security cards. 

Under the agreement, the parties adopted a non-discrimination service policy, administered fair housing 

training to its employees, and conducted periodic testing to ensure that it is offering services to every applicant equally. 

Furthermore, a sum of $5,000 was donated to the Central Alabama Fair Housing Center to support programs and 

activities to further fair housing and $5,000 to a local or state-wide group or organization which supports the interests 

of the Hispanic Latino communities in the state of Alabama. Finally, the Respondents developed a Limited English 

Proficiency Plan to provide translation, interpretation, and outreach service.
42

Annual Report on Fair Housing

HUD v. Salvatore and Barbara Balbo Trust

On June 30, 2012, HUD reached a settlement with the Salvatore and Barbara Balbo Trust, resolving allegations 

that they had engaged in discriminatory practices by denying housing and offered different terms and conditions to 

families with children. Under the agreement, all personnel involved in making or supervising decisions related to rental 

decisions and other housing matters participated in live training on fair housing. Additionally, the Respondents agreed 

to adopt a minimum occupancy policy, include fair housing language in future advertisements, and affirmatively market 

vacancies to families with children.

HUD v. Sleepy Hollow Mobile Home Park

On September 27, 2012, HUD reached a settlement, resolving allegations that Sleepy Hollow’s occupancy 

limitations contained in the park rules impose an undue restriction on families with children and that these occupancy 

limitations and other limitations targeting children in Respondents’ policies constitute discriminatory statements. Under 

the agreement, Sleepy Hollow agreed to change their occupancy rules, remove restrictions in the parks rules that target 

activities of children, and affirmatively market to families with children. Additionally, Sleepy Hollow staff each received 

four hours of fair housing training.

Case Summaries of Secretary-Initiated Complaints Closed During FY 20131

HUD v. MortgageIT, Inc. and Deutsche Bank AG

On November 5, 2013, HUD announced that MortgageIT, Inc., an indirect subsidiary of Deutsche Bank AG, 

agreed to pay $12.1 million under a Conciliation Agreement with HUD resolving allegations that the residential lender 

discriminated against African American and Hispanic borrowers seeking mortgage loans. HUD had alleged that the 

lender’s practices contributed to minority borrowers being charged higher Annual Percentage Rates (APRs) and fees 

than similarly-situated white borrowers, and denied minority applicants loans more often than similarly-situated white 

applicants.

This agreement is the result of a complaint that HUD’s Assistant Secretary for Fair Housing and Equal Opportunity 

filed against MortgageIT, alleging that the company discriminated against African American and Hispanic borrowers 

by underwriting, approving, purchasing, and securitizing mortgage loans in a manner that allowed pricing and denial 

disparities on the basis of race and national origin. A HUD review of MortgageIT’s 2007 and 2008 internal loan data 

alleged that African American and Hispanic borrowers paid APRs that were eight to ten basis points higher, on average 

than similarly-situated white borrowers. In addition, HUD alleged that African American borrowers were 65 percent 

and Hispanic borrowers 72 percent more likely to receive higher priced loans than similarly-situated white borrowers, 

African American and Hispanic borrowers also allegedly paid, on average, $707 and $906 more in fees, respectively. HUD 

also alleged that African-American applicants were 45 percent more likely to be denied a mortgage loan than similarlysituated white borrowers. Hispanic applicants were allegedly 35 percent more likely to be denied.

Under the terms of the agreement, MortgageIT established a $12.1 million fund to compensate borrowers 

nationwide who were unfairly been denied a loan or whose loans may have contained terms and conditions that violate 

the Fair Housing Act. Any funds remaining after all victims have been compensated will be distributed to qualified 

organizations that provide credit and housing counseling, financial literacy, and other related programs that assist African 

American and Hispanic potential, current, and former homeowners.

1 This section only describes Secretary-Initiated complaints that were closed through conciliation/settlement or a charge of discrimination during FY 2013.
43

Annual Report on Fair Housing

HUD v. Virginia Realty Co. of Tidewater, Inc., et al

On January 3, 2013, HUD reached an $82,500 settlement with a property management company that manages 

over 500 residential units in the Norfolk, VA, area, resolving allegations that the company’s policy of refusing to rent to 

persons with limited English proficiency violated the Fair Housing Act’s prohibition against national origin discrimination. 

After receiving a complaint from a Hispanic couple that had not been allowed to apply for housing or view units because 

the wife could not speak English well, HUD filed a Secretary-initiated complaint on behalf of other potential aggrieved 

persons. Under the Conciliation Agreements, the management company compensated the couple in the amount of 

$7,500, and donated a total of $75,000 to the Piedmont Housing Alliance, Nueva Vida Church, and Hampton Hispanic 

Chamber of Commerce. Further, the management company adopted a nondiscrimination policy, implemented a plan 

to increase outreach to populations with limited English proficiency, and required its employees to attend fair housing 

training.

HUD v. Tritex Real Estate Advisors, et al

On May 10, 2013, HUD announced a $179,000 settlement with the owner of a Nashville, TN, apartment 

complex, and its managers, resolving allegations that they discriminated against Hispanic tenants in violation of the 

Fair Housing Act. HUD’s Secretary-initiated complaint alleged that the owner, TriTex Real Estate Advisors, Inc., and its 

property management company terminated leases, ignored maintenance requests, and engaged in acts of intimidation 

and harassment based on national origin. Under the Conciliation Agreement, the owner and managers established a 

$150,000 compensation fund for aggrieved former residents, paid $10,000 each to two nonprofit organizations to find 

potential claimants, paid $9,000 to the administrator of the fund, and published legal notices about the fund in a local 

Spanish-language newspaper. Additionally, the owner and managers adopted nondiscrimination policies, and their 

employees attended fair housing training. 

HUD v. Riverbay Corp.

On September 30, 2013, HUD filed a disability discrimination charge against Riverbay Corporation, the operator 

of the 15,372-unit, 60,000-person Co-op City housing complex in The Bronx. The charge follows a HUD investigation 

which found that the housing co-operative maintained an unlawful policy from 1995 to the present that denied persons 

with disabilities the right to keep assistance animals. HUD alleges that Riverbay engaged in a pattern of hostile activity 

toward persons with disabilities who asked to keep assistance animals. In 1995, 2011, and 2012 city, state, and federal 

administrative agencies ordered Riverbay to pay damages to individuals and fines to the government for denying the 

rights of individuals to keep assistance animals. HUD’s charge challenges Riverbay’s ongoing policy and practices, which 

HUD alleges remain unlawful and deny individuals equal enjoyment of their homes and intimidate residents to not 

pursue their rights. Co-op City has an FHA-insured mortgage. On October 7, 2013, Riverbay elected to have the case 

heard in U.S. District Court, where the Department of Justice will bring the case on behalf of the United States.

HUD v. Estate of Harriet P. Hight

On April 3, 2013, HUD reached a $90,000 settlement with the Estate of Harriet P. Hight, resolving allegations that 

Bowditch and Dewey, LLP (Bowditch) caused to be recorded a restrictive covenant that prohibited future owners of the 

property from using it as a group home for individuals with disabilities and that an independent contractor associated 

with Coldwell Banker Residential Brokerage emailed the restrictive covenant. The settlement resolved three complaints. 

In addition to the monetary relief for the complainants, Bowditch LLP agreed to provide 100 hours of plaintiff-side pro 

bono legal services directly related to fair housing rights and 100 hours of pro bono legal services directly related to 

the promotion of disability rights. Bowditch also agreed to provide fair housing training for their employees and will 

distribute fair housing materials to its clients. Coldwell Banker agreed make available to employees and independent 

contractors a 2 hour Fair Housing training course.
44

Annual Report on Fair Housing

HUD v. Bowditch and Dewey

On April 3, 2013, HUD reached a $90,000 settlement with the real estate brokerage firm Coldwell Banker and 

the law firm Bowditch & Dewey LLP, resolving allegations that they violated the Fair Housing Act by preventing the sale 

of a house in Worcester, MA, to a buyer who intended to convert it into a group home for persons with disabilities. 

This settlement arose from a Secretary-initiated complaint and investigation. Erwin Miller, who was the executor of the 

owner’s estate and lived next door to the property, had entered into a purchase and sale agreement with the buyer. 

However, after learning the buyer’s intention, he told his real estate agent that he wished to sell to a “responsible family” 

and not to unrelated people. The agent, an independent contractor with Coldwell Banker, communicated the refusal 

to the buyer. Subsequently, the seller’s attorney, from Bowditch & Dewey LLP, recorded a restrictive covenant that 

prohibited the use of the property for a group home, lodging house, dormitory, co-op, or temporary shelter. As a result, 

the buyer withdrew from the sale.

 Under the terms of the Conciliation Agreement, Mr. Miller paid $39,000 to the buyer and $6,000 to the buyer’s 

real estate agent. Coldwell Banker and its real estate agent also paid the buyer $39,000 and the buyer’s real estate agent 

$6,000. In the public interest, Coldwell Banker trained its agents on fair housing and continued charitable work with 

Habitat for Humanity on a property in Worcester. Bowditch & Dewey will perform 200 hours of pro bono legal work 

related to the promotion of fair housing rights and disability rights, train its lawyers and support staff on fair housing, and 

report all requests for covenant work to the Department for two years.

HUD v. CMG Mortgage Insurance Company

On September 9, 2013, HUD reached a $30,000 settlement with CMG Mortgage Insurance Company, the largest 

provider of private mortgage insurance to credit unions, resolving allegations that CMG violated the Fair Housing Act 

by denying insurance coverage on a South Jordan, UT, couple’s mortgage loan because the wife was on maternity leave. 

On October 18, 2012, HUD filed a Secretary-initiated complaint to investigate possible discrimination against other 

applicants. Under the settlement, CMG agreed to pay $5,000 to the couple and $25,000 to an organization that will 

educate the public about its fair lending rights. CMG also agreed to train its employees on a new guideline developed by 

CMG and HUD regarding the treatment of maternity, paternity, and pregnancy leave income.

HUD v. Wells Fargo Bank, N.A. et al.

On May 5, 2013, HUD approved a $39 million settlement with Wells Fargo, resolving allegations that the 

bank failed to market and maintain real estate owned (REO) properties that it owned, serviced, or held in trust after 

foreclosure in black and Hispanic neighborhoods, compared to those in white neighborhoods, in violation of the Fair 

Housing Act. Under the settlement, Wells Fargo will invest a total of $39 million in grants to nonprofit organizations 

and municipal entities to support home ownership, neighborhood stabilization, property rehabilitation, and housing 

development in 45 communities across the country. Wells Fargo will also develop new best practices and conduct 

trainings related to REO properties. 

The settlement resolved three complaints. The first was filed by the National Fair Housing Alliance (NFHA) and 

other fair housing groups regarding REO properties in 19 metropolitan areas; $27 million of the agreement will be used 

to support neighborhoods in these 19 areas. The second complaint was filed by Jacksonville Area Legal Aid regarding 

Jacksonville, Florida; this agreement called for an investment of $450,000 in Jacksonville, Florida. The third case was filed 

by HUD as a Secretary-initiated complaint and called for an additional $11.5 million that will support neighborhoods in 

an additional 25 cities. 
45

Annual Report on Fair Housing

The Fair Housing Initiatives Program

The Fair Housing Initiatives Program (FHIP) promotes compliance with the Fair Housing Act and substantially 

equivalent state and local fair housing laws through private enforcement and educational activities. FHIP funds are used 

to support a network of experienced fair housing enforcement organizations throughout the country and to educate the 

public and housing industry about their rights and responsibilities under the Fair Housing Act. Congress established FHIP 

under Section 561 of the Housing and Community Development Act of 1987. The implementing regulations for FHIP are 

found at 24 CFR part 125. 

FHIP consists of the following three funding initiatives: (1) Private Enforcement Initiative (PEI), (2) Education 

and Outreach Initiative (EOI), and (3) Fair Housing Organizations Initiative (FHOI). HUD makes most FHIP funds available 

competitively through notices of funding availability (NOFAs) or requests for proposals (RFPs). Appendix D contains a 

summary of the FHIP grant awards made in 2012 and 2013.

Private Enforcement Initiative (PEI)

PEI provides funding to private, tax-exempt fair housing enforcement organizations for the investigation of housing discrimination complaints and the administrative or judicial enforcement of federal, state, or local fair housing laws. 

PEI recipients conduct intake, investigation, mediation, and litigation of housing discrimination complaints and perform 

tests of the housing, lending, and insurance markets.

The Multi-Year Funding Component under PEI provides 36-month grants of up to $975,000 ($325,000/year), subject to appropriation, to Fair Housing Enforcement Organizations and Qualified Fair Housing Enforcement Organizations 

that meet certain requirements related to the length and quality of their fair housing enforcement experience set forth 

in the NOFA. Additionally, organizations must have received FHIP PEI funding from FY 2009/10 through FY 2011/12 and a 

satisfactory performance review by the FHEO Government Technical Representative. Organizations that received FY 2010 

or FY 2011 PEI PEI-PB grants were not eligible to apply under this component. Eligible activities under PEI-MYFC include, 

but are not limited to: (1) Intake and investigation of allegations of housing discrimination; (2) Investigation of systemic 

housing discrimination, through testing and other investigative methods; (3) Mediation or other voluntary resolution of 

allegations of housing discrimination; and (4) Litigation of fair housing cases.

The Mortgage Rescue Component under PEI provides 12- to 18-month grants of up to $325,000 to Fair Housing Enforcement Organizations and Qualified Fair Housing Enforcement Organizations that meet certain requirements 

related to the length and quality of their fair housing enforcement experience set forth in the NOFA. Eligible activities 

under PEI-MRC include, but are not limited to: (1) Intake and investigation of allegations of lending discrimination or providing other complaint or investigative support for the administrative or judicial enforcement of fair lending laws; (2) Investigation of possible systemic violations and enforcement pursuant to other equal opportunity or fair lending statutes 

when they accompany a suspected fair housing violation; (3) Assisting clients with any necessary loan modifications, loan 

workouts, or refinancing, as the result of a violation of the Fair Housing Act; and (4) Education and counseling to persons 

who may have encountered discrimination in activities related to the prevention of mortgage default or foreclosure. 

Education and Outreach Initiative (EOI)

EOI provides funding to develop, implement, carry out, and coordinate education and outreach activities that 

inform the public about their rights and responsibilities under federal, state, and local fair housing laws. These activities 

may include, but are not limited to: (1) Developing brochures and other printed materials; (2) Producing public service 

announcements for radio, television, and print; (3) Creating and maintaining websites; and (4) Conducting educational 

symposia or other training. 
46

Annual Report on Fair Housing

In FY 2011, HUD solicited EOI applications under two programs, consisting of five components: (1) the Regional/

Local/Community-Based Program, which consists of the General Component (EOI-G), the Lending Component (EOI-LC), 

and the Higher Education Component (HEC); and (2) the National-Based Program, which consists of the National Media 

Campaign Component (EOI-NMCC) and the National Affirmatively Furthering Fair Housing Training Component (EOINAFFH). 

EOI-General (G) provides 12- to 18-month grants of up to $125,000 to Qualified Fair Housing Enforcement Organizations, Fair Housing Enforcement Organizations, other nonprofit organizations representing groups of persons protected under the Fair Housing Act, state or local government agencies, and other entities that are formulating or carrying out 

programs to prevent or eliminate discriminatory housing practices. Eligible activities under EOI-G include, but are not 

limited to: (1) Developing brochures and other printed materials; (2) Producing public service announcements for radio, 

television, and print; (3) Creating and maintaining websites; and (4) Conducting educational symposia or other training. 

Additionally, EOI-G grantees may educate consumers about credit management, financial literacy, and how to avoid highcost loans and abusive lending practices that violate the Fair Housing Act. 

EOI- Lending Component (LC) provides 12- to-18 month grants 

of up to $125,000 to Qualified Fair Housing Enforcement Organizations, 

Fair Housing Enforcement Organizations, other nonprofit organizations 

representing groups of persons protected under the Fair Housing Act 

or state or local fair housing laws, and other public or private entities 

that are formulating or carrying out programs to prevent or eliminate 

discriminatory housing practices. Eligible activities under EOI-LC include 

community meetings, fair housing and lending workshops, and individual counseling sessions for homeowners who are victims or potential 

victims of lending discrimination or mortgage rescue scams. 

EOI- National Media Campaign Component (NMCC) provides 

12- to 18-month grants of up to $2,000,000 to Qualified Fair Housing 

Enforcement Organizations, other fair housing enforcement organizations, and other nonprofit organizations representing groups of persons 

protected under the Fair Housing Act. Grantees must have at least 5 

years of experience as an advertising, media, or public relations organization or must partner with an advertising and media services organization with the requisite experience. Eligible activities under EOI-NMCC 

are the development, implementation, and distribution of a national 

advertising campaign on the requirements of the Fair Housing Act. 

EOI-HEC provides 12- to 18-month grants of up to $100,000 

to accredited universities, colleges, or community colleges, or student 

leadership organizations that are formulating or carrying out programs to prevent or eliminate discriminatory housing 

practices. Eligible activities under EOI-HEC are (1) Educating students on their fair housing rights through conferences, 

lectures, seminars, and/or workshops; (2) Developing and implementing internships or employment opportunities for 

students; and (3) Developing and implementing curricula for students to pursue careers in fair housing law and investigations.

EOI- National Affirmatively Furthering Fair Housing Training Component (NAFFH) provides a 12- to 18-month 

grant of up to $500,000. Eligible activities under EOI-NAFFH are the development and implementation of a nationwide 

affirmatively furthering fair housing training and a complementary web-based training program that are appropriate for 

a variety of audiences, such as housing counseling agencies, Community Development Block Grant (CDBG) entitlement 

jurisdictions, and fair housing organizations. 
47

Annual Report on Fair Housing

Fair Housing Organizations Initiative (FHOI)

FHOI provides funding to help establish new fair housing enforcement organizations and to build the capacity of 

existing organizations, particularly in areas of the country which are currently underserved by fair housing enforcement 

organizations, including rural areas or areas with a large number of recent immigrants. FHOI seeks to build the capacity 

of existing organizations and establish new organizations to conduct fair housing enforcement activities, such as investigating, mediating, and litigating housing discrimination complaints, and testing housing providers for unlawful discrimination. 

In FY 2012, HUD made FHOI awards under the Continued Development General Component (FHOI-CDGC), the 

Establishing New Organizations Component (FHOI-ENOC), and the Mortgage Rescue Component (FHOI-MRC). 

FHOI- Continued Development General Component (CDGC) provides 12- to 18-month grants of up to $325,000 

to Qualified Fair Housing Enforcement Organizations, Fair Housing Enforcement Organizations, and other private nonprofit fair housing enforcement organizations and nonprofit groups building their capacity to become a viable fair housing enforcement organization. Eligible activities under FHOI-CDGC include, but are not limited to: (1) Changing from a 

fair housing education organization to one which will include an enforcement staff; (2) Accessing more sources of expertise or technical assistance, such as through hiring persons with legal or investigative skills in lending; and (3) Opening a 

satellite office.

FHOI- Establishing New Organizations Component (ENOC) provides 36-month grants of up to $1,250,000 to 

Qualified Fair Housing Enforcement Organizations, Fair Housing Enforcement Organizations, and other private nonprofit 

fair housing enforcement organizations and nonprofit groups, particularly in areas of the country which are currently 

underserved by fair housing enforcement organizations. At the end of the grant period, the new organization will be able 

to conduct fair housing activities, including investigating, mediating, and litigating housing discrimination complaints, as 

well as testing housing providers for unlawful discrimination. Eligible activities under FHOI-ENOC are those that establish 

a single organization to become a viable fair housing enforcement organization, particularly in rural areas and/or areas 

with new immigrants, especially racial and ethnic minorities who have limited English proficiency. 

FHOI- Mortgage Rescue Component (MRC) provides 12- to 18-month grants of up to $325,000 to Qualified Fair Housing 

Enforcement Organizations, Fair Housing Enforcement Organizations, and other private nonprofit fair housing enforcement organizations and nonprofit groups organizing or building their capacity to enforce the rights granted under the 

Fair Housing Act. In addition to the activities under the PEI-MRC, eligible activities include providing education, training, 

technical assistance, and other services to enhance the capability of existing organizations to investigate and enforce fair 

lending laws and provide advocacy and direct assistance to victims of fraudulent or predatory mortgage rescue schemes 

that violate fair housing or fair lending laws.
48

Annual Report on Fair Housing

HUD Publishes Equal Access Rule!

In February 2012, HUD published a final rule titled Equal Access to Housing in HUD Programs 

Regardless of Sexual Orientation or Gender Identity (“Equal Access Rule”), requiring housing 

Read the

Equal Access Rule!

The Equal Access 

Rule follows a HUD 

commissioned study of 

housing discrimination 

against the LGBT 

community titled An 

Estimate of Housing 

Discrimination Against 

Same-Sex Couples. The 

study found that adverse 

treatment of same-sex 

couples is present in every 

metropolitan area where 

tests were conducted.

Get more information 

on HUD’s LGBT fair 

housing initiatives.

that is assisted by HUD or subject to a mortgage insured by 

the Federal Housing Administration be 

made available without 

regard to actual or 

perceived sexual 

orientation, gender 

identity, or marital 

status.
49

Annual Report on Fair Housing

Oversight of Recipients of HUD Funds

HUD monitors state and local government agencies and private entities that receive HUD funds to ensure that 

they comply with civil rights statutes and civil rights-related program requirements. HUD reviews the programs by: (1) 

investigating complaints alleging discrimination or failure to comply with civil rights requirements by a recipient of HUD 

funds and (2) conducting compliance reviews of such recipients. HUD also monitors HUD-funded recipients to determine 

their performance under the civil rights-related program requirements of HUD’s Office of Community Planning and 

Development, Office of Public and Indian Housing, and Office of Housing.

The following statutes and executive orders prohibit HUD recipients from engaging in discrimination: 

·	 Title VI of the Civil Rights Act of 1964

·	 Section 504 of the Rehabilitation Act of 1973

·	 Section 109 of the Housing and Community Development Act of 1974

·	 Section 282 of the Cranston-Gonzalez National Affordable Housing Act

·	 Age Discrimination Act of 1975

·	 Title II of the Americans with Disabilities Act of 1990

·	 Title IX of the Education Amendments Act of 1972

·	 Executive Order 11063

·	 Executive Order 11246

Complaints against Recipients of HUD Funds

When someone files a discrimination complaint against a recipient of HUD funds, HUD investigates the complaint 

to determine whether the recipient violated civil rights laws or civil-rights related program requirements. At the 

conclusion of the investigation, HUD issues written findings of its investigation. Typically, HUD issues a Letter of Findings 

to the recipient and provides notice of such findings to the complainant. The Letter of Findings contains the findings of 

fact and any findings of noncompliance, along with a description of an appropriate remedy. In Section 109 and Section 

504 complaint investigations, the Letter of Findings also includes a notice of the right of the recipient or the complainant 

to request a review of the Letter of Findings.

When HUD makes a determination of noncompliance, HUD will resolve the matter through informal means 

whenever possible. The typical method used to informally resolve a determination of noncompliance is the Voluntary 

Compliance Agreement (VCA), which details the steps the recipient must take to correct civil rights and other related 

violations set out in the Letter of Findings. If the recipient refuses to informally resolve the matter, HUD can take 

appropriate action to effect compliance, including, but not limited to, suspension or debarment proceedings under 2 CFR 

2424, financial sanctions, or other remedies that may be legally available. In taking an enforcement action, generally, 

HUD must provide appropriate notice and an opportunity for a hearing, appeal, or other 

administrative procedure to which the recipient is entitled under applicable statutes or 

regulations. 
50

Annual Report on Fair Housing

Table 16 shows the number of complaints received in FY 2012 that alleged discrimination or noncompliance 

by a recipient of HUD funds and the civil rights law that was allegedly violated. The table also shows the number of 

investigations closed during the fiscal year. These numbers include investigations of complaints that were filed in FY 

2012 or in previous fiscal years.

Table 16: Complaints against Recipients of HUD Funds (FY 2012)

Title VI Section 

504

Section 

109

Title II of 

ADA

Age 

Discrimination Total

Complaints Filed 383 838 50 281 18 1,570

Investigations Closed 665 1,142 47 371 11 2,236

Table 17 shows the number of complaints received in FY 2013 that alleged discrimination or noncompliance 

by a recipient of HUD funds and the civil rights law that was allegedly violated. The table also shows the number of 

investigations closed during the fiscal year. These numbers include investigations of complaints that were filed in FY 

2013 or in previous fiscal years.

Table 17: Complaints against Recipients of HUD Funds (FY 2013)

Title VI Section 

504

Section 

109

Title II of 

ADA

Age 

Discrimination Total

Complaints Filed 459 838 72 295 7 1,671

Investigations Closed 327 751 63 274 7 1,422

Compliance Reviews of Recipients of HUD Funds 

HUD conducts compliance reviews to determine whether a recipient of HUD funds is in compliance with 

applicable civil rights laws and their implementing regulations. HUD may initiate a compliance review whenever a 

report, complaint, or any other information indicates a possible failure to comply with applicable civil rights laws and 

regulations. HUD initiates most compliance reviews based on risk analyses, issues raised during a limited monitoring 

review, or when a civil rights problem is detected through HUD program monitoring.

After a review to assess whether the recipient of HUD funds has complied with civil rights laws, HUD issues 

written findings of its review. Typically, HUD issues a Letter of Findings to the recipient. A Letter of Findings contains the 

findings of fact and any findings of noncompliance, along with a description of an appropriate remedy.

When HUD makes a determination of noncompliance, HUD must seek a resolution of the matter through 

informal means. The typical method used to informally resolve a finding of noncompliance is a Voluntary Compliance 

Agreement (VCA), which details the steps the recipient must take to correct the civil rights and other related violations 

set out in the Letter of Findings. If the recipient refuses to informally resolve the matter, HUD can take appropriate 

action to effect compliance, including, but not limited to, suspension or debarment proceedings under 2 CFR 2424, grant 

sanctions, or other remedies that may be legally available. In taking an enforcement action, in most programs, HUD must 

provide appropriate notice and an opportunity for such hearing, appeal, or other administrative proceeding to which the 

recipient is entitled under applicable statutes or regulations. 
51

Annual Report on Fair Housing

Table 18 shows the number of compliance reviews that were initiated in FY 2012 and the civil rights law under which 

they were conducted. The table also shows the number of compliance reviews that were closed during the fiscal year. 

These numbers include compliance reviews that were initiated in FY 2012 or in previous fiscal years.

Table 18: Compliance Reviews of Recipients of HUD Funds (FY 2012)

Title VI Section 

504

Section 

109

Title II of 

ADA

Age 

Discrimination Total

Compliance Reviews Initiated 34 35 18 16 2 105

Compliance Reviews Closed 21 23 6 12 0 62

Table 19 shows the number of compliance reviews that were initiated in FY 2013 and the civil rights law under 

which they were conducted. The table also shows the number of compliance reviews that were closed during the fiscal 

year. These numbers include compliance reviews that were initiated in FY 2013 or in previous fiscal years.

Table 19: Compliance Reviews of Recipients of HUD Funds (FY 2013)

Title VI Section 

504

Section 

109

Title II of 

ADA

Age 

Discrimination Total

Compliance Reviews Initiated 19 19 9 11 0 58

Compliance Reviews Closed 4 12 0 2 0 18
52

Annual Report on Fair Housing

Section 3 of the Housing and Urban

Development Act of 1968

Section 3 of the Housing and Urban Development Act of 1968 requires that recipients of covered financial assistance, to the greatest extent feasible, direct employment and other economic opportunities arising in connection with 

covered projects and activities to low- and very low-income persons and to business concerns that employ low- and very 

low-income persons. Section 3 helps foster local economic development, neighborhood economic improvement, and 

individual self-sufficiency in communities where covered financial assistance is spent.

Section 3-Covered Financial Assistance

In general, Section 3-covered financial assistance includes HUD funds for Public and Indian Housing programs 

and Housing and Community Development programs. Section 3-covered financial assistance includes, but is not limited 

to, the following HUD Programs: Public Housing Capital Fund, Public Housing Operating Fund; Section 8 Project-Based 

Vouchers which apply to rehabilitated and new construction housing; HOPE VI Revitalization; Rental Assistance Demonstration; the Choice Neighborhoods Initiative; Public Housing Family Self-Sufficiency; Resident Opportunities and SelfSufficiency; Community Development Block Grants; HOME Investment Partnerships Grants, Housing Opportunities for 

Persons with AIDS; Emergency Solutions Grants; Neighborhood Stabilization; Section 202; Section 811; and Lead Hazard 

Control.

Section 3-Covered Projects and Activities

Section 3-covered projects and activities include the development, operation, and modernization of public and 

Indian housing. The Section 3 requirements apply to recipients, contractors, and subcontractors for these projects and 

activities regardless of the amount of covered HUD funding that they receive. 

Section 3-covered projects and activities also include Housing and Community Development projects, such as the 

construction, reconstruction, conversion, or rehabilitation of housing (including reduction and abatement of lead-based 

paint hazards) and other public construction. Employment and other economic opportunities arising in connection with 

covered projects include maintenance contracts (e.g., lawn care, re-painting, and routine maintenance) and professional 

service contracts associated with construction (e.g., accounting, architectural, engineering, marketing, and legal services).

Section 3 Employment and Contracting Goals

HUD regulations set minimum employment and contracting goals for recipients of Section 3-covered financial 

assistance. When conducting Section 3-covered projects and activities, the minimum numerical goal for the employment 

of Section 3 residents is 30 percent of all new hires for a one year period. The minimum numerical goal for awarding 

contracts to Section 3 businesses is for 10 percent of the total dollar amount of all construction contracts and 3 percent 

of the total dollar amount of all non-construction contracts. Employment and other economic opportunities arising in 

connection with covered projects include maintenance contracts (e.g., lawn care, re-painting, and routine maintenance) 

and professional service contracts associated with construction (e.g., accounting, architectural, engineering, marketing, 

and legal services).

Section 3 Record Keeping and Reporting Requirements

Recipients of Section 3-covered financial assistance are required to ensure compliance in their operations and 

those of their contractors, subcontractors, and sub-recipients. Recipients of Section 3 covered assistance must document 

actions taken to comply with the employment and contracting requirements of Section 3, the results of those actions, 
53

Annual Report on Fair Housing

and impediments encountered. Recipient agencies should demonstrate notification to intended beneficiaries, maintain records of job vacancies, solicitation for bids or proposals, selection criteria, and contract documents (including 

scope of work and contract amount), in accordance with federal or state procurement laws and regulations.

Each recipient of Section 3-covered assistance is required to submit an annual report to HUD using form 

HUD-60002. Section 3 reports are required even if the recipient did not undertake any activities that triggered the 

Section 3 requirements if they received more than the threshold amount during any reporting period. There is no 

threshold amount for public housing programs; all funding is covered.

Any Section 3 resident or business concern seeking employment, training, or contracting opportunities 

generated by covered assistance, or authorized representatives of such residents or businesses, may file a complaint 

with HUD alleging that a recipient or contractor is not in compliance with Section 3. Section 3 complaints must be 

filed no later than 180 days from the date of the action or omission upon which the complaint is based. The Assistant Secretary for Fair Housing and Equal Opportunity may extend the complaint filing deadline for good cause 

shown, pursuant to 24 CFR 135.76(c)(1).

Section 3 Background

In September 2012, FHEO awarded $600,000 in competitive HUD TI/TA funds to recipients of covered HUD 

funding to increase their capacity to meet the regulatory requirements of Section 3 of the Housing and Urban 

Development Act of 1968. Specifically, HUD awarded $50,000 to twelve recipients of covered HUD funds (including 

housing authorities and one entitlement community) to hire a full-time Section 3 Program Coordinator for one year. 

At the time of selection, grantees were located in areas with relatively high unemployment rates; had developed 

partnerships with other local community and social service agencies to provide resources to Section 3 residents and 

businesses; and showed commitment to financially support their Section 3 Coordinator positions beyond the initial 

year of HUD funding. Grants were awarded to the following recipients:

Table 20: Recipients of HUD TI/TA Funds

State Recipient Name

California San Joaquin Housing Authority

Florida Orlando Housing Authority

Illinois Housing Authority of Joliet

Massachusetts City of Springfield

Missouri Housing Authority of Kansas City

Colorado Housing Authority of the City and County of Denver1

New Jersey Trenton Housing Authority

North Carolina Sanford Housing Authority

North Carolina Statesville Housing Authority

Oregon Housing Authority of Portland

Texas San Antonio Housing Authority

Virginia Norfolk Redevelopment and Housing Authority

Each selected grantee hired a Section 3 Coordinator and carried out a number of activities to increase the 

provision of training, employment and contracting opportunities to Section 3 residents and businesses. Some of 

these activities include: drafting or amending Section 3 Policies/Procedures; sponsoring local job and business fairs; 
54

Annual Report on Fair Housing

meeting with labor unions and other entities regarding skill training programs; and conducting workshops for local 

developers. In addition, HUD took steps to make it easier for recipient agencies to award contracts to Section 3 

businesses. 

Section 3 Business Registry Pilot Program

A pilot program to assess the feasibility of implementing a national registry of Section 3 businesses was 

officially launched on January 18, 2012. The pilot program was implemented in the following five metropolitan areas: 

(1) Detroit, MI; (2) Los Angeles, CA; (3) Miami, FL; (4) New Orleans, LA; and (5) Washington, DC. The Department 

selected these pilot locations based on unemployment rates, the numbers of small businesses that may be Section 

3 eligible, and the amount of HUD funds that could potentially result in contracting opportunities for Section 3 

businesses.

Under the 

program, firms that 

are located in one 

of the five pilot 

locations, and meet 

the definition of a 

Section 3 business 

concern, certify their 

eligibility online 

with HUD. Once 

verified, these firms 

are placed into 

HUD’s registry of 

self-certified Section 3 businesses. Public housing authorities, state and local governments, developers, and others 

have been urged to use the registry to notify Section 3 businesses in their metropolitan area about the availability of 

HUD-funded contracting opportunities in fulfillment of the regulatory requirements at 24 CFR 135.32. At the end of 

FY 2012, more than 630 businesses had self-certified their eligibility as Section 3 businesses in the five metropolitan 

areas. 

Grantee Reporting

Overall, 5,158 Section 3 businesses received construction contracts during the 2012 reporting period. Of the 

$8.7 billion in Section 3 covered construction contracts that were awarded, $825.8 million was awarded to Section 3 

businesses. In addition, $60.2 million of all non-construction contracts were awarded to 2,129 Section 3 businesses. 

In November 2012, FHEO sent notices to more than 2,400 recipients of Section 3 covered funding regarding 

delinquent submissions of Section 3 Annual Reports (form HUD-60002). These notices were issued in conjunction 

with PIH and CPD to increase the overall grantee reporting rate from 62 percent. As a result of this collaborative 

effort, Section 3 reporting rates for the 2012 reporting period increased to more than 80 percent. 

According to the reports submitted by Section 3 covered recipients for the 2012 reporting period, the 

expenditure of covered HUD funding generated over 52,000 new jobs. Section 3 residents received 19,160 (37 

percent) of these new jobs, exceeding the minimum goal of 30 percent. 

Section 3 Activities in FY 2013

During FY 2013 some of the major outcomes from the Section 3 NOFA grants were: 

	5 out of 11 Section 3 NOFA grantees (46%) reported an increase in their overall knowledge and 
55

Annual Report on Fair Housing

experience with implementing the regulatory requirements of Section 3.

	All 11 Section 3 NOFA grantees reported that their Section 3 Coordinator was responsible for revising their 

current Section 3 Policies, Procedures, or Plans and their agency is taking steps to have them officially 

adopted by their Commission, Board, Council, etc.

	10 of the 11 Section 3 NOFA grantees currently have procedures in place to verify the eligibility of Section 3 

residents and businesses. Five of these agencies (46%) did not have such procedures in place at the time of 

their grant award.

	All 11 Section 3 NOFA grantees reported that their agency currently maintains lists of Section 3 residents. 

Seven of these agencies (64%) reported that they did not maintain such lists at the time of their grant award.

	10 of the 11 Section 3 NOFA grantees reported that their agency currently maintains lists of Section 3 

businesses. Six of these agencies (55%) reported that they did not maintain such lists at the time of their 

grant award.

	5 of the 11 Section 3 NOFA grantees (46%) reported an increase in the percentage of jobs provided to 

Section 3 residents.

	7 of the 11 Section 3 NOFA grantees (64%) reported an increase in the percentage of contracts awarded to 

Section 3 businesses. 

Additional information on the Section 3 NOFA grantees and their Coordinators can be found in the “Grantee 

Spotlight” on the Section 3 webpage at www.hud.gov/section3. 

At the end of FY 2013, approximately 800 Section 3 businesses had self-certified their eligibility in the five pilot 

metropolitan areas. In an effort to determine the overall effectiveness of the Section 3 Business Registry Pilot program, 

and to assess the feasibility of expanding this initiative nationwide, HUD conducted a survey of Section 3 businesses in its 

registry and recipients of HUD funding located in the five pilot areas. The survey results revealed the following: 

	94% of survey respondents found the website, application, and database to be user-friendly. 

	40% of Section 3 businesses in the registry used the system to notify other local Section 3 businesses about 

the availability of sub-contracting opportunities.

	89% of survey respondents recommended that the Section 3 Business Registry should be expanded 

nationwide.

	73% of survey respondents recommended that HUD do more to advertise the Section 3 Business Registry.

	57% of survey respondents recommended that HUD do more to ensure that PHAs and other grantees 

are using the Business Registry to notify Section 3 businesses about the availability of local HUD-funded 

contracts. 

At this time, HUD is considering the expansion of the Section 3 Business Registry Pilot Program nationwide. 

Outreach and Education

In FY 2013, FHEO staff in headquarters and the field conducted more than 130 trainings for PHAs, units of local 

government, housing professionals, developers, HUD staff, and the general public. In total, more than 3,000 agencies 

attended Section 3 trainings or directly received technical assistance from FHEO staff during the fiscal year. Some of the 

major training sessions were provided to the National Association of Housing Redevelopment Organization (NAHRO); 

State of Missouri Department of Economic Development; City and County of Los Angeles; and the Idaho Housing Finance 
56

Annual Report on Fair Housing

Section 3 Compliance

According to the Section 3 

summary reports (HUD form 60002) 

submitted by covered recipients 

during the 2013 reporting period1

, the 

expenditure of covered HUD funding 

generated approximately 61,600 new 

jobs. Section 3 residents received 27,166 

of these new jobs.

Overall, 5,622 Section 3 

businesses received construction 

contracts during the 2013 reporting 

period. Of the $11.7 billion in Section 

3 covered construction contracts that 

were awarded, more than $832.2 million 

were awarded to Section 3 businesses. 

In addition $84.4 million of all 

non-construction contracts 

were awarded to Section 3 

businesses.

1 Section 3 HUD-60002 reports

submitted in FY 2013 reflect employment, 

training, and contracting opportunities

generated from the expenditure of covered 

HUD funding during 2012.

Association. 

Enforcement Activities

In FY2013, FHEO staff in headquarters and the field carried out the following enforcement activities pursuant to 

Section 3:

	 Conducted approximately 25 Section 3 Compliance or Monitoring Reviews

	 Investigated more than 13 Section 3 complaints

	 Negotiated 11 Voluntary Compliance Agreements (VCAs)

Some of the agencies that were the subject of Section 3 enforcement activities include: the City of 

Independence Housing Authority (Missouri); Mississippi Development Authority; City of San Mateo, California; City of 

Vancouver, Washington; Orlando Housing Authority; Housing Authority of the City of Milwaukee; and State of Utah.
57

Annual Report on Fair Housing

Appendix A: Fair Housing Assistance Program 

(FHAP) Agencies, by State

State FHAP Agencies

ARIZONA State Agency: Civil Rights and Conflict Resolution Section Arizona Attorney General’s Office

Locality: City of Phoenix Equal Opportunity Department

ARKANSAS State Agency: Arkansas Fair Housing Commission

CALIFORNIA State Agency: California Department of Fair Employment and Housing

COLORADO State Agency: Colorado Civil Rights Division

CONNECTICUT State Agency: Connecticut Commission on Human Rights and Opportunities

DELAWARE State Agency: Delaware Division of Human Relations

DISTRICT OF 

COLUMBIA District of Columbia Office of Human Rights

FLORIDA State Agency: Florida Commission on Human Relations

Localities: Broward County Office of Equal Opportunity

Jacksonville Human Rights Commission

Office of Community Affairs – Human Relations Department

Palm Beach County Office of Equal Opportunity

Pinellas County Office of Human Rights

City of Tampa Office of Community Relations

HAWAII State Agency: Hawaii Civil Rights Commission

ILLINOIS State Agency: Illinois Department of Human Rights

INDIANA State Agency: Indiana Civil Rights Commission

Localities: Elkhart Human Relations Commission Municipal Building

Fort Wayne Metropolitan Human Relations Commission

Gary Human Relations Commission

Hammond Human Relations Commission

South Bend Human Relations Commission

City of Evansville-Vanderburgh County Human Relations Commission
58

Annual Report on Fair Housing

IOWA State Agency: Iowa Civil Rights Commission

Localities: Cedar Rapids Civil Rights Enforcement Agency

Davenport Civil Rights Commission

Des Moines Human Rights Commission

Mason City Human Rights Commission/Cerro Gordo

Sioux City Human Rights Commission

Waterloo Commission on Human Rights

KANSAS Localities: Lawrence Human Relations Commission and Human Relations/Resources Dept.

Fair Housing Assistance Program | City Of Olathe

Salina Human Relations Department

KENTUCKY State Agency: Kentucky Commission on Human Rights

Locality: Lexington-Fayette Urban County Human Rights Commission

LOUISIANA State Agency: Public Protection Division, Louisiana Department of Justice

MAINE State Agency: Maine Human Rights Commission

MARYLAND State Agency: Maryland Commission on Civil Rights

MASSACHUSETTS State Agency: Massachusetts Commission Against Discrimination

Localities: Boston Fair Housing Commission

Cambridge Human Rights Commission

MICHIGAN State Agency: Michigan Department of Civil Rights

MINNESOTA Localities: City of Duluth Human Rights Office

City of St. Paul Department of Human Rights and Equal Economic Opportunity 

Commission

MISSOURI State Agency: Missouri Commission on Human Rights, Department of Labor and Industrial 

Relations,

Localities: Kansas City (MO) Human Relations Department

St. Louis Civil Rights Enforcement Agency

NEBRASKA State Agency: Nebraska Equal Opportunity Commission

Localities: Lincoln Commission on Human Rights

Omaha Human Relations Department

NEW JERSEY State Agency: State of New Jersey Division on Civil Rights
59

Annual Report on Fair Housing

NEW YORK State Agency: New York State Division of Human Rights

Localities: Rockland County Commission on Human Rights

Westchester County Human Rights Commission

Geneva Human Rights Commission

NORTH CAROLINA State Agency: North Carolina Human Relations Commission

Localities: City of Charlotte/Mecklenburg County Community Relations Committee

Durham Human Relations Commission

Greensboro Human Relations Department

Orange County Human Relations Commission

Winston-Salem Human Relations Commission

NORTH DAKOTA State Agency: North Dakota Department of Labor

OHIO State Agency: Ohio Civil Rights Commission

Localities: City of Canton Fair Housing Commission

Dayton Human Relations Council

City of North Olmstead

Shaker Heights Fair Housing Review Board

OREGON State Agency: Oregon Bureau of Labor and Industries

PENNSYLVANIA State Agency: Pennsylvania Human Relations Commission

State Agency: Pittsburgh Human Relations Commission

State Agency: Reading Commission on Human Relations

RHODE ISLAND State Agency: Rhode Island Commission for Human Rights

SOUTH CAROLINA State Agency: South Carolina Human Affairs Commission

TENNESSEE State Agency: Tennessee Human Rights Commission

TEXAS State Agency: Texas Workforce Commission

Localities: City of Austin Equal Employment and Fair Housing Office

City of Corpus Christi Department of Human Relations

City of Dallas Fair Housing Office

Fort Worth Human Relations Commission

Garland Office of Housing and Neighborhood Services

UTAH State Agency: Utah Anti-Discrimination Division
60

Annual Report on Fair Housing

VERMONT State Agency: Vermont Human Rights Commission

VIRGINIA State Agency: Virginia Department of Professional and Occupational Regulation

Fair Housing Administration/Fair Housing Office

Locality: Fairfax County Human Rights Commission

WASHINGTON State Agency: Washington State Human Rights Commission

Localities: King County Office of Civil Rights

Seattle Office for Civil Rights

Tacoma Human Rights and Human Services Department

WEST VIRGINIA State Agency: West Virginia Human Rights Commission
61

Annual Report on Fair Housing

Appendix B: HUD and FHAP Complaints,

by State, FY 2012

Number of Filed Cases

State HUD FHAP Total

Alabama 48 0 48

Alaska 6 0 6

Arizona 17 221 238

Arkansas 5 147 152

California 197 809 1,006

Colorado 8 117 125

Connecticut 26 61 87

Delaware 3 26 29

Dist. Of Columbia 1 26 27

Florida 50 440 490

Georgia 97 7 104

Hawaii 3 44 47

Idaho 96 0 96

Illinois 21 302 323

Indiana 7 184 191

Iowa 16 253 269

Kansas 73 17 90

Kentucky 10 111 121

Louisiana 22 88 110

Maine 3 42 45

Maryland 10 64 74

Massachusetts 21 212 233

Michigan 28 316 344

Minnesota 75 2 77

Mississippi 26 0 26

Missouri 97 260 357

Montana 23 0 23

Nebraska 33 118 151

Nevada 59 0 59

New Hampshire 30 0 30

New Jersey 80 133 213
62

Annual Report on Fair Housing

New Mexico 45 0 45

New York 32 538 570

North Carolina 14 146 160

North Dakota 0 35 35

Ohio 62 446 508

Oklahoma 84 17 101

Oregon 3 104 107

Pennsylvania 25 204 229

Puerto Rico 40 0 40

Rhode Island 4 42 46

South Carolina 8 53 61

South Dakota 8 0 8

Tennessee 12 86 98

Texas 138 914 1,052

Utah 5 61 66

Vermont 3 28 31

Virgin Islands 4 0 4

Virginia 7 75 82

Washington 55 179 234

West Virginia 5 33 38

Wisconsin 102 0 102

Wyoming 10 0 10

Total 1,857 6,961 8,818
63

Annual Report on Fair Housing

HUD and FHAP Complaints, by State 

FY 2013

Number of Filed Cases

State HUD FHAP Total

Alabama 60 0 60

Arizona 9 209 218

Arkansas 5 135 140

California 251 683 934

Colorado 4 141 145

Connecticut 21 87 108

Delaware 1 18 19

Dist. Of Columbia 0 27 27

Florida 139 410 549

Georgia 114 0 114

Guam 1 0 1

Hawaii 6 38 44

Idaho 57 0 57

Illinois 32 355 387

Indiana 10 192 202

Iowa 19 220 239

Kansas 57 19 76

Kentucky 11 108 119

Louisiana 24 72 96

Maine 1 63 64

Maryland 6 73 79

Massachusetts 10 330 340

Michigan 29 324 353

Minnesota 60 12 72

Mississippi 21 0 21

Missouri 85 267 352

Montana 15 0 15

Nebraska 18 109 127

Nevada 61 0 61

New Hampshire 24 0 24

New Jersey 38 61 99
64

Annual Report on Fair Housing

New Mexico 39 0 39

New York 54 451 505

North Carolina 32 112 144

North Dakota 1 39 40

Ohio 33 415 448

Oklahoma 68 0 68

Oregon 9 79 88

Pennsylvania 30 141 171

Puerto Rico 47 0 47

Rhode Island 1 47 48

South Carolina 18 54 72

South Dakota 18 0 18

Tennessee 17 96 113

Texas 154 749 903

Utah 6 72 78

Vermont 0 18 18

Virgin Islands 3 0 3

Virginia 8 72 80

Washington 38 190 228

West Virginia 11 31 42

Wisconsin 61 0 61

Wyoming 12 0 12

Total 1,849 6,519 8,368
65

Annual Report on Fair Housing

Appendix C: Fair Housing Initiatives Program 

(FHIP) Grants, FY 2012 & 2013

* Prospective excerpts from grantee applications

FY 2012

ALABAMA

Mobile Mobile Fair Housing Center, Inc. PEI-MYFC $319,795

The Mobile Fair Housing Center will conduct fair housing investigative and enforcement work. Investigative activities will include: 

recruitment and training of testers, site assessments, complaint intake, processing, referral, and counseling. Enforcement 

activities will include: accessibility workshops, for English-speaking and limited English proficiency (LEP) participants; outreach 

for accessibility design and construction and mortgage and predatory lending; compliance audits for housing for the disabled; 

referral of enforcement proposals and assistance to clients seeking reasonable accommodations/modifications; and various 

other educational and outreach efforts targeted towards underserved victims of rental discrimination.

Mobile Mobile Fair Housing Center, Inc. EOI-LENDING $125,000

The Mobile Fair Housing Center will conduct outreach and fair housing trainings on: predatory lending; inclusiveness, and an 

affirmatively furthering fair housing (AFFH). The organization will also translate fair housing and lending material, prepare 

a fair housing newsletter and new materials on predatory lending, loan modification; mortgage rescue scams, and national 

origin discrimination; fair housing PSAs about predatory lending; and conduct a review and critique the 2012 Analysis of 

Impediments (AI) to Fair Housing Choice for Mobile with findings to the City and HUD.

Montgomery Central Alabama Fair Housing Center PEI-MYFC $324,000

The Central Alabama Fair Housing Center will conduct fair housing activities in 31 counties in Central Alabama. Activities will 

include: challenging racial steering and other discriminatory housing practices; combating discrimination in the west Alabama 

“Black Belt;” expanding outreach and enforcement actions to combat escalating discrimination against Latino residents; 

investigating and combating race discrimination; and breaking down barriers for people with disabilities.

ARIZONA

Phoenix Arizona Fair Housing Center PEI-MYFC $317,651

The Arizona Fair Housing Center will provide fair housing enforcement activities throughout Arizona, including fair housing 

testing, recruiting and training testers; the intake and processing of fair housing complaints, and referral of fair housing 

complaints to HUD, the local Fair Housing Assistance Program (FHAP) agency, or private attorneys; and housing counseling, 

mediation and referral services. The Center will use grant funds for media efforts and community educational campaigns 

targeting low to moderate income and underserved populations including non-English speaking individuals, minorities, 

immigrants, persons with disabilities, and the elderly.
66

Annual Report on Fair Housing

Tucson Southwest Fair Housing Council PEI-LENDING $312,695

The Southwest Fair Housing Council will continue its “Don’t Borrow Trouble Program”. This project will conduct: intake and 

investigate allegations of lending discrimination and complaint support for enforcement of fair lending laws related to the 

prevention of mortgage default in foreclosure, mortgage modification and mortgage refinance; investigate possible violations 

and enforcement pursuant to other equal opportunity or fair lending statutes that accompany a suspected fair housing 

violation, including mortgage scam testing; help clients with loan workouts, refinancing, or modifications necessary as the 

result of violations; provide education and outreach to persons who may have encountered or are at risk of encountering 

lending discrimination or schemes related to the prevention of mortgage or foreclosure default.

Tucson Southwest Fair Housing Council PEI-MYFC $311,245

The Southwest Fair Housing Council will provide statewide full service fair housing enforcement. Activities will include testing, 

investigation, and resolution of fair housing complaints with an emphasis on fair housing enforcement in refugee communities 

through a partnership with the International Refugee Committee in Tucson. The organization will also provide fair housing 

services for active military personnel and veterans through collaboration with Davis Monthan Air Force Base that includes 

counseling to combat mortgage modification and foreclosure scams experienced by active service personnel and veterans. 

Further, the organization also will provide statewide fair housing education training to housing consumers, housing providers, 

government entities, nonprofits and others throughout the State.

Tucson Southwest Fair Housing Council EOI-LENDING $122,989

The Southwest Fair Housing Council will expand its fair lending activities in Metropolitan Phoenix. This project will include: fair 

housing and lending workshops, community meetings incorporating fair lending issues, individual counseling for homeowners 

at risk for discrimination as members of protected classes, and the provision of education for consumers about their fair 

housing and fair lending rights. SWFHC will work with public and private agencies and organizations throughout Metropolitan 

Phoenix and in coordination with communities conducting AFFH activities consistent with their AIs to Fair Housing. When 

appropriate, referrals for possible fair lending and fair housing complaints will be made to HUD, the State Attorney General’s 

Office of and the City of Phoenix Equal Opportunity Department.

CALIFORNIA 

Bakersfield Greater Bakersfield Legal Assistance, Inc. PEI-MYFC $312,846

Greater Bakersfield Legal Assistance, Inc. (GBLA) will continue providing fair housing investigation and enforcement activities 

throughout Kern County, California and to expand its current services by initiating a systemic testing program through its 

Fair Housing Law Project (FHLP). In addition, the FHLP will engage in extensive outreach, education, and training targeting 

protected populations, groups serving protected populations, households, landlords, State and local governments, and 

other partners. The long term outcome will include increasing community awareness of fair housing law, providing a wellpublicized easily-accessed intake and complaint system, reducing the incidences of housing discrimination, and identifying 

and reducing and/or eliminating systemic barriers to AFFH in Kern County.

Fresno Fair Housing Council of Central California PEI-MYFC $259,034

The Fair Housing Council of Central California will: increase enforcement action and referrals made on actionable complaints; 

discover and remedy discrimination in public and private real estate markets; detect and remedy subtle and sophisticated 

forms of housing discrimination; reduce the incidence of steering and other practices perpetuating segregation; and increase 

the number of complaints filed by new immigrants, the undocumented, and persons with disabilities.
67

Annual Report on Fair Housing

Los Angeles Southern California Housing Rights Center PEI-MYFC $324,980

The Southern California Housing Rights Center (HRC) will conduct systemic testing and other investigative methods in 

areas within Los Angeles County where complaint statistics and FHIP Systemic Testing statistics point to persistent housing 

discrimination based on race, familial status and disability. HRC will provide intake of allegations of housing discrimination 

from bona fide complainants in areas of Los Angeles County not currently served by a QFHO organization, and provide other 

investigative work to provide a just resolution for fair housing discrimination, including mediation and litigating fair housing 

cases.

Napa Greater Napa Fair Housing Center PEI-MYFC $309,000

The Greater Napa Fair Housing Center, dba Fair Housing Napa Valley (FHNV) will provide fair housing education enforcement 

services by implementing a broad- based fair housing intake, counseling, investigation, testing, mediation, referral, and 

education program to address historically segregated housing patterns and barriers to fair housing in Napa County, California. 

FHNV will collaborate with 15 faith-based grassroots agencies to market its fair housing services in English and Spanish.

Oakland Bay Area Legal Aid PEI-PB $325,000

Bay Area Legal Aid (Bay Legal) will address the fair housing needs of low- income residents in the protected classes with a 

focus on non-English speaking immigrants, the disabled and underserved populations in communities outside of the urban 

core. Bay Legal will develop an outreach plan, conduct complaint and audit based testing; conduct community fair housing 

education presentations; provide fair housing enforcement trainings for staff of local Bay Area government and communitybased organizations; conduct six regional trainings on fair housing law and litigation; conduct intake for complaints and 

investigate complaints of housing discrimination; conciliate complaints of housing discrimination; file affirmative complaints; 

and submit legal opinions regarding the performance of local entitlement jurisdictions in meeting their obligations to AFFH.

Oakland Housing and Economic Rights Advocates FHOI-LENDING $168,261

Housing and Economic Rights Advocates (HERA) will implement its Fair Lending and Foreclosure Prevention Project in 

Solano County. Activities will include: Fair Lending Legal Trainings for private/legal services attorneys; legal counseling to 

Solano County homeowners who are members of protected groups; in-depth legal assistance for homeowners victimized 

by fair lending abuses and mortgage rescue fraud; education and outreach to homeowners through targeted mailings and 

workshops; systemic investigation of scammers and pursuit of complaints or other enforcement actions, if necessary, against 

them. HERA has capacity to provide services in Tagalog, Visaya, Spanish, Portuguese, Russian, and French.

Rancho Cucamonga Inland Mediation Board PEI-PB $325,000

Inland Fair Housing and Mediation Board (IFHMB) will collaborate with the County of San Bernardino, its unincorporated 

cities and towns and 12 entitlement cities to AFFH by monitoring recommendations made in AI documents required by 

HUD, including developing activities and timelines with authorities and developing action plans in collaboration with 

government partners to measure progress toward removing impediments and developing viable future objectives. In 

addition, IFHMB will: conduct complaint-based testing and site tests, including all protected bases, with a focus on the 

disability community; develop and secure memorandums of understanding with disability community agency leaders to 

conduct fair housing clinics at their sites to educate, promote awareness, and address complaints about fair housing rights 

and IFHMB‟s services; and conduct accessibility site tests to determine whether design features outlined in the accessibility 

brochures previously distributed were followed.

Rancho Cucamonga Inland Mediation Board FHOI-LENDING $325,000

IFHMB will add one half-time attorney and two part-time investigators to conduct cases of mortgage, foreclosure rescue, and 

loan modification fraud investigations, with an emphasis on LEP victims. The positions will augment IFHMB’s new fair housing 

Legal Department. IFHMB will focus this work on systemic discriminatory practices and forward systemic cases to HUD for 

further investigation and enforcement. In addition, IFHMB will directly assist individual complaints of mortgage fraud, focusing 

on providing advocacy and assistance with remedy. The grant will also allow work toward more in-depth identification and 

investigation activities to expose predatory mortgage fraud predators, with a focus on those practices deemed pervasive or 

institutional.
68

Annual Report on Fair Housing

Rancho Cucamonga Inland Mediation Board EOI-AFFH $125,000

IFHMB will add an educator position to develop and administer a basic fair housing curriculum in English and Spanish for public 

service and housing industry federal funding recipients. IFHMB will work with the County of San Bernardino (incl. the Housing 

Authority), 19 cities, two Housing Authorities which receive CDBG and HOME funds, and the Upland Housing Authority to 

administer the fair housing curriculum. IFHMB will also work with Human Resource Departments of the organizations to 

distribute its “Equal Access” CD, which provides information on fair housing Federal and State protected classes. IFHMB will 

report on the success of the training results extracted directly from client feedback.

Riverside Fair Housing Council of Riverside County, Inc. PEI-MYFC $284,894

The Fair Housing Council of Riverside County, Inc. (FHCRC) will provide comprehensive educational and counseling services. 

Activities will include: tester training; referral of enforcement proposals to HUD or DFEH; mediation or conciliation on 

housing discrimination issues; referral of housing discrimination complaints to private attorneys; creating partnerships with 

local agencies; training for disabled and LEP individuals; outreach with local groups; meetings with developers; fair housing 

law and enforcement training/education; distribution of fair housing materials; Public Service Announcement distribution; 

fair housing assessments; fair housing counseling; and rental complaints/intakes.

Riverside Fair Housing Council of Riverside County, Inc. EOI-LENDING $125,000

FHCRC will address lending issues identified in both the City and County of Riverside’s AI to fair housing. FHCRC will educate 

individuals in protected classes on fair housing and lending laws as well as mortgage modification scams. The organization will 

build on existing relationships through its landlord/tenant contacts, housing authority residents, community partnerships and 

local community colleges, and reach participants through local businesses, community/senior centers, churches, advocacy 

groups, schools and service organizations through their existing programs.

San Francisco California Rural Legal Assistance, Inc. PEI-LENDING $325,000

California Rural Legal Assistance, Inc. (CRLA) will support its Lending Discrimination Project which will: perform outreach 

to underserved rural agricultural communities, migrant and seasonal farm workers, recent immigrants, indigenous groups, 

LEP, ethnic minorities, linguistically and culturally isolated populations, the disabled and homeless, and veterans; distribute 

educational material on predatory lending, mortgage rescue scams, homeowner rights and obligations, and post- foreclosure 

eviction rights. CRLA will also assist clients with loan workouts, refinancing, and modifications; litigate for clients in foreclosure, 

victims of predatory lending, foreclosure rescue scams; comment on proposed policy addressing the needs of low- income 

rural communities and communities of color; provide support for administrative or judicial enforcement of equal opportunity 

or fair lending laws; and increase tests of systemic discrimination.

San Francisco California Rural Legal Assistance, Inc. PEI-MYFC $325,000

CRLA, a private non-profit California corporation that provides legal services to farm workers, minority and low- income 

communities in rural California, will target vulnerable and underserved rural regions and populations and expand client 

services to combat systemic discrimination in rural California. Activities will include full service fair housing enforcement, 

including investigation of systemic cases; increased outreach and trainings; revision and implementation of internal CRLA 

fair housing complaint training, enforcement and tester training; facilitation of local and state government compliance with 

Consolidated Plans, Housing Elements, and AIs to Fair Housing; and promotion of capacity building and peer to peer sharing 

among staff, state-wide partners and other stakeholders.

San Rafael Fair Housing of Marin PEI-LENDING $277,452

Fair Housing of Marin (FHOM) will build on its expertise developed through past testing audits. Latinos, people of color, and 

expectant mothers (disability/familial status) will be served through a lending audit that will identify systemic discrimination. 

As part of this project, FHOM will recruit and train new fair lending testers. People of all protected classes will be served 

through newspaper ads, radio campaigns and interviews, and distribution of fair housing literature. FHOM will partner with 

lending discrimination experts Calvin Bradford, the National Fair Housing Alliance, and Housing & Economic Rights Advocates. 

FHOM will invite other fair housing agencies to attend lending tester training, publicize the results of the systemic audit 

testing, and present them to local fair housing organizations.
69

Annual Report on Fair Housing

San Rafael Fair Housing of Marin PEI-PB $324,997

FHOM will focus on the enforcement of the rights of all federally protected classes, with special focus on the rights of persons 

with disabilities, families with children, and Latinos. Disabled populations will be served through reasonable accommodation 

request letters in and reasonable accommodation conferences in Marin/Sonoma counties and Solano County. Latino 

populations will be served through Latino Voice ID audits, complaint solicitation through bilingual newspaper advertisements, 

and the distribution of bilingual fair housing literature. Families with children will be served through a familial status audit in 

Marin and Sonoma counties. All three counties will be served through newspaper ads, distribution of fair housing literature, 

presentations, intake, investigation, mediation, predatory lending and foreclosure prevention counseling and annual fair 

housing law and practice seminars

San Rafael Orange County Fair Housing Council, Inc. PEI-MYFC $198,833

Orange County Fair Housing Council, Inc. will expand its existing broad-based, full-service, complaint-driven, private 

enforcement program to focus on Fair Housing Act violations having particular impact on minority, immigrant or disabled 

individuals seeking housing, while continuing our long-standing enforcement efforts. An emphasis in the activities will include 

identifying and taking action against steering or discouragement by real estate agents and brokers, leasing agents, and possibly 

home builders, resulting in denial of housing opportunities to persons in minority groups, immigrant communities or persons 

with disabilities. With regard to immigrants, particular attention will be given to those with LEP.

CONNECTICUT

Hartford Connecticut Fair Housing Center, Inc. PEI-MYFC $325,000

The Connecticut Fair Housing Center will provide the full range of core fair housing services including intake, investigation, 

testing, and litigation of fair housing cases and systemic testing and investigations. The organization will serve individuals of 

all protected classes with an emphasis on race or ethnicity in the rental, home sales and lending markets; individuals with 

disabilities seeking housing and requesting reasonable modifications and accommodations for people with disabilities; and 

the lesbian, gay, bisexual and transgendered community to determine if there is evidence of sex discrimination in the housing 

market.

Hartford Connecticut Fair Housing Center, Inc. EOI-AFFH $125,000

The Connecticut Fair Housing Center will provide training on how to AFFH. Activities will include: making data on the 

impediments to fair housing electronically accessible; developing an AFFH training curriculum for affordable housing federal 

grantees, planners and developers, and community members; printing copies of the curriculum for distribution both within 

Connecticut and nationally; holding trainings for housing stakeholders with the goal of training 400 people; and developing 

and distributing a Fair Zoning School curriculum

Hartford Connecticut Fair Housing Center, Inc. EOI-G $125,000

The Connecticut Fair Housing Center (Center) will educate community leaders on the center’s work and fair housing laws; 

providing fair housing training to communities of color; placing articles in newspapers and publications written in a language 

other than English about fair housing, the work of the Center, and how to file a housing discrimination complaint; developing 

and conducting focus groups for people in struggling communities to determine mobility impediments and what would assist 

them in making an opportunity move; creating a report based on focus group results with suggested ways to address the 

obstacles and presenting it to mobility counselors and others assisting people in moving; publishing and disseminating a 

manual on inclusionary zoning best practices.
70

Annual Report on Fair Housing

DELAWARE

Wilmington Community Legal Aid Society, Inc. PEI-MYFC $307,500

Community Legal Aid Society, Inc. (CLASI) will reduce the instances of housing discrimination against members of the 

protected classes in the State of Delaware through increased enforcement efforts. CLASI will continue activities conducted 

under previous PEI grants, with greater emphasis on the investigation of systemic fair housing violations through expanded 

testing programs, conducted with the assistance of the University of Delaware’s Center for Community Research and Services 

(CCRS). CLASI will also collaborate with other housing advocates in the state to implement recommendations in the recently 

released AI to Fair Housing Choice in Delaware. Further, CLASI will conduct fair housing tests under this project

DISTRICT OF COLUMBIA

Washington Equal Rights Center PEI-PB $325,000

The Equal Rights Center (ERC) will benefit individuals protected by all federally protected classes, locally protected classes 

in the District of Columbia and locally protected classes of surrounding areas, with a particular emphasis on disability and 

national origin. The ERC will: maintain a comprehensive enforcement log to accept complaints based on federally and 

locally protected classes; conduct intakes and investigate, through testing and other methods, new complaints of housing 

discrimination alleging violation of federal fair housing laws; refer meritorious complaints to HUD or the District of Columbia 

Office of Human Rights or assist complainants through the HUD/FHAP administrative process; and develop educational and 

counseling opportunities in the community through an integrated outreach approach

Washington Housing Counseling Services EOI-G $125,000

Housing Counseling Services, Inc. (HCS) will conduct fair housing outreach and education activities targeted to low- and 

moderate- income households and underserved populations, including the LEP community, minorities, and the disabled; 

encourage housing industry professionals, landlords, housing providers, community-based service providers, and community 

and faith-based leaders to play a more active role in promoting equal housing opportunity; curtail housing discrimination; 

and increase the number of complaints filed with fair housing enforcement agencies throughout the DC Metropolitan area. 

Under this grant, HCS’ primary goal is to provide public events to educate consumers on fair housing, financial literacy, credit 

management, and avoiding high-cost loans and abusive lending practices that violate the Fair Housing Act (FHA).

Washington Housing Counseling Services EOI-LENDING $125,000

HCS will conduct outreach, education, and counseling to identify and report lending discrimination, mortgage rescue scams, 

mortgage loan, and mortgage servicing fraud and abuse and identify and analyze patterns of discrimination related to the 

lending process. HCSs activities target low- and moderate-income and underserved home buyers and homeowners, including 

the immigrant, disabled, and LEP communities; encourage housing industry professionals, housing providers, communitybased service providers, and community based leaders to play a more active role in promoting equal housing opportunity; 

curtail housing discrimination, avoiding mortgage rescue scams, and increase the number of complaints filed with fair housing 

enforcement agencies throughout the DC Metropolitan area.

Washington Lawyers’ Committee for Civil Rights Under Law FHOI-LENDING $324,323

The Lawyers‟ Committee for Civil Rights Under Law will continue the efforts of the National Loan Modification Scam Prevention 

Network. The Loan Modification Scam Prevention Network will: collect reports of mortgage rescue scams from victims and 

input them into the database; continue ongoing litigation against scammers and bring additional lawsuits; seek successful 

resolution of lawsuits against scammers for plaintiffs; add new non-governmental organizations and new governmental 

regulatory and enforcement agencies as partners in the Loan Modification Scam Prevention Network; and attract visitors to 

the www.preventloanscams.org website.
71

Annual Report on Fair Housing

Washington National Community Reinvestment Coalition FHOI-ENOC $1,249,885

The National Community Reinvestment Coalition will work with local community fair housing/fair lending advocates to plan, 

setup, and develop South Carolina’s only statewide, full-service enforcement fair housing center. The proposed South Carolina 

Fair Housing Center (SCFHC) will investigate fair housing and lending discrimination in rental, sales, and other housing related 

transactions based on color, disability, familial status, national origin, race, religion, and gender; provide education and 

outreach and assist bona fide complainants by filing complaints with HUD; and work to remove barriers to fair housing choice 

by monitoring local and state AI.

Washington National Fair Housing Alliance EOI-NMC $1,499,912

The National Fair Housing Alliance (NFHA) will conduct a centralized, coordinated, interactive media-based campaign to 

promote fair housing. Discrimination has become more subtle over the years and the need to educate the public about 

recognizing discrimination and knowing their fair housing rights is vital, and many victims believed that filing some type of 

complaint would not have been worth it or would not have helped. The campaign will have several components designed to 

address these and other issues. Media products, including products developed for the hearing impaired and deaf community, 

will be distributed throughout the U.S. to a broad audience of consumers and to national and local community based and fair 

housing organizations, as well as almost 1200 CDBG entitlement communities.

Washington National Fair Housing Alliance PEI-LENDING $324,999

The NFHA will conduct lending testing in a metropolitan area and real estate owned (REO) property investigations in four states. 

The project’s testing and investigation activities will provide a strategic, systemic approach to challenging illegal activities 

surrounding foreclosure issues in African American and Latino neighborhoods by investigating and examining differences in 

treatment and services between Whites and African Americans, Latinos, families with children, people with LEP, and single 

female headed households. NFHA will produce a report documenting disparities and provide best practices and policies that 

will reduce and eliminate discriminatory behaviors and distribute it through NFHA‟s website and to CDBG recipients, housing 

counseling agencies, and fair housing advocates.

Washington National Fair Housing Alliance PEI-MYFC $325,000

The NFHA will conduct rental, sales, lending and design and construction investigations. NFHA will conduct these tests in 

multiple CDBG jurisdictions across the country, targeting cities where no private, non-profit, full service fair housing centers 

currently operate. These systemic investigations will provide Community Development Block Grant (CDBG) recipients with 

more knowledge about how discrimination occurs in their localities so they can design better remedies in their Consolidated 

Plans for eliminating barriers to fair housing. NFHA will develop systemic investigation based on initial testing evidence and 

bring administrative or legal enforcement actions.

FLORIDA

Daytona Beach Community Legal Services of Mid-Florida, Inc. PEI-MYFC $325,000

Community Legal Services of Mid-Florida, Inc. (CLSMF) will perform extensive fair housing outreach/education, throughout 

Central Florida in order to identify victims of housing discrimination. CLSMF will provide educational materials about Fair 

Housing in English, Spanish, Vietnamese, and Creole, while the CLSMF staff will conduct fair housing/fair lending educational 

workshops in English and Spanish to educate service area residents on discriminatory housing practices. These projects will 

be conducted with extensive testing on these areas so that CLSMF can better serve the discriminated according to the Fair 

Housing laws.
72

Annual Report on Fair Housing

Daytona Beach Community Legal Services of Mid-Florida, Inc. PEI-LENDING $325,000

CLSMF will conduct a Fair Lending Project in Central Florida. Activities will include: investigate client alleged fair lending 

violations and help resolve complaints; design materials for seniors and the disabled; compare mortgage lenders‟ maintenance 

and marketing of REO properties in minority and non- minority areas, and use complaint-based and systemic tests to uncover 

mortgage rescue scams and discrimination in lending; train local government employees and housing providers on AFFH; 

train non-profits on housing and lending discrimination; and enforce fair housing and lending laws through complaints with 

HUD and other appropriate agencies, as well as pursuing individual cases. Outreach will be conducted in English, Spanish, 

Vietnamese, Haitian Creole, and other languages as needed.

Daytona Beach Mid-Florida Housing Partnership, Inc. EOI-LENDING $125,000

Mid-Florida Housing Partnership, Inc. (MFHP) will provide lending outreach/education, with an emphasis on serving special 

needs groups such as persons with disabilities and their support coordinators, minorities, and persons with LEP. Activities 

will include: Fair Housing Education to the general public, lending workshop community meetings, and Financial Literacy 

Workshops on how to avoid predatory lenders and recognize and report predatory and abusive lending practices as well as 

money and credit management that will be conducted in partnership with local banks. MFHP will also conduct foreclosure 

prevention workshops that will be extended to homeowners at risk of foreclosure or default to help them retain their homes, 

along with individual counseling sessions for homeowners at risk for discrimination.

Jacksonville Jacksonville Area Legal Aid, Inc. PEI-MYFC $324,902

Jacksonville Area Legal Aid, Inc. (JALA) will conduct intake, testing, investigations, and enforcement of fair housing discrimination 

complaints, mediation, or voluntary resolution of housing discrimination after a complaint has been filed, and litigation 

where necessary. Specifically, JALA will expand services and activities to systemic housing investigations based on current 

investigations, and investigate discrimination against the LGBT community by collecting data and analysis to determine if a 

basis for discrimination exists. Systemic investigations may include investigation of discrimination in rental, sales, and lending 

and include HUD funded entity, institutional organizations, jurisdictional agencies, and public and private housing providers.

Jacksonville Jacksonville Area Legal Aid, Inc. PEI-LENDING $324,966

JALA will prioritize and target a large segment of an entire community by attacking mortgage abuses that are a direct product 

of the systemic discrimination directed at Jacksonville’s African American and disabled communities. JALA will provide direct 

legal assistance to uncover fraudulent mortgage practices. JALA will seek relief options that may include mortgage term 

modifications and other foreclosure prevention loan servicing required by fair housing laws, federal regulations, and loan 

servicing guidelines. The type of legal representation to be provided includes performing case analysis, conducting legal 

research, drafting legal documents.

Lantana Fair Housing Center of the Greater Palm Beaches, Inc. PEI-MYFC $321,723

The Fair Housing Center of the Greater Palm Beaches, Inc. (FHC) will address housing discrimination covered by the FHA and 

provide comprehensive services to persons with LEP. Activities will include: complaint intake and legal support to victims 

of illegal housing practices; housing discrimination testing; testing programs for lending institutions, real estate, and rental 

management professionals; fair housing education and outreach to the private housing industry, public housing authorities, 

and CDCs; legal community seminars; education sessions for the general public, protected classes, new immigrants, 

traditionally underserved, and disadvantaged groups on first time home buying; predatory lending education for CBOs, civic 

and faith-based groups, and condo/homeowner associations; media monitoring for compliance to fair housing advertising 

guidelines; and mass media campaigns to heighten public awareness.
73

Annual Report on Fair Housing

Melbourne Fair-Housing Continuum, Inc. PEI-MYFC $320,667

The Fair Housing Continuum, Inc. (Continuum) will provide the full range of fair housing enforcement activities to all persons 

protected under the FHA in its newly expanded service area, which includes Orlando. The emphasis will be underserved 

communities of homeless persons, issues of non-English speaking immigrant populations, and persons with disabilities. The 

Continuum will: recruit and train testers and conduct tests; conduct training events and accessibility workshops and assist 

persons with reasonable accommodations; and conduct intake of fair housing complaints and refer complaints to HUD.

Miami Housing Opportunities Project for Excellence, Inc. PEI-LENDING $325,000

Housing Opportunities Project for Excellence, Inc. (HOPE) will develop a Fair Lending Investigation Unit to address foreclosures 

and discrimination in finance systems because of race and national origin. Investigative activities will be conducted in order 

to identify fair lending violations and mortgage rescue scams. Paired lending tests will document and measure whether 

mortgage credit is available without regard to the racial composition of the neighborhood or race/ethnicity of the applicant(s). 

Lenders/servicers and asset managers will be targeted to document any patterns of discrimination and enforcement actions 

will be initiated if they maintain REO homes differently based on the racial composition of the neighborhoods. The project 

will include consumer education in English, Spanish, and Creole regarding fair lending and avoiding mortgage fraud and 

foreclosure scams.

Miami Housing Opportunities Project for Excellence, Inc. EOI-AFFH $125,000

HOPE will develop and implement an AFFH training curriculum designed to provide training to CDBG, NSP, HOME, and 

other community development members throughout Florida. The training will address strategies that are consistent with 

the implementation of HUD’s programs, pertinent laws and implementing regulations which mandate non- discrimination 

and accessibility in federally funded housing and non- housing programs for persons with disabilities, best practices, and 

resources to enhance the participants‟ compliance efforts. The proposed project also will result in the development of a fair 

housing and civil rights compliance training program that can be utilized by recipients of federal funds for housing related 

programs nationwide.

Miami Housing Opportunities Project for Excellence, Inc. PEI-PB $325,000

HOPE will provide culturally competent and accessible fair housing services to all members of protected classes in MiamiDade and Broward Counties. Project activities will include interviewing potential victims of discrimination; taking complaints; 

testing; evaluating testing results; conducting preliminary investigations; facilitating mediation where appropriate; and 

enforcing meritorious claims of housing discrimination through litigation or referral to HUD or substantially equivalent 

administrative enforcement agencies. HOPE will also conduct an education and outreach program to the populations identified 

in this proposal and the public regarding their rights under the fair housing laws and outreach and education to the housing 

industry concerning its responsibilities and obligations. Outreach activities will be conducted in Spanish and Haitian Creole.

Tampa Bay Area Legal Services, Inc. PEI-MYFC $292,920

Bay Area Legal Services, Inc. will serve populations in high needs areas identified in the County’s Five Year Consolidated Plan 

and AI to Fair Housing Choices. Activities will include: provide educational activities to residents who lack knowledge of fair 

housing rights, and to housing providers about fair housing obligations; eliminate discriminatory practices in rental, sales, and 

lending against protected classes; preserve affordable, decent housing and create more inclusive communities especially for 

populations at increased risk of discriminatory housing practices; and obtain reasonable accommodations and accessibility 

for disabled persons. The project will AFFH rights through investigation and/or enforcement and hold educational events to 

ensure diverse, inclusive and sustainable communities, stronger households, and reduced homelessness.
74

Annual Report on Fair Housing

West Palm Beach Legal Aid Society of Palm Beach County, Inc. PEI-LENDING $325,000

The Legal Aid Society of Palm Beach County, Inc. (LASPBC) will address local discriminatory housing practices by: systematically 

investigating complaints and litigating as warranted; conducting outreach activities targeting immigrant populations, persons 

with disabilities, veterans, and the elderly; recruiting and training new testers; conducting tests of lending institutions and 

mortgage-related services; and referring complaints to HUD or the local FHAP agency. The Legal Aid Society will concentrate 

on resolving complaints through mediation or other voluntary resolution processes rather than through litigation whenever 

possible, practical, and in the best interest of the client.

West Palm Beach Legal Aid Society of Palm Beach County, Inc. PEI-MYFC $313,246

LASPBC will address local discriminatory housing practices by increasing compliance with the Federal Fair Housing Act and 

with equivalent State and local fair housing laws. Enforcement and other activities will include: investigating and litigating 

fair housing complaints; recruiting and training new testers and conducting tests of the local housing market; conducting 

education and outreach activities; producing a quarterly newsletters for distribution to case workers and housing advocates; 

and referring complaints to HUD. The project will concentrate on resolving fair housing complaints through mediation or 

other voluntary resolution processes rather than through litigation whenever possible, practical, and in the best interest of 

the client.

West Palm Beach Legal Aid Society of Palm Beach County, Inc. EOI-G $125,000

LASPBC will explain to the general public and local housing providers what “equal opportunity in housing” means and what 

housing providers need to do to comply with the FHA. Activities will include: workshops to social service caseworkers and 

housing industry professionals on fair housing discrimination topics; production and dissemination of fair housing technical 

information materials (in English, Spanish, and Haitian Creole) to educate the general public about accessibility and their 

rights to fair housing; fair housing education and outreach events for the general public; newsletters for distribution to case 

workers and housing professionals; new fair housing outreach materials; and a new rural initiative. The project will also refer 

complaints to HUD or a local FHAP agency.

West Palm Beach Legal Aid Society of Palm Beach County, Inc. EOI-LENDING $125,000

LASPBC will educate the general public, local housing and real estate professionals, and lenders on housing discrimination, 

predatory lending, and discriminatory foreclosure practices. Activities will include: education and outreach events targeting 

audiences most likely to become victims of predatory and discriminatory lending practices; presentations targeted primarily 

for individuals protected under fair housing and fair lending laws; distribution of brochures, flyers, and informational booklets 

in English, Spanish, and Haitian Creole and newsletters for case workers and housing advocates; development of fair lending 

best practices; and a resource guide for federal foreclosure prevention programs. The project will also refer complaints to 

HUD or a local FHAP agency.

GEORGIA

East Point Metro Fair Housing Services, Inc. PEI-MYFC $325,000

Metro Fair Housing Services, Inc. (Metro) will continue its core fair housing activities in the greater Atlanta MSA and open a 

satellite office in the northern region of Gwinnett County to provide greater access to Georgia residents in bordering areas 

with large Latino communities. Activities will include a full-scale fair housing program that includes education and outreach, 

complaint intake, and systemic testing; the filing bona fide fair housing complaints with HUD; and collaborations with faithbased and community organizations.
75

Annual Report on Fair Housing

Savannah Savannah-Chatham County Fair Housing Council, Inc. FHOI-CD $177,375

The Savannah-Chatham County Fair Housing Council will target services to Savannah including Chatham County and the 

surrounding counties of Bryan and Effingham Counties. The project goal is to eliminate housing discrimination through 

conducting complaint-based and systemic testing, targeting underserved areas and populations. Anticipated outcomes 

include: housing discrimination complaints investigated and resolved by professionally trained, competent staff; Savannah, 

Georgia and surrounding Effingham and Bryan Counties realizing continued progress toward Savannah’s and Georgia’s Fair 

Housing Plans, and a reduction in discriminatory housing practices as successful enforcement is publicized.

HAWAII

Honolulu Legal Aid Society of Hawaii PEI-MYFC $325,000

The Legal Aid Society of Hawaii’s Fair Housing Enforcement Program will conduct a full service enforcement program for 

fair housing. Specific areas of concentration include increasing systemic testing in sex and gender discrimination; increasing 

systemic testing for accessibility and structural violations; and expanding testing statewide with a focus on recruitment and 

training for testers on islands other than Oahu. Education and outreach activities will include participating in statewide 

education and outreach for Fair Housing Month, providing fair housing law education and outreach to individuals, including 

persons with disabilities, and to agencies servicing persons with disabilities, and distributing outreach brochures in English 

and other languages.

IDAHO

Boise Intermountain Fair Housing Council, Inc. PEI-MYFC $324,630

The Intermountain Fair Housing Council (IFHC), will provide a statewide full- service fair housing enforcement program 

designed to address systemic housing issues across agencies and industries; focused on low- income rural, recent immigrants, 

persons with disabilities, and single female heads-of- households with children; and provide a full-spectrum of fair housing 

services to all FHA protected persons. Fair housing investigation and enforcement activities will include systemic investigations 

and site design and construction assessments. Education activities will include education to housing providers and refugee/

immigrant households; radio and cable TV fair housing programs in Spanish; events with community organizations or 

faith based organizations; outreach to rural home-seekers, immigrants w/LEP, persons w/disabilities and female heads-ofhouseholds with children.

ILLINOIS 

Chicago Access Living of Metropolitan PEI-PB $325,000

Access Living of Metropolitan Chicago will employ three interrelated components. Through litigation of HUD complaints and 

lawsuits, negotiation/mediation, and testing, Access Living will make housing units available and/or accessible to people who 

are disabled. Through public policy partnerships and advocacy, Access Living will continue current collaborations and forge 

new partnerships to build the capacity of partners, share knowledge/expertise, and AFFH on the local, state and national 

level. Through education and training efforts, the organization will empower consumers to solve fair housing disputes on 

their own, instruct housing providers on how to comply with fair housing laws, and teach architects and developers about 

new construction requirements. The project will also update and distribute its Fair Housing Handbook (in Spanish, Polish, 

and Chinese), and other materials for consumers, attorneys and advocates that are also available in alternative formats for 

individuals who are blind or vision- impaired.
76

Annual Report on Fair Housing

Chicago Chicago Lawyers’ Committee for Civil Rights Under Law, Inc. PEI-PB $325,000

The Chicago Lawyers Committee for Civil Rights Under Law (Committee) will conduct workshops in Spanish and English, 

several of which will be in collaboration with the Illinois Department of Human Rights and a FHAP to educate tenants, 

homeowners, and landlords about fair housing law. Discrimination complaints will be received or referred to the Committee. 

The organizational and project mission is specially focused on AFFH, capacity building and knowledge sharing. The Committee 

will recruit testers, and conduct tests, complaint-based or systemic, for housing rental or sales and mortgage lending. The 

project will refer cases to pro bono lawyers from Chicago law firms.

Chicago John Marshall Law School PEI-MYFC $279,951

The John Marshall Law School will continue to fund the Fair Housing Legal Clinic, abroad-based, full-service project assisting 

persons who have been discriminated against in housing with legal representation. The Clinic will hire an office manager 

addressing HUD’s Policy Priority of Job Creation and educate approximately 116 law students and 3 attorney fellows; conduct 

matched tests to determine if discrimination has occurred, and conduct investigations and analyze all documentation to 

uncover patterns of discrimination that would present the need for systemic discrimination; conduct education and outreach 

activities to educate the community about the fair housing laws and to inform persons of their rights under the law; and 

develop new partnerships.

Chicago John Marshall Law School EOI-HC $99,787

The John Marshall Law School will use it grant to continue its Fair Housing Internship program with 12 interns and continue 

developing and implementing curricula for undergraduate students in fair housing law and investigations. Student will earn 

academic credit and receive a certificate from The John Marshall Law School upon successful completion of the program. 

In addition, the Legal Support Center and Clinic (the Center) will hold a career event for students to explore job and career 

opportunities, and the Center will host an event for area colleges and universities to review the progress of AFFH through the 

integration of fair housing course(s) and curriculum expanded to include undergraduate program of study.

Chicago John Marshall Law School EOI-LENDING $97,133

The John Marshall Law School will provide education and outreach activities that will include: Legal Support Center and 

Clinic (The Center) review of documents, assistance to victims of housing and fair lending discrimination, and, if warranted, 

referral of individuals to HUD, the Illinois Department of Human Rights, or The Fair Housing Legal Clinic; fair housing intern 

presentations to community groups or organizations about unfair and discriminatory home lending practices, fair lending/

home preservation programs to improve the skills and knowledge of service providers that assist the general public on fair 

lending law and issues, and reverse mortgage presentations to senior homeowners; and education for attorneys and housing 

or mortgage service providers of the statutes governing fair lending and the legal remedies as well as options for victims of 

lending discrimination.

Homewood South Suburban Housing Center PEI-LENDING $303,000

South Suburban Housing Center (SSHC) will address effects of the mortgage foreclosure crisis by: implementing fair housing 

enforcement, counseling, and advocacy assistance for mortgage distressed victims of prior discriminatory practices; education 

and outreach awareness to prevent predatory lending, mortgage fraud, and mortgage rescue scams; and partnerships with 

local organizations, governments, and HUD FHAPs to build capacities to overcome these mortgage lending problems through 

regional efforts to AFFH. SSHC will partner with the South Suburban Mayors and Managers Association, Diversity, Inc., the 

Illinois Attorney General’s Office, and the Lawyers Committee for Better Housing to provide specialized fair housing assistance 

to families in racially segregated communities.
77

Annual Report on Fair Housing

Homewood South Suburban Housing Center PEI-MYFC $324,775

South Suburban Housing Center (SSHC) will continue on-going comprehensive fair housing and fair lending enforcement, 

counseling and advocacy assistance for distressed victims of prior discriminatory practices, bolster education and outreach 

to heighten awareness with vulnerable protected groups, and build capacities with local governments and FHAPs to provide 

training and cooperative efforts to implement regional activities to AFFH.

Wheaton HOPE Fair Housing Center PEI-MYFC $324,020

HOPE Fair Housing Center (HOPE) will conduct rental, accessibility, and lending investigations, and request and review 

Public Housing Authority AFFH plans. HOPE will expand its systemic investigations, including those for accessible housing, 

discrimination in availability or terms and conditions against disabled persons in rental housing, and investigation into bank 

owned, foreclosed homes in select comparable neighborhoods, and begin conducting systemic investigations of real estate 

sales practices in Northern Illinois.

Wheaton HOPE Fair Housing Center EOI-G $124,834

HOPE Fair Housing Center will create a fair housing presentation that highlights the elimination of discrimination and the 

promotion of integrated living patterns and informs youth about current Fair Housing Act protections for young people. The 

purpose will be to instruct, nurture, inspire, and give young people and new immigrants useful fair housing information and 

resources. HOPE will develop an accompanying curriculum appropriate for ESL classes and a before and after survey tool to 

assess audience knowledge and attitude towards fair housing. HOPE will conduct in-person presentations at selected high 

schools and ESL classes in the service area, review and analyze the fair housing surveys, and create a report summarizing all 

survey information.

Winnetka Interfaith Housing Center of the Northern Suburbs PEI-PB $235,687

Interfaith Housing Center of the Northern Suburbs (Interfaith) will conduct fair housing investigative and auditing activities in 

16 northern Cook and southern Lake County suburbs north of Chicago. Activities will include outreach to all protected classes; 

investigation of fair housing complaints; referral of enforcement proposals to HUD; matched pair audit-based rental or sales 

testing; audits, investigations and litigation where appropriate on fair housing tests in the sales and rental housing markets; 

audits of sales and rental testing based on online or print advertisements; delivery of fair housing rights and responsibilities and 

fair lending and mortgage rescue scam training and education; focus groups to determine ‘outsider’ views of municipalities on 

Chicago’s North Shore; demographic research of North Shore retirement communities; meetings with municipal and county 

leaders to disseminate results of testing, market research, and focus groups to AFFH, assist with eliminating discriminatory 

barriers to housing and support best practices to ensure racially diverse, accessible communities.

KENTUCKY

Lexington Lexington Fair Housing Council, Inc. PEI-MYFC $296,996

Lexington Fair Housing Council, Inc. (LFHC) will conduct the following tasks: an expanded program of testing; a hotline and 

training for housing providers; a program to provide immediate advice to those under pressure to take out predatory loans; 

education and monitoring for local home ownership programs; multi lingual outreach and workshops to the community; 

promotion of language access by housing providers; a partnership with Kentucky State University to educate students about 

fair housing laws; and intake, litigation, and mediation of fair housing complaints.
78

Annual Report on Fair Housing

LOUISIANA

New Orleans Greater New Orleans Fair Housing Action Center PEI-LENDING $325,000

The Greater New Orleans Fair Housing Action Center (FHAC) will expand its fair lending related services to the greater 

New Orleans area. FHAC proposes to: conduct intake of complaints and case management for potential victims of lending 

discrimination and refer complaints for enforcement when appropriate; recruit and train new testers and conduct systemic or 

complaint driven tests of lenders engaging in discriminatory practices; assist clients with foreclosure prevention counseling to 

pursue loan workouts, refinancing, or modifications as necessary; conduct a forensic review of three years of Homeownership 

Protection Project housing counseling case files and provide enforcement action where warranted; produce a white paper 

about predatory lending and lending discrimination in Louisiana.

New Orleans Greater New Orleans Fair Housing Action Center PEI-MYFC $325,000

The Greater New Orleans FHAC will provide services to individuals and families in the New Orleans MSA. As the only Qualified 

Fair Housing Organization in the state, FHAC will also continue to provide technical assistance to persons who believe that 

they have been victims of housing discrimination and investigate complaints of housing discrimination throughout Louisiana.

New Orleans Greater New Orleans Fair Housing Action Center EOI-LENDING $125,000

The Greater New Orleans FHAC will expand fair lending related education and outreach services in Louisiana. Activities will 

include: developing curricula, materials, and a marketing plan for three lending related courses under FHAC’s Fair Housing 

University educational initiative, offering each class free to the public at least twice, and including the new courses in Spanish on 

its website; developing a fair housing policy platform incorporating fair lending available on FHAC’s website; conducting webbased education/advocacy campaigns; meeting with lenders about FHAC’s fair lending policy goals; presenting state lawmakers 

and lenders a fair lending policy briefing with new materials; and developing a lending discrimination and predatory loans 

booklet in Spanish and distributing it to legislators to make available to constituents.

MAINE

Portland Pine Tree Legal Assistance PEI-PB $325,000

Pine Tree Legal Assistance will enforce federal and state laws prohibiting discrimination on behalf of tenants as well as lowincome homeowners in mobile home parks, an important source of homeownership for low-income Mainers. Testing will be 

used to identify systemic discrimination against all protected categories, with a special emphasis on discrimination against 

underserved populations, including individuals in rural areas, individuals with disabilities and those who are immigrants or LEP. 

The organization will conduct education and outreach efforts to strengthen awareness of fair housing laws and protections 

among protected classes, and strengthen capacity among government and nonprofit partners to enforce and extend fair 

housing protections for all vulnerable individuals around Maine.

MARYLAND

Baltimore Baltimore Neighborhoods, Inc. PEI-MYFC $324,411

Baltimore Neighborhoods, Inc. (BNI) will continue its ongoing activities of monitored testing, investigating fair housing 

complaints, mediating disputes between complainants and landlords, litigating fair housing cases, and disseminating 

information about fair housing laws. BNI will be able to expand its fair housing activities to other jurisdictions throughout the 

state, focusing on the Eastern Shore, and Prince George’s, Carroll, and Anne Arundel counties, which will enable it to create 

systemic investigations of housing discrimination.
79

Annual Report on Fair Housing

Baltimore University of Maryland, Baltimore EOI-HC $100,000

The University of Maryland Carey Law School, together with its consulting partners National Community Reinvestment 

Coalition (NCRC) and Civil Justice will create a three-part curriculum in fair housing law for upper-year law students, and 

deliver that curriculum; establish paid internships for eight high-performing students who have completed the Fair Housing in 

Law, Theory, and Practice course and award them Fair Housing Fellowships; and engage the fellows with the wider professional 

Fair Housing community in a capacity-building conference hosted at the Law School. The conference will be broadly- inclusive, 

will provide functional tracks (education and outreach, training, research trends, policy), and offer legal-systems perspective, 

and the partners will collect data of protected-class participation.

MASSACHUSETTS

Boston Fair Housing Center of Greater Boston PEI-MYFC $325,000

Fair Housing Center of Greater Boston (FHCGB) will serve the populations of the Essex, Middlesex, Norfolk, Suffolk, and 

Plymouth counties, and the project will serve members of all protected classes under the FHA and substantially equivalent state 

law, including the following targeted underserved populations: people of color, people with disabilities, homeless individuals 

and families, immigrants with LEP, and low- and moderate- income home seekers. FHCGB will provide sixty education and 

training sessions to housing seekers and housing providers in twelve different languages and provide nine AFFH trainings 

to non-profit organizations, cities, towns and/or municipalities.

Boston Fair Housing Center of Greater Boston EOI-G $124,999

Fair Housing Center of Greater Boston will educate the general public, municipalities, landlords, property managers, real 

estate brokers, community development corporations, and advocacy organizations via fair housing trainings with a particular 

emphasis on discrimination affecting the lesbian, gay, bisexual and transgender community to determine whether there is 

evidence of sex discrimination, discrimination based on source of income which may indicate unlawful discrimination based 

on race, national origin, or other protected class, fair lending, and AI to Fair Housing Choice. The organization will also conduct 

a fair housing conference.

Boston Fair Housing Center of Greater Boston EOI-HC $99,999

Fair Housing Center of Greater Boston will work with faculty to develop two academic modules that will integrate a fair 

housing curriculum within a public policy course offered at Tufts University (Tufts/UEP) and an urban design seminar offered 

through the Gateways Program at the Boston Architectural College. Other activities will include recruiting four interns to 

participate in a 14-week, paid internship during the fall and spring semesters. Tufts/UEP interns will research discriminatory 

lending patterns in Somerville and Medford with a particular emphasis on predatory lending, rescue mortgage scams and 

foreclosures, and Boston Architectural College interns will create a disability access tool-kit for developers, architects and 

contractors. FHCGB staff will participate in seminars, colloquia and campus events at both schools.

Holyoke Housing Discrimination Project PEI-PB $325,000

The Housing Discrimination Project (HDP) will AFFH by conducting systemic linguistic profiling testing; conducting an analysis 

of zoning ordinances to identify policies or practices that contribute to residential segregation; developing a training module 

and conducting education and outreach in medical clinics, where health concerns intersect with fair housing solutions; and 

partnering with two local housing authorities to help eliminate the discriminatory barriers Section 8 voucher holders face 

when attempting to move from a high-poverty community into a low-poverty community. HDP will also conduct education 

and outreach activities to build the capacity of the private bar to litigate complaints of housing discrimination and to educate 

the housing industry about their obligations under the Federal Fair Housing laws. HDP‟s project will focus media, enforcement 

and community education campaigns toward traditionally underserved populations, including LEP communities.
80

Annual Report on Fair Housing

Worcester Community Legal Aid, Inc. PEI-LENDING $183,500

Community Legal Aid, Inc. (CLA) will conduct investigation and enforcement activities that will include: analysis of 

where protected classes live in relationship to concentrated foreclosure activity; work with partners on education for atrisk homeowners on fair lending, discriminatory lending, foreclosure prevention, mortgage rescue schemes, and fair 

housing law rights; create, translate, and distribute brochures, and engage in outreach, including newspaper articles and 

advertisements and appearances on local cable TV; help homeowners seeking loan modifications and help with mortgage 

rescue scam issues; file complaints, assist persons with disabilities, and help homeowners threatened with, or going through 

foreclosure from unfair lending practices and other violations of state and federal law; participate in a working group and two 

taskforces where information will be disseminated about foreclosure prevention.

MICHIGAN

Ann Arbor Fair Housing Center of Southeastern Michigan PEI-MYFC $275,765

The Fair Housing Center of Southeastern Michigan (FHC-Southeast) will provide services in Washtenaw, Ingham, Jackson, 

Lenawee, Livingston, and Monroe counties. FHC- Southeast will continue to gain dozens of reasonable accommodations 

and make important gains in litigation and testing on behalf of women facing sexual harassment, people with disabilities, 

complainants suffering retaliation, victims of domestic violence, and same-sex couples for evidence of possible sex 

discrimination. These services will be targeted using systematic testing, advertising, advocate trainings, referrals for legal aid, 

emergency housing and accessibility for the disabled.

Detroit Fair Housing Center of Metropolitan Detroit PEI-MYFC $299,525

Fair Housing Center of Metropolitan Detroit (FHCMD) will continue work for effective resolutions of complaints of 

discrimination. FHCMD has investigated over 3,500 complaints of unlawful housing discrimination; conducted over 2,400 

housing discrimination tests in relation to those complaints; referred over 1,000 complainants to HUD, and/or the Michigan 

Department of Civil Rights for administrative resolution of their complaints; and referred over 260 complainants to private 

practice attorneys who filed over 240 lawsuits in state or federal courts on behalf of those complainants.

Flint Legal Services of Eastern Michigan PEI-MYFC $266,448

Legal Services of Eastern Michigan will address the needs of low- income and disabled individuals who have experienced 

fair housing-related discrimination by offering a full range of fair housing testing and enforcement services in four of its 

service counties, and complaint-based fair housing services in 10 counties. Activities will include comprehensive fair housing 

testing activities; fair housing education and outreach; targeted investigations; and the filing of an enforcement proposal.

Grand Rapids Fair Housing Center of West Michigan PEI-MYFC $325,000

The Fair Housing Center of West Michigan (FHCWM) will provide comprehensive fair housing enforcement services in a 12 

county service area in west Michigan and fair housing services to two-thirds of the State of Michigan as needed. Activities 

will include working the rental and homeownership markets to provide fair housing enforcement and related services to 

people within all federally protected classes. The FHCWM will undertake activities specifically targeted toward expanding 

upon previous FHIP funded activities and conducting systemic investigations of housing discrimination.

Grand Rapids Fair Housing Center of West Michigan EOI-G $46,904

The FHCWM will: provide technical fair housing education and training to housing providers, local governments, landlords, 

and developers; provide general fair housing education and outreach to homeless and disability support organizations, home 

seekers, community members and social service agencies; provide translated materials and the use of translation services and 

interpreters to help ensure meaningful access to information on fair housing rights and protections; and develop and provide 

new and innovative fair housing curricula and materials/activities to elementary students, parents, and teachers, to further 

awareness of fair housing rights and expand equal housing choice and access for families with children.
81

Annual Report on Fair Housing

Kalamazoo Fair Housing Center of Southwest Michigan PEI-PB $302,766

The FHCWM will provide fair housing enforcement services as well as limited outreach and education. Project activities will 

include: training new testers and completing rental/sales paired tests in connection with complaint and systemic testing; 

investigating new complaints; conducting systemic investigation violations of the FHA; counseling and referring persons 

with non- fair housing issues; developing and maintaining partnerships with nonprofit organizations; reaching out to nonEnglish speaking persons; and conducting conferences and presentations with audiences including landlords and members 

of protected classes.

MINNESOTA

Minneapolis Legal Aid Society of Minneapolis PEI-PB $325,000

The Legal Aid Society of Minneapolis (LASM) will partner with Southern Minnesota Regional Legal Services (SMRLS) to 

improve enforcement of the FHA in the Minneapolis Empowerment Zone in the rental and home ownership markets. The 

project will: provide fair housing enforcement services to complainants and full-service housing discrimination investigation, 

fair housing testing, preparation, negotiation, counseling, litigation and related legal services to obtain remedies for victims of 

housing discrimination; strengthen the area’s Fair Housing Implementation Council’s efforts to address the 2009 Regional AI 

to Fair Housing; advance a fair housing accountability framework in the HUD- Metropolitan Council Sustainable Communities 

Plan; share fair housing knowledge and expand capacity by providing technical assistance to public and private partners; and 

facilitate compliance by housing developers with FHAA accessible design obligations and improve visitability and universal 

design qualities.

Minneapolis Legal Aid Society of Minneapolis, 

Member of Mid-MN Legal Association PEI-LENDING $325,000

The Legal Aid Society of Minneapolis (LASM) will use it grant to partner with Southern Minnesota Regional Legal Services 

(SMRLS) to provide protection from discriminatory lending and its resultant adverse effects for persons in protected classes. 

Project activities will include: enforcement services to victims of lending discrimination and scams, bait and switch schemes, 

loan flipping, loan packing, mortgage servicing scams, and equity stripping; full-service investigation, testing, preparation, 

negotiation, counseling, assistance with loan modifications, litigation, and related legal services to lending abuse complainants; 

identifying, investigating, and when appropriate litigating systemic discriminatory lending practices; and knowledge sharing 

and capacity building through training for foreclosure counselors, attorneys, other professionals, government officials, and 

community groups on best practices to address lending discrimination and scams.

Minneapolis Minneapolis Urban League EOI-LENDING $29,988

The Minneapolis Urban League (MUL) will conduct an education and outreach program for protected classes in the Minneapolis 

Empowerment Zone to educate the community about the rights and responsibilities of fair housing compliance, to work in 

preventing foreclosure, and to educate target groups about the provisions of the FHA. Working in partnership with two 

nonprofit organizations, Northside Community Reinvestment Coalition and Financial Rehabilitation, Inc., MUL will provide 

community forums, fair housing education, grassroots outreach in a door-to-door campaign, housing counseling, referral of 

suspected fair housing cases to HUD and Minneapolis Legal Aid, and support knowledge management and innovation through 

the sharing of best practices and process improvement information to all stakeholders.
82

Annual Report on Fair Housing

MISSISSIPPI

Waveland Fair Housing Center for the Gulf Coast Region of Mississippi FHOI-LENDING $325,000

The Gulf Coast Fair Housing Center (GCFHC) will provide fair housing enforcement and education/outreach services to 

Mississippians. GCFHC activities will include: recruiting and training testers for lending and REO testing and conducting paired 

tests; intake and processing new complaints/inquiries alleging violations of fair housing laws including fair lending; analyzing 

lender/servicer businesses in lending, loan modification, and mortgage rescue to determine violations, if any; conducting 

systemic investigation of lenders, servicers, or mortgage rescue programs to determine violations of fair lending laws via terms 

and conditions; investigating the nature and extent of discrimination against women in loan origination; assisting individuals 

making fair housing complaints based on discrimination affecting the lesbian, gay, bisexual and transgender community which 

might amount to illegal sex discrimination; creating a targeted lending discrimination campaign utilizing social networking 

sites; and holding a fair housing conference.

MISSOURI

St. Louis Metropolitan St. Louis Equal Housing Opportunity Council PEI-PB $272,614

The Metropolitan St. Louis Equal Housing Opportunity Council (EHOC) will conduct enforcement activities in counties in 

Southern Illinois and Eastern Missouri. EHOC will identify violations of fair housing law and assist home seekers of all protected 

classes with asserting their fair housing rights. In addition, it will work to increase the number and availability of accessible 

affordable housing units for all protected classes through the eight-county bi-state regions. EHOC will offer a full-service 

private fair housing investigative and testing project for the fourth most segregated metropolitan area in the nation.

MONTANA 

Butte Montana Fair Housing, Inc. PEI-MYFC $167,900

Montana Fair Housing, Inc. (MFH) will eliminate the impediments to fair housing outlined in Montana’s State AI. Activities 

will include: intake and referral activities, including the referral of meritorious claims to HUD and the mediation of cases; 

complaint investigation activities including testing and other research activities to identify discriminatory housing practices, 

and the monitoring of the design and construction of multi- family buildings; educational opportunities for advocates, 

housing consumers and housing providers; distribution of a list of housing that should be accessible/adaptable for persons 

with mobility limitations; and work with other organizations serving protected class members to AFFH.

NEBRASKA

Omaha Family Housing Advisory Services, Inc. PEI-MYFC $325,000

Family Housing Advisory Services, Inc. (FHAS) will serve Nebraska and western Iowa with broad-based, full service activities. 

These activities include: on-site intake and fair housing assessments at partnering agencies; fair housing testing; fair housing 

complaint investigation; education and outreach services to the general public and professional fair housing enforcement 

training to staff of agencies; a 24-hour toll free hotline and website to assist persons throughout the states of Nebraska and 

Iowa with complaints of discriminatory housing actions; and work with governmental and other planning bodies to AFFH.
83

Annual Report on Fair Housing

NEVADA

Reno Silver State Fair Housing Council PEI-MYFC $325,000

Silver State Fair Housing Council (SSFHC) will continue its enforcement program and expand its capability to conduct systemic 

investigations of housing discrimination. Activities will include: establish a new branch office; conduct complaint intake and 

assessment, develop viable enforcement proposals and refer all bona fide claims to HUD; provide fair housing information 

through website, advertising, social media, and mail; develop a tool to help health care professionals write viable support 

letters for clients; facilitate reasonable accommodation/modification requests; continue its testing program; conduct trainings 

and outreach events for housing consumers and housing and social service providers; identify and track new multifamily 

housing, from building permits to certificates of occupancy, and conduct on-site assessments for enforcement purposes

NEW JERSEY

Hackensack Fair Housing Council of Northern New Jersey PEI-PB $325,000

The Fair Housing Council of Northern New Jersey will serve the entire state of New Jersey to conduct rental/sales tests; 

intake, investigate, process and refer FHIP complaints of Title VIII violations to HUD; recruit and train testers and provide 

tester training to the Council’s non-FHIP staff; distribute fair housing flyers to community groups, faith based organizations, 

local shops, markets and any place where people in need of fair housing services are likely to congregate; address (in-person)

religious, veteran, disability advocacy and community groups; and purchase newspaper, print and journal ads to advertise the 

project and its services. The areas of concentration will focus on (but not limited to) some sections in the south and northeast 

where previous systemic testing revealed a high level of discrimination against minorities of color, families and persons with 

disabilities.

NEW YORK 

Bronx Legal Services NYC – Bronx Corp. 

dba Legal Services NYC-Bronx FHOI-LENDING $325,000

Legal Services NYC-Bronx will fund the Foreclosure Prevention Project, which will serve Bronx minority, elderly, and/or 

immigrant homeowners with a range of services to: prevent foreclosure, redress the effects of discriminatory mortgage 

practices, prevent homeowners from falling prey to mortgage rescue scams or mortgage servicing abuses, identify and 

engage in litigation to address discriminatory lending practices and servicing abuses, and leave homeowners with stable, safe, 

affordable housing. The organization will also undertake a significant community-education initiative to assist community 

members and other advocates in devising strategies to prevent abuses and protect the homes of minority and elderly or 

disabled homeowners.

Brooklyn Brooklyn Legal Services Corp. FHOI-LENDING $325,000

Brooklyn Legal Services Corporation, collaborating with Bedford -Stuyvesant Community Legal Services (BSCLS), will support 

the Anti-Predatory Lending/Foreclosure Defense Project (Project) which enforces fair housing laws on behalf of victims of 

real estate and mortgage rescue fraud. Through this project, Brooklyn Legal Services Corporation will conduct intake and 

hold intake hours in social services agencies and at the offices of elected officials. BSCLS will also investigate violations and 

conduct enforcement activities in response to meritorious claims; provide loan modifications, refinancing, and loan workouts 

assistance; assist clients through advice, brief service, and other intervention services; conduct education, counseling, and 

outreach activities.
84

Annual Report on Fair Housing

Brooklyn South Brooklyn Legal Services PEI-PB $325,000

South Brooklyn Legal Services (SBLS) will generate and accept referrals of clients alleging housing discrimination in home 

financing and sales in New York City; screen, investigate and analyze all complaints through a testing methodology that will 

allow us to identify both individual discrimination and patterns of discrimination; refer meritorious housing discrimination 

complaints to HUD; provide legal and other assistance to help targeted homeowners avoid foreclosure and access fair credit; 

provide training and support to partner local agencies and organizations; and promote fair housing choice by educating the 

public about discriminatory practices in lending and home sales.

Brooklyn South Brooklyn Legal Services, Inc. PEI-LENDING $325,000

SBLS and partners will assist New York City residents facing foreclosure because of discriminatory home sales, financing, 

and foreclosure rescue scams. SBLS will generate and accept clients at risk of foreclosure from housing discrimination in 

home financing and sales; investigate, and analyze complaints through testing to identify individual and systemic patterns 

of discrimination; generate computerized maps to support housing discrimination claims; refer meritorious housing 

discrimination complaints to appropriate enforcement agencies; file affirmative enforcement litigation to address systemic 

lending abuses; provide legal and other assistance to help targeted homeowners avoid foreclosure and access affordable 

loan modifications; train and support partner local agencies and organizations; and educate the public about discriminatory 

practices in lending, home sales, and foreclosure prevention.

Buffalo Housing Opportunities Made Equal, Inc. PEI-MYFC $308,167

Housing Opportunities Made Equal, Inc. will recruit, select and train testers and implement testing; conduct intake of housing 

discrimination allegations involving federal or state protected classes; mediate and/or file validated cases of discrimination; 

conduct outreach to municipal code enforcement officers about federal accessibility requirements and train participants at 

agencies serving the disabled; conduct trainings about federal and state fair housing and landlord-tenant law and landlord 

trainings to promote opportunities for inclusive housing; conduct outreach to potential victims of housing discrimination; 

publish and distribute bilingual fair housing brochures and design and place fair housing advertisements in bus shelters and 

on public buses; analyze AI to Fair Housing and report findings to HUD.

New York City Fair Housing Justice Center, Inc. PEI-MYFC $325,000

Fair Housing Justice Center (FHJC) will provide fair housing counseling, investigative services (testing), as well as legal referrals 

of housing discrimination complaints. FHJC will assist households with federal housing vouchers and homeless individuals 

and families with rental subsidies to overcome barriers to housing choice. FHJC’s assistance with these initiatives will be 

conducted through outreach meetings that serve persons with disabilities, homeless populations, immigrant and limited 

English-speaking communities, racial minorities, and others facing barriers to obtaining and maintaining housing.

New York City Fair Housing Justice Center, Inc. FHOI-LENDING $324,995

The FHJC will conduct a systemic testing investigation into the pre-application practices of lenders to determine if first-time 

home buyers of different races and national origins are provided equal information, service, treatment and access to mortgage 

financing services and products in five New York City boroughs and seven suburban counties.

New York City Fair Housing Justice Center, Inc. EOI-G $124,000

The FHJC will enhance public awareness about fair housing rights and obligations. Activities will include: designing and 

producing fair housing training materials, including a video featuring interviews with former clients who have successfully 

exercised their fair housing rights and FHJC’s continuing efforts to combat housing discrimination; expanding FHJC’s mailing 

list; issuing news releases; preparing and distributing FHJC‟s e-newsletter; and making presentations to government agencies, 

faith based groups, non- profits, student associations, and other groups about the FHJC and fair housing rights.
85

Annual Report on Fair Housing

New York City MFY Legal Services, Inc. PEI-LENDING $324,999

MFY Legal Services, Inc. will prevent foreclosures by assisting homeowners in obtaining affordable loan modifications and 

other loan workout agreements and providing community legal education on refinancing and other foreclosure-avoidance 

opportunities in order to create financially sustainable homeownership opportunities for minority homeowners. The primary 

activity will be focused on defending minority homeowners and homeowners with disabilities who are facing foreclosure. The 

organization will represent these homeowners at settlement conferences and in litigation with the goal of obtaining affordable 

loan modifications and other loan workout agreements that prevent foreclosure and preserve the families’ affordable housing. 

Other activities include advocacy and legal assistance to decrease homeowners’ remaining debt by reducing or eliminating 

second mortgages and credit card judgments; community-based education to build capacity in the community to identify 

fair housing violations in the loan origination, loan servicing and foreclosure processes; and education of and advocacy with 

elected officials to promote policies and practices that assist homeowners in communities of color to maintain safe and 

affordable housing of their choosing.

New York City Neighborhood Economic Development Advocacy Project EOI-LENDING $125,000

The Neighborhood Economic Development Advocacy Project (NEDAP) Fair Lending Initiative, a collaboration among NEDAP, 

five community and legal services organizations, and the local FHAP agency, will target Latinos, African-Americans, and 

other ethnic and racial groups, seniors, new immigrant families, and individuals with disabilities with community education, 

media outreach, screening, referrals, and capacity-building. Activities will include: educating New York City homeowners 

and renters on their fair lending rights, and alerting them to abusive/discriminatory lending practices and effective 

foreclosure prevention resources; facilitating discovery and referral of fair lending complaints to HUD; supporting systemic 

investigations; and continuing to provide capacity-building and knowledge sharing with local groups, government officials, 

and other vital stakeholders.

Rochester Legal Assistance of Western New York, Inc. PEI-PB $277,000

Legal Assistance of Western New York, Inc. (LAWNY) will continue the work of its Fair Housing Enforcement Project for the 

Finger Lakes Region in two regions (Rochester and its suburbs and five adjoining rural counties) for testing and enforcement 

activities. LAWNY will field complaints for testing, utilizing paired tests when appropriate, and refer to state attorneys for 

enforcement when discriminatory practices are corroborated. LAWNY will recruit and train testers, and conduct testing 

throughout both the urban and rural project areas to ensure that meritorious cases filed in Federal Court are well documented. 

Additionally, LAWNY will partner with the Empire Justice Center to conduct a 2010 Census data analysis and map patterns of 

racial segregation in the Rochester Metropolitan Region. LAWNY will also conduct audit tests in segregated areas to determine 

advocacy strategies and to plan enforcement activities to address discriminatory barriers to fair housing choice.

Staten Island Legal Services NYC Staten Island PEI-MYFC $325,000

Staten Island Legal Services (SILS) will provide client-based and systemic work to prevent foreclosure of homes owned by 

members of racial minorities, elderly persons, and immigrants. SILS will continue to expand their current work of serving 

additional homeowners and undertaking new systemic efforts. The individual casework will include legal advice and assistance 

to pro se litigants; loan negotiation; representation in court; referral to housing counselors, government enforcement agencies, 

and financial counseling; and community education.

Syracuse Fair Housing Council of Central New York, Inc. PEI-MYFC $322,025

The Fair Housing Council of Central New York, Inc. will process complaints and conduct telephone intake as the first step to 

opening fair housing investigations and screening complaints. The organization will analyze the business practices of housing 

providers as well as recruit and train testers annually, and administer paired rental tests during the project durations. The 

organization will also conduct fair housing counseling for clients in need of information regarding their fair housing/fair 

lending rights; maintain a website with fair housing information throughout the project and establish web pages for social 

networking sites, create a blog page, and update the web site; conduct professional speaking engagements throughout the 

organization’s service area to educate the public, service providers, and members of protected classes about fair housing; 

distribute posters and brochures annually to educate and inform the public about fair housing; and provide other educational 

and enforcement fair housing activities.
86

Annual Report on Fair Housing

White Plains Westchester Residential Opportunities, Inc. EOI-AFFH $125,000

Westchester Residential Opportunities, Inc. (WRO) will promote diverse and inclusive communities and maximize equal 

housing opportunities through fair housing education and outreach in the Lower Hudson Valley. In addition to continuing 

to co-sponsor the annual Westchester County Fair and Affordable Housing Expo, WRO will engage in outreach to provide 

comprehensive on-site fair housing training and training to affirmatively market communities. This outreach will include a 

regional symposium on fair and affordable housing and an accessibility initiative to train about accessible and sustainable 

design and construction. The target audience for these symposiums will be municipal leaders, builders and developers, real 

estate attorneys, housing counseling agencies and other social service agencies that provide direct housing services to its 

clients.

White Plains Westchester Residential Opportunities, Inc. EOI-G $125,000

WRO will conduct fair housing workshops for realtors, landlords, cooperative and condominium boards, management 

companies, and the public, and conduct a regional symposium on fair and affordable housing; co-sponsor the annual 

Westchester County Fair and Affordable Housing Expo; distribute bi-lingual fair housing brochures; identify and address 

discrimination against section 8 voucher holders; produce an accessibility survey of 1500 buildings with an accompanying 

bi-lingual report and database; provide mobility counseling for minority residents who may wish to move into new units 

developed pursuant to the Westchester County housing settlement; and conduct a regional multimedia campaign for residents 

about the societal benefits of full integration and foster the grassroots buy-in.

White Plains Westchester Residential Opportunities, Inc. EOI-LENDING $125,000

WRO will carry out a comprehensive program of education, training, advocacy and counseling for residents who have been 

victimized by fair lending violations and fraudulent or predatory mortgage rescue schemes. Activities will include: investigating 

fair housing lending violations through complaint intake; fair lending testing; assisting victims with modifications; mandatory 

orientation sessions to prepare clients for necessary financial adjustments; guidance on short sales and bankruptcy; outreach 

through individual counseling and group workshops on budgeting and personal finance; homeowner outreach workshops 

with lenders to expedite loan modifications; and volunteering at the Westchester County Courthouse to provide assistance to 

homeowners participating in mandatory settlement conferences with lenders.

White Plains Westchester Residential Opportunities, Inc. PEI-LENDING $212,066

WRO will provide assistance to Westchester, Rockland and Putnam County homeowners in underserved low- to moderateincome communities with substantial African American and Hispanic populations and high rates of foreclosure filings and 

judgments. Broadening its geographic reach will enable WRO to enhance its fair lending program, including such activities 

as complaint intake; investigation/enforcement; a fair lending paired testing program; individual and group mortgage 

counseling; intervention with lenders for all possible means of relief, including loan modifications, refinancing, and other 

workouts; identification of mortgage scams and other fair lending/fraud violations; community education and outreach to 

assist residents who face loss of their homes from fair lending and fair housing violations; and preventative education about 

predatory lending, financial literacy and fair housing

White Plains Westchester Residential Opportunities, Inc. PEI-MYFC $158,705.33

WRO will: continue to implement a systemic fair housing testing program and expand its geographic reach by engaging in 

more comprehensive testing; continue testing for unlawful discrimination against Section 8 voucher holders, expanding to 

cover all three counties; and continue administering a comprehensive fair housing enforcement program, providing assistance 

to victims of housing discrimination through a vigorous program of complaint intake and investigation, and resolution through 

mediation or litigation. New activities will include co- sponsoring CLE education with Pace Law School to train regional lawyers 

how to litigate fair housing complaints, and implementing an Equal Housing in the Lower Hudson Valley Program.
87

Annual Report on Fair Housing

North Carolina

Raleigh Legal Aid of North Carolina, Inc. FHOI-CD $325,000

The Fair Housing Project of Legal Aid of North Carolina (LANC), the only Fair Housing Enforcement Organization (FHO) agency 

in the State of North Carolina, will provide a full-service fair housing project to residents throughout the state. Specifically, 

LANC will provide complaint intake and referral services, assisting individuals with fair housing matters and making referrals to 

HUD, local FHAP agencies, and state and federal courts; conduct fair housing testing, conduct education and outreach training 

events and one continuing legal education program; convene a Fair Housing Working Group including FHAP agencies and local 

advocates around the state; and distribute literature in English and Spanish.

OHIO

Akron Fair Housing Contact Services, Inc. PEI-MYFC $325,000

Fair Housing Contact Service (FHCS) will continue delivering comprehensive fair housing investigation, testing, and enforcement 

activities to all persons protected under Federal, state, and local fair housing laws. FHCS will also expand activities to include 

systemic housing investigations, AFFH and the development of mobility counseling protocols and local policies to remove 

identified impediments to fair housing choice.

Cincinnati Housing Opportunities Made Equal of Greater Cincinnati PEI-PB $324,359

Housing Opportunities Made Equal of Greater Cincinnati (HOME) will provide fair housing enforcement services to all classes 

protected under Federal, State, and local civil rights laws in Hamilton, Butler, Warren, and Clermont Counties, Ohio. HOME 

will investigate concerns of clients who feel they have experienced discrimination and advise them on enforcement options as 

well as conduct systemic testing of the housing market to determine if discrimination is occurring. It will audit new multifamily 

construction to ensure compliance with the accessibility requirements of the FHA. HOME will deliver outreach presentations 

and advertise in the community to ensure residents know their fair housing rights and are aware of HOME’s services. HOME 

will work with local jurisdictions to identify barriers to fair housing choice and train local government departments on fair 

housing law. HOME will assist families with Housing Choice Vouchers to move to neighborhoods of opportunity and sponsor 

a roundtable to share best practices in building stable integrated communities.

Cincinnati Housing Opportunities Made Equal of Greater Cincinnati, Inc. EOI-LENDING $124,889

Housing Opportunities Made Equal of Greater Cincinnati (HOME) will serve Hamilton, Clermont, Butler, and Warren Counties 

in Ohio, emphasizing African American communities and disabled elderly homeowners who are vulnerable targets of 

predatory lending and mortgage rescue scams. Outreach and education will include presentations to community groups, 

churches, and employee groups. Literature about discriminatory lending practices and mortgage rescue scams will be printed 

and distributed. Individual counseling will be provided to homebuyers and owners in danger of foreclosure to help them 

understand complicated financial documents and situations, including referrals to trusted agencies for longer-term services 

if needed. In addition, HOME will partner on a fair lending forum about racial discrepancies and conduct a workshop in fair 

lending, predatory lending, and mortgage rescue scams for nonprofit agencies.

Cleveland Housing Research & Advocacy Center PEI-PB $325,000

The Housing Research & Advocacy Center (Housing Center) will provide services to all protected class members in 

Cuyahoga, Geauga, and Lorain Counties, focusing on reducing discrimination against persons with disabilities, African 

Americans, Hispanic/ Latinos, and families with children. To accomplish those objectives the Housing Center will: perform 

fair housing audits conduct a survey of newly-constructed multi- family housing; conduct trainings for landlords, real estate 

professionals, condominium board members and transitional housing consumers about fair housing laws; conduct trainings 

for local government officials and others on accessibility requirements; assist potential victims of housing discrimination 

through intake, complaint investigation and assistance with filing complaints with administrative agencies; monitor housing 

advertisements for illegal statements; work with local governments to develop proposed visitability standards; and conduct 

a visitability training.
88

Annual Report on Fair Housing

Dayton Miami Valley Fair Housing Center PEI-LENDING $325,000

The Miami Valley Fair Housing Center, Inc. (MVFHC) will augment its existing fair lending enforcement and complaint activities. 

Activities will include: intake and investigation of lending discrimination allegations; other investigation and complaint 

support to enforce fair lending laws related to preventing mortgage defaults and foreclosures and to facilitating modifications 

and refinancing of mortgages; investigations of systemic violations and enforcement of equal opportunity and fair lending 

statutes; assistance to clients with loan workouts, refinancing, or modifications necessary as a result of a violation of the FHA 

or fair lending statutes and laws; and outreach to persons who may have encountered lending discrimination in services, 

terms, strategies, or schemes related to the prevention of mortgage default or foreclosure.

Dayton Miami Valley Fair Housing Center PEI-MYFC $325,000

MVFHC will address housing discrimination through ongoing enforcement and education activities. MVFHC will continue 

to implement systemic investigation and enforcement by intake of allegations of housing discrimination, testing, and other 

investigative work to provide a just resolution for fair housing discrimination; mediation or other voluntary resolution of 

allegations of fair housing; and litigation of fair housing cases, including procuring expert witnesses. MVFHC will conduct 

fair housing and fair lending workshops for residential housing consumers, private and public housing professionals, and 

underserved individuals in all protected classes under Federal, state and local laws, and distribute print materials, PSAs, prerecorded and live broadcast programs for TV, internet and radio, certified professional curricula, and fair housing information 

on its websites.

Dayton Miami Valley Fair Housing Center EOI-LENDING $125,000

MVFHC will inform the public and lending professionals about their rights and obligations under the FHA and substantially 

equivalent state and local fair housing and fair lending laws. MVFHC will provide education, training, and technical 

assistance to the public, borrowers, and lending professionals on fair lending laws addressing mortgage lending 

discrimination through fair housing and lending workshops and community meetings, resulting in referrals to appropriate 

staff at MVFHC who will provide advocacy for and direct assistance to victims of fair housing and fair lending discrimination. 

MVFHC will use brochures, PSAs, pre-recorded and live broadcast programs, and certified curricula for housing 

professionals, all focused on the intersection of fair housing and fair lending.

Painesville Fair Housing Resource Center, Inc. PEI-MYFC $325,000

Fair Housing Resource Center, Inc. (FHRC) will continue and expand their systematic housing discrimination investigations via 

rental, lending, sales, zoning, and accessibility testing programs. This will be completed through EOIs, fair housing training and 

educational seminars. The initiatives will be expanded through fair housing complaint and investigation services into the tricounty area of Lake, Geauga and Ashtabula Counties. FHRC will also conduct one regional Fair Housing Seminar and six County 

specific fair housing seminars; conduct an analysis of Ashtabula and Geauga Counties Community Housing Improvement 

Strategy to determine if they are AFFH; conduct monitoring of Lake County; expand its EOIs through various media outlets; 

and engage and involve the community in the tri-county region.

Painesville Fair Housing Resource Center, Inc. EOI-G $125,000

FHRC will implement a full-service education and outreach project in the Tri-County area of Lake, Geauga, and Ashtabula 

Counties. Activities will include: a regional conference on new strategies for fair housing; seminars regarding the 

discrimination affecting the lesbian, gay, bisexual and transgender community and fair housing for the Tri-County Public 

Housing Authorities; creating and distributing written materials to communities, organizations, and members of government; 

placing advertisements with local media; and creating a fair housing curricula and state of the art marketing campaigns for 

the Tri-County school district.
89

Annual Report on Fair Housing

Toledo Fair Housing Opportunities, Inc. dba Fair Housing Center PEI-LENDING $325,000

The Toledo Fair Housing Center (FHC) will use its fund to conduct a project with five components: victim assistance, complaint 

investigation, outreach, monitoring, and prevention. The initiative includes a comprehensive plan for intake and investigation of 

lending discrimination complaints, conducting testing, addressing systemic patterns and practices of discrimination, providing 

remedies for violations of fair housing laws, deterring future acts of discrimination, referring jurisdictional complaints to HUD, 

and expanding equal housing opportunities. Testing will include pre and full-application lending testing and an audit of REO 

properties to determine if banks are maintaining properties in White neighborhoods better than in minority neighborhoods.

Toledo Fair Housing Opportunities, Inc. dba Fair Housing Center PEI-MYFC $325,000

The Toledo Fair Housing Center (FHC) will offer comprehensive fair housing services to Lucas and Wood Counties and 

the cities of Bowling Green and Toledo. Activities will include five project components: victims’ assistance; complaint 

investigation; outreach; monitoring; and prevention. Under these components, FHC will intake, investigate, and resolve 

discrimination complaints from every facet of the housing industry, process complaints on all bases of allegations, and refer 

complaints to HUD. 

Toledo Fair Housing Opportunities, Inc. dba Fair Housing Center EOI-LENDING $125,000

Fair Housing Opportunities, Inc. dba Fair Housing Center (FHC) will educate Lucas and Wood County residents and housing 

professionals about fair housing and fair lending. Activities will include: fair lending/foreclosure prevention/mortgage rescue 

scams workshops; fair housing and foreclosure prevention services; individual counseling activities with homeowners at 

risk for discrimination and/or mortgage rescue scams; community resource booths; and fair housing training for housing 

professionals, Toledo Department of Neighborhoods employees, and third party CDBG recipients. FHC will host a fair housing 

symposium during Fair Housing Month; meet with the Ability Center of Greater Toledo, Assistance Dogs of America, and 

the Veterans Administration to discuss reasonable accommodations and reasonable modifications; and provide fair lending 

training to members of Foreclosures in Ohio Cost Us.

OKLAHOMA

Oklahoma City Metropolitan Fair Housing Council of Oklahoma, Inc. PEI-PB $324,808

The Metropolitan Fair Housing Council of Oklahoma, Inc. (MFHC) will conduct intake of housing inquiries/intake from consumers 

with housing questions or complaints; conduct complaint-based tests (rental, sales, lending) and systemic tests; conduct 

accessibility audits of covered, multi- family housing; conduct requests for reasonable accommodation or modification; and 

refer enforcement proposals to HUD for processing. MFHC also will partner with public and private organizations in Oklahoma 

to educate low-and moderate-income persons, persons with disabilities, the elderly, minorities, families with children, and 

persons who are non-English speaking or have LEP about fair housing/fair lending practices, renters rights, foreclosure 

prevention, and loss mitigation to increase homeownership, rental opportunities and help prevent homelessness.

OREGON

Portland Fair Housing Council of Oregon PEI-PB $325,000

The Fair Housing Council of Oregon (FHCO) will serve housing providers, housing consumers (in particular those with LEP, 

people with disabilities, and the homeless) as well as advocates serving the targeted consumer populations. Activities will 

include: identifying, investigating and referring alleged fair housing violations to HUD; continued development and expanding 

current testing program to incorporate mortgage lending and homeowner’s insurance testing; developing, promoting, and 

delivering five enforcement excursions to various locations around the state of Oregon to provide information and fair housing 

complaint intake; increasing housing choice for protected class groups through identification of systemic discrimination in 

mortgage lending and through the construction of new multifamily housing; and providing fair housing information to nonEnglish speaking consumers.
90

Annual Report on Fair Housing

Portland Fair Housing Council of Oregon EOI-G $125,000

The FHCO will AFFH in Oregon. Activities will include: fair housing trainings for housing consumers and housing and social 

service providers; attendance at local community meetings to learn about regional fair housing issues; revision of fair housing 

reasonable accommodation materials for medical and therapeutic professionals; an AFFH summit for CDBG recipients, 

relevant governmental entities, fair housing advocacy organizations, attorneys, and qualified fair housing organization staff; 

translation (Russian and Spanish) of technical assistance for common housing transaction forms with posting to FHCO’s 

website; educational tours and seminars for students/educators, housing providers, public housing residents, and the general 

public about housing discrimination in Oregon and its impact on fair housing today.

Portland Fair Housing Council of Oregon FHOI-LENDING $325,000

The FHCO will perform a full service fair housing/fair lending enforcement-related project throughout Oregon and SW 

Washington State that will serve housing consumers (in particular those with LEP, people with disabilities, and the homeless), 

advocates serving the targeted consumer populations, and housing providers. Activities will include: expanding systemic 

identification, investigation, and referral of fair lending violations to HUD; identifying, investigating, and referring alleged fair 

lending violations to HUD; identifying systemic discrimination in mortgage- lending; and providing fair lending information to 

non-English speaking consumers.

Portland Fair Housing Council of Oregon FHOI-CD $325,000

The FHCO will perform a systemic fair housing enforcement-related project designed to identify systemic issues of segregation 

throughout Oregon and SW Washington State. Activities will include: investigating systemic fair housing violations; filing at least 

15 complaints of housing discrimination; holding at least 1 tester-training session for new testers and holding a Fair Housing 

Litigation Seminar for legal, advocacy, and mutual benefit groups targeting those who represent underserved communities. 

FHCO will also: promote and augment a pool of private attorneys capable of providing legal services on fair housing cases; 

identify case law and nationally best known methods to enhance enforcement options, mediation opportunities, and 

voluntary compliance with statutory requirements; review hotline and enforcement logs to identify five localities to visit and 

perform enforcement activities, and complete other enforcement activities essential to eliminating discriminatory practices.

PENNSYLVANIA

Erie St. Martin Center, Inc. FHOI-CD $325,000

St. Martin Center (SMC), a HUD registered, faith based, social service organization, will expand its current fair housing 

education and outreach efforts to investigate mortgage loan document irregularities and the tactics of mortgage rescue scam 

companies currently operating locally. SMC will promote this new initiative in all outlets currently utilized for education and 

outreach of its other housing programs, with the goal of quicker complaint process turnaround/resolution and improved 

communications with the clients.

Erie St. Martin Center, Inc. EOI-LENDING $125,000

SMC will work with eight social service partners, and continue informational and educational outreach efforts in the rental, 

purchase, and financial literacy areas of real estate by promoting the initiative in the media, conducting meetings with 

partners, and facilitating meetings with consumers and housing related service providers. Consumer information will include 

the difference between basic landlord- tenant issues and fair housing issues, what is expected from real estate and lending 

professionals, as well the complaint process and how it works. SMC will assist consumers in the filing of their respective 

complaint(s) as needed.
91

Annual Report on Fair Housing

Fort Washington Fair Housing Council of Suburban Philadelphia, Inc. PEI-MYFC $324,877

Fair Housing Council of Suburban Philadelphia, Inc. (FHCSP) will AFFH and reduce discrimination against protected classes in 

the Greater Philadelphia and Lehigh Valley regions of PA, through ongoing enforcement and proactive, systemic investigation. 

FHCSP will serve all protected classes: minorities, disabled, homeless, discriminatory lending victims, non-English speakers, 

rural residents, and families with children under this grant. FHCSP will also serve seven counties in Eastern PA: the City of 

Philadelphia, including three Empowerment Zones; to educate these regions through outreach programs that target the 

discriminated with the help of intake and investigations.

Glenside Fair Housing Rights Center in Southeastern Pennsylvania PEI-MYFC $324,000

The Fair Housing Rights Center in Southeastern Pennsylvania (FHRC) will combat housing discrimination by providing full 

service, broad based fair housing enforcement activities. FHRC will concentrate on: intake, investigation and enforcement of 

fair housing violations in the rental, sales, lending, insurance, and advertisement of housing; auditing rental, sales, lending, 

and insurance activities; advertisement, design, and construction of new multi- family housing units; increasing filings and/or 

referrals of complaints with the PA FHAP agency, HUD, DOJ, and the courts; fair housing education to first time homebuyers, 

lending institutions, and insurance companies; capacity building and knowledge sharing with community organizations; and 

development of a ‘Fair Housing Stewards’ program for college students and students from 4th - 12th grades.

Pittsburgh Fair Housing Partnership of Greater Pittsburgh PEI-MYFC $325,000

The Fair Housing Partnership of Greater Pittsburgh (FHP), a qualified, experienced fair housing organization, will continue to 

provide fair housing services to the City of Pittsburgh and the Pittsburgh MSA. Through this project FHP will conduct intake 

of allegations of housing discrimination, carry out both audit and complaint-based testing and assist in the enforcement of 

alleged violations of the FHA and substantially equivalent State and local fair housing laws. FHP’s enforcement related work 

will involve activities serving all protected classes under the FHA.

Scranton United Neighborhood Centers of Northeastern Pennsylvania EOI-G $96,904

The United Neighborhood Centers of Northeastern Pennsylvania (UNC) will provide services to four counties that have 

experienced demographic changes over the past few years pertaining to older adults, minorities and peoples with disabilities, 

and mitigate predatory lending and gate keeping segregation. UNC will contact the gatekeepers of the housing industry to 

ensure knowledge of fair housing law. UNC will also educate social service agencies on fair housing enlist their assistance in 

educating protected classes. UNC will host community forums to disseminate fair housing information to a wider audience. 

UNC will partner with local media organizations and PNC Bank to create PSAs to disseminate via radio, TV, and billboard 

advertising

Washington Southwestern Pennsylvania Legal Services, Inc. PEI-MYFC $325,000

Southwestern Pennsylvania Legal Services, Inc. (SPLAS) and its partners will expand an established testing program for fair 

housing discrimination, and to increase the provision of legal counsel and representation on behalf of individuals who, 

through the project’s information/outreach process, are made aware of illegal acts affecting themselves or others in their 

community, because of their race, color, religion, national origin, sex, familial status or disability. SPLAS is a 44- year old 

provider of comprehensive legal assistance, representation, education and outreach, in coordination with four legal services 

program partners, four Independent living services partners, and one County Fair Housing Office Partner.

Washington Southwestern Pennsylvania Legal Services, Inc. EOI-G $125,000

SPLAS, in coordination with multiple legal and independent living services partners and the Beaver County Fair Housing Office, 

will expand community education and outreach about the FHA to individuals in protected classes. SPLAS and its partners 

will prepare and conduct community education events for the public, community service providers, housing providers, and 

local attorneys; initiate outreach to mental health/mental retardation providers and domestic and sexual violence advocacy 

organizations; conduct special events recognizing and publicizing Fair Housing Month and the protections afforded individuals 

under the FHA; and refer complaints to HUD and the Pennsylvania Human Relations Commission.
92

Annual Report on Fair Housing

Washington Southwestern Pennsylvania Legal Services, Inc. EOI-LENDING $125,000

SPLAS, in coordination with multiple partners, will provide community education and outreach to persons who may have 

encountered lending discrimination related to the prevention of mortgage default or foreclosure in 24 Pennsylvania counties 

in Appalachia. SPLAS and its partners will conduct fair lending education for the public, community service providers, housing 

providers, and local attorneys; initiate and develop an outreach effort to mental health/mental retardation providers and 

domestic and sexual violence advocacy organizations; refer complaints to HUD and the Pennsylvania Human Relations 

Commission; and conduct special events around Fair Housing Month and the protections provided under the FHA and fair 

lending laws.

TENNESSEE

Jackson West Tennessee Legal Services, Inc. PEI-MYFC $325,000

West Tennessee Legal Services, Inc. will provide statewide full service; broad- based comprehensive fair housing enforcement 

services to all protected classes in all markets, with emphasis on services for underserved populations. Activities will include: 

analysis of housing related issues, complaint intake, investigation of allegations of discrimination, complaint based and 

systemic testing, evaluation of test results, mediation services, and enforcement of meritorious claims through litigation and/

or the administrative process and/or refer to appropriate agencies; develop and distribute fair housing literature and PSAs in 

English and Spanish; conduct fair housing workshops for a variety of audiences.

Nashville Tennessee Fair Housing Council, Inc. PEI-MYFC $325,000

The Tennessee Fair Housing Council will provide enforcement activities in Davidson, Cheatham, Dickson, Rutherford, Sumner, 

Williamson, and Wilson Counties of Tennessee, and education and outreach activities throughout Tennessee. Specifically:: 

comprehensive fair housing services; testing in the areas of rental, sales, accessibility and zoning; group home operators and 

other provider trainings, Community Fair Housing Partnership’ trainings, and multifamily owner/operator training; two fair 

housing conferences; and the printing and distribution of two publications on NIMBYism and group homes.

TEXAS 

Austin Austin Tenants Council, Inc. PEI-PB $324,723

The Austin Tenants Council (ATC) will provide testing and legal resources in support of Title VIII of the Civil Rights Act of 

1968, as amended by the FHA of 1988. By investigating fair housing complaints through testing, ATC will use its resources 

to identify discrimination and help complainants enforce their rights under the FHA. Additionally, this project is designed 

to heighten public awareness of the continued effects of housing discrimination in the Austin Metropolitan Statistical Area. 

It will specifically focus on issues surrounding the rights of disabled persons, the rights of recent immigrants to the United 

States and the high loan denial ratios for minority homebuyers by promoting fair housing and the availability of ATC’s services 

utilizing TV, radio, and print advertisements focused on disability and immigrant rights.

Dallas North Texas Fair Housing Center FHOI-CD $261,589

The North Texas Fair Housing Center (NTFHC) will support the continued development of NTFHC’s enforcement and outreach 

programs and support the development of a lending investigations program. Activities will include: conducting race and 

familial status tests, and testing new construction to determine compliance with the FHA’s accessibility requirements, 

analyzing results and informing the community and local jurisdictions about fair housing practices in their communities; 

developing a lending investigations program and pursuing potential sustainable cases of discrimination by filing complaints 

with HUD and local FHAP agencies; uncovering discrimination through proactive investigation that is systemic and results in 

HUD filings or litigation; and educating the community on the goal and importance of equal housing opportunity.
93

Annual Report on Fair Housing

Houston Greater Houston Fair Housing Center, Inc. PEI-PB $325,000

The Greater Houston Fair Housing Center (GHFHC) will provide fair housing enforcement services in the Houston metropolitan 

area. The activities include: complete bilingual full service enforcement capability in English and Spanish; intake and processing 

complaints of allegations of housing discrimination; conducting investigations; development of systematic investigations; 

recruitment and training of testers; performance of fair housing enforcement tests; performance of accessibility and design 

audits; conducting AFFH capacity building programs for individuals from local partners (jurisdictions, non-profit and faith 

based organizations); conducting media programs (English and Spanish) to promote AFFH/fair housing enforcement; referral 

of appropriate cases to HUD for enforcement actions; assisting complainants in determining their rights and remedies; 

assisting other agencies in discovery of fair housing enforcement evidence.

San Antonio San Antonio Fair Housing Council, Inc. PEI-MYFC $325,000

San Antonio Fair Housing Council, Inc. (SAFHC) will conduct preliminary investigations of fair housing claims through various 

investigative methods, including conduct systemic investigations, resident surveys, rental tests, sales tests, and lending tests. 

These initiatives will take place in 35 counties in South Texas.

VERMONT 

Burlington Vermont Legal Aid, Inc. PEI-MYFC $324,987

Vermont Legal Aid (VLA) will conduct a full service, coordinated and comprehensive fair housing program of testing, targeted 

private enforcement actions, broad systemic investigation, engagement with the land use and transportation planning 

process, and collaborative efforts to raise public awareness of housing discrimination in Vermont, including public education 

and advocacy in the State legislature and administrative agencies and in the media.

VIRGINIA

Charlottesville Piedmont Housing Alliance EOI-G $62,757

Piedmont Housing Alliance (PHA) will support its Regional Fair Housing Education and Outreach Program. Activities will include: 

education sessions, including an annual fair housing forum including general public and audience specific (immigrants, LEP, 

rural, homeless, and disabled persons) sessions; education about fair housing for home seekers and realtors; education on fair 

housing for people with disabilities, and participation in Livable for a Lifetime, a group promoting universal design in homes 

and communities; and community y outreach opportunities, including meetings with community partners.

WASHINGTON

Spokane Northwest Fair Housing Alliance PEI-PB $325,000

Northwest Fair Housing Alliance (NWFHA) will provide services for all protected classes in 17 counties in Eastern/Central 

Washington through outreach, counseling, intake, complaint referral to HUD and onsite paired rental, sales, and lending 

testing. NWFHA will conduct specific programs for underserved or frequently targeted populations of housing discrimination: 

a familial status rental audit (paired onsite rental tests); telephone accent tests and onsite national origin rental audit tests; 

on site race rental audit tests; TTY telephone rental tests and onsite accessibility audits. In addition, NWFHA will request 

reasonable accommodations.
94

Annual Report on Fair Housing

Spokane Northwest Fair Housing Alliance EOI-LENDING $124,999

NWFHA will expand its Fair Lending Unit education and outreach efforts. Activities will include: presenting an updated 

community awareness curriculum at workshops for housing counselors, social service providers, and policy makers to 

increase regional capacity to identify and address unfair lending discrimination and make complaint referrals to NWFHA for 

investigation; providing fair lending trainings for mortgage loan originators; developing a fair lending curriculum for realtors 

for Washington DOL approval; modifying existing Washington DOL approved live fair housing curriculum for distance learning 

delivery; distributing fair lending and mortgage rescue scam avoidance materials; updating brochures and NWFHA’s website; 

and undertaking a public service announcement campaign, producing and airing 3, 30-second fair lending education TV 

commercials.

Tacoma Fair Housing Center of Washington PEI-MYFC $325,000

The Fair Housing Center of Washington will contribute to HUD’s core goals and policy priorities. Activities will include: intake, 

investigation and filing of housing discrimination complaints; assist with reasonable accommodation/ modification requests; 

recruit testers and conduct tests; conduct systemic audits; provide fair housing education and outreach to faith- andcommunitybased homeless shelters and new immigrants, and training to housing consumers and providers; produce written materials 

in multiple languages, conduct trainings at an annual conference and develop webcast training for elected officials and key 

planning/policy staff; hold an annual fair housing summit for Region X FHIP Qualified Fair Housing Organizations; collaborate 

on a Fair Housing Month conference, a statewide newsletter, and other fair housing events.

WEST VIRGINIA

Morgantown Northern West Virginia Center for Independent Living FHOI-CD $143,571

The Northern West Virginia Center For Independent Living (NWVCIL) will mitigate West Virginia’s lack of fair housing 

enforcement and advocacy and address systemic discrimination in design and construction of multifamily housing. The Fair 

Housing Partnership of Greater Pittsburgh (FHP), a qualified experienced fair housing organization, will provide NWVCIL the 

technical assistance needed to conduct tests based on disability, race, national origin, and familial status across West Virginia. 

These tests will uncover the presence of discrimination, assist individuals who are experiencing discrimination, and allow 

NWVCIL to document and analyze patterns of discrimination to assist communities to AFFH.

WISCONSIN

Milwaukee Metropolitan Milwaukee Fair Housing Council PEI-LENDING $311,322

The Metropolitan Milwaukee Fair Housing Council (MMFHC) will conduct enforcement activities to identify and eliminate 

discriminatory housing practices by the lending industry in five Wisconsin counties. Activities will include: conducting 

a multi-jurisdictional systemic investigation of racial discrimination in the maintenance and marketing of REO properties in 

Metropolitan Milwaukee and Dane County to eliminate discriminatory practices by the lending industry and expand housing 

opportunities and locational choice; referring complaints to HUD, other administrative agencies, and/or attorneys to increase 

enforcement actions and eliminate illegal housing discrimination; and conducting community outreach to homeowners, 

neighborhood associations, city officials, and other stakeholders affected by REO-related lending practices to apprise them of 

investigation results and combat illegal housing discrimination.

Milwaukee Metropolitan Milwaukee Fair Housing Council PEI-MYFC $322,629

The MMFHC will conduct statewide enforcement activities to identify and eliminate discriminatory housing practices. 

Activities will include multi- jurisdictional investigations of racial discrimination against African Americans and persons with 

disabilities; statewide intake, investigation and case management of fair housing complaints; partnering with a statewide 

disability advocacy agency to conduct technical assistance and referral of complaints; partnering with nonprofit organizations 

to recruit testers and assist in other fair housing activities; cross-programmatic training for HUD and other public enforcement 

agencies investigating complaints; referring complaints to HUD, other administrative agencies and/or attorneys.
95

Annual Report on Fair Housing

Milwaukee Metropolitan Milwaukee Fair Housing Council EOI-G $124,814

The MMFHC will conduct innovative education and outreach activities to AFFH throughout Wisconsin. Each quarter of the 

grant will be devoted to one of the following distinct segments of the community: local organizations and agencies within the 

community, local public officials and recipients of block grant funding, religious congregations and faith-based organizations, 

institutions of higher learning, and the housing industry. Each audience will receive services tailored to meet its specific 

needs. To maximize information to these audiences, MMFHC will participate in statewide housing conferences and develop 

PSAs in English, Spanish, and Hmong for radio and TV stations throughout its 9-county service area.

FY 2013

ALABAMA

Mobile Mobile Fair Housing Center, Inc. PEI-MYFC $319,795

The Mobile Fair Housing Center will conduct fair housing investigative and enforcement activities. Investigative activities 

will include the recruitment and training testers, site assessments, complaint intake, processing, and referrals. Enforcement 

activities will include: accessibility workshops, for English-speaking and LEP participants; outreach for accessibility design 

and construction and mortgage and predatory lending; compliance audits for housing for the disabled; and various other 

educational and outreach efforts targeted towards underserved victims of rental discrimination.

Montgomery Central Alabama Fair Housing Center PEI-MYFC $324,000

The Central Alabama Fair Housing Center will conduct fair housing activities in 31 counties in Central Alabama. Activities will 

include: challenging racial steering and other discriminatory housing practices; combating discrimination in the west Alabama 

“Black Belt;” expanding outreach and enforcement actions to combat escalating discrimination against Latino residents; 

investigating and combating race discrimination; and breaking down barriers for people with disabilities.

ARIZONA

Tucson Southwest Fair Housing Council PEI-MYFC $311,245

The Southwest Fair Housing Council (SWFHC) will provide full service fair housing enforcement across the state of Arizona. 

Activities will include training, testing, investigation, and resolution of fair housing complaints with an emphasis on fair 

housing enforcement on behalf of refugees and fair housing services for active military personnel and veterans.

Tucson Southwest Fair Housing Council EOI-G $103,871

The SWFHC will provide educational and outreach services throughout Arizona for housing providers, consumers, and public 

agencies. SWFHC will also conduct individual counseling to assist homeowners at risk for discrimination. When appropriate, 

referrals for possible fair housing and lending complaints will be made to the HUD, the State Attorney General’s Office, and 

the City of Phoenix Equal Opportunity Department.

CALIFORNIA 

Bakersfield Greater Bakersfield Legal Assistance, Inc. PEI-MYFC $312,708

GBLA will provide investigation and enforcement activities throughout Kern County, California and to expand its current 

services by initiating a systemic testing program through its Fair Housing Law Project (FHLP). In addition, the FHLP will 

engage in extensive outreach, education, and training targeting protected populations, groups serving protected populations, 

landlords, and government entities. 
96

Annual Report on Fair Housing

Fresno Fair Housing Council of Central California PEI-MYFC $259,034

The Fair Housing Council of Central California will increase the number of enforcement actions; discover and remedy 

discrimination in public and private real estate markets; detect and remedy subtle and sophisticated forms of housing 

discrimination; reduce the incidence of steering and other practices perpetuating segregation; and increase the number of 

complaints filed by new immigrants, the undocumented, and persons with disabilities. 

Los Angeles Mental Health Advocacy Services, Inc. EOI-G $121,000

Mental Health Advocacy Services, Inc. (MHAS) will provide education and outreach to supportive housing providers, individuals 

with mental disabilities, individuals with LEP, disability support organizations, housing providers, and organizations that work 

with people with mental disabilities. 

Los Angeles Southern California Housing Rights Center PEI-MYFC $324,980

The Southern California Housing Rights Center (HRC) will conduct systemic testing and provide fair housing assistance in areas 

within Los Angeles County. HRC will conduct intake of allegations of housing discrimination in areas not currently served by a 

qualified fair housing organization, and provide other investigative work, including mediation and litigating fair housing cases, 

to achieve a just resolution for housing discrimination.

Napa Greater Napa Fair Housing Center PEI-MYFC $309,000

The Greater Napa Fair Housing Center, dba Fair Housing Napa Valley (FHNV) will provide fair housing enforcement services 

by implementing a broad-based fair housing intake, counseling, investigation, testing, mediation, and referral to address 

historically segregated housing patterns and barriers to fair housing in Napa County, California. FHNV will collaborate with 15 

faith-based grassroots agencies to market its fair housing services in English and Spanish. 

Oakland Bay Area Legal Aid PEI-MYFC $325,000

Bay Area Legal Aid (Bay Legal) will conduct intake, investigate, and conciliate complaints of housing discrimination; file and/

or litigate meritorious complaints for judicial enforcement; and conduct complaint and audit-based testing. In addition, Bay 

Legal will submit legal opinions regarding the performance of local entitlement jurisdictions in meeting their obligations to 

AFFH. Bay Legal will also provide education and outreach activities to government staff and community-based organizations.

Rancho Cucamonga Inland Fair Housing Mediation Board PEI-MYFC $325,000

Inland Fair Housing and Mediation Board (IFHMB) will continue the enforcement work. These activities will include: conducting 

matched-pair fair housing tests, referring cases of systemic discrimination, and monitoring AFFH efforts of 13 jurisdictions and 

provide. IFHMB will also provide education and outreach efforts focused on issues of LEP and disability.

Rancho Cucamonga Inland Fair Housing Mediation Board FHOI-LENDING $325,000

Inland Fair Housing and Mediation Board (IFHMB) will complete four objectives in the San Bernardino and Imperial Counties: 

conduct matched-pair fair housing tests and refer complaints to the HUD; provide at least one systemic discrimination case to 

HUD for enforcement; conduct legal clinics in English and Spanish; and distribute educational literature throughout IFHMB’s 

service area. IFHMB will focus on predatory mortgage and lending activities. 

Riverside Fair Housing Council of Riverside County, Inc. PEI-MYFC $284,894

The Fair Housing Council of Riverside County, Inc. will train testers and conduct rental, sales, and lending testing and referral 

and enforcement. Activities include referral of complaints to HUD, the California Department of Fair Employment and Housing, 

or private attorneys; mediation or conciliation on housing discrimination issues. The organization will also create partnerships 

with local agencies, and reach out to local groups and developers and conduct fair housing law and enforcement training/

education.
97

Annual Report on Fair Housing

Santa Ana Orange County Fair Housing Council, Inc. PEI-MYFC $224,680

Orange County Fair Housing Council, Inc. (FHCOC) will expand its existing broad-based private enforcement program by 

focusing on Fair Housing Act violations that impact racial minorities, immigrants, or disabled. FHCOC will take action against 

steering or discouragement by real estate agents and brokers, leasing agents, and possibly home builders, resulting in denial 

of housing opportunities to these groups. FHCOC will pay particular attention to immigrants with LEP.

San Diego Legal Aid Society of San Diego, Inc. PEI-MYFC $323,491

The Legal Aid Society of San Diego, Inc. (LASSD) will work with the Fair Housing Council of San Diego to promote fair housing 

choice by establishing and refining existing testing protocol for persons with mental disabilities and conduct testing for 

discrimination based on race, national origin, or religion. LASSD will conduct education and outreach activities to include the 

implementation of a Consumer Education Speaker’s Council Group. 

San Francisco California Rural Legal Assistance, Inc. PEI-MYFC $325,000

California Rural Legal Assistance, Inc. (CRLA) provides legal services to farm workers as well as minority and low-income 

communities in rural California. CRLA will provide full service fair housing enforcement, including investigation of systemic 

cases; increased outreach and trainings; and enforcement and tester training. CRLA will also facilitate local and state 

government compliance with Consolidated Plans, Housing Elements, and AIs to Fair Housing.

San Rafael Fair Housing of Marin PEI-MYFC $324,998

Fair Housing of Marin (FHOM), will strengthen existing programs while expanding into new areas of investigation to include 

fair housing intake, mediation, complaint referral, investigation and lawsuits for Fair Housing Act violations. FHOM will also 

provide onsite counseling, seminars, presentations, and conferences throughout Solano and Marin/Sonoma counties.

San Rafael Fair Housing of Marin EOI-AFFH $124,999

FHOM will develop and implement AFFH trainings and programs in Marin, Solano, and Sonoma counties. The core of this 

project will be a series of AFFH trainings for public housing authorities and CDBG HOME Investment Partnerships Program 

recipients. This project will also include additional education and community outreach efforts to overcome misconceptions 

that hinder AFFH efforts and to enhance opportunities for meaningful public participation in housing planning decisions on 

an ongoing basis.

CONNECTICUT

Hartford Connecticut Fair Housing Center, Inc. PEI-MYFC $325,000

The Connecticut Fair Housing Center, Inc. (Center) will provide the full range of core fair housing services including intake, 

investigation, testing, and litigation of fair housing cases and systemic testing and investigations. The Center will serve 

individuals of all protected classes with an emphasis on discrimination based on race or ethnicity in the rental, home sales and 

lending markets; individuals with disabilities seeking housing and requesting reasonable modifications and accommodations; 

and the lesbian, gay, bisexual and transgendered community.

Hartford Connecticut Fair Housing Center, Inc. FHOI-LENDING $301,781

Connecticut Fair Housing Center, Inc. (Center) will conduct intake, process complaints, and assist and/or provide legal advice 

to at-risk homeowners on fair lending, mortgage modifications, and foreclosure issues and partner with local organizations 

to educate homeowners about discriminatory practices in foreclosure and lending. Also, the Center will advocate with 

state and federal regulators and others involved in overseeing loan servicers to ensure that there is language access for 

LEP homeowners. Lastly, the Center will investigate discrimination against women and people with disabilities, and, where 

appropriate, file complaints.
98

Annual Report on Fair Housing

DELAWARE

Wilmington Community Legal Aid Society, Inc. PEI-MYFC $311,807

Community Legal Aid Society, Inc. (CLASI) will reduce the instances of housing discrimination in the State of Delaware through 

increased enforcement efforts. CLASI will put a greater emphasis on the investigation of systemic fair housing violations 

through an expanded testing program, conducted with the assistance of the University of Delaware’s Center for Community 

Research and Services. CLASI will also collaborate with other housing advocates to implement recommendations in the AI to 

Fair Housing Choice. 

DISTRICT OF COLUMBIA

Washington Equal Rights Center PEI-MYFC $325,000

The Equal Rights Center (ERC) will conduct intake and investigate, through testing and other methods, complaints of housing 

discrimination. ERC will recruit and train testers to conduct rental, sales, and accessibility surveys. In addition, ERC will 

develop educational and counseling opportunities in the community through an integrated outreach approach. Lastly, ERC 

will conduct multiple in-person accessibility site surveys of multifamily construction.

Washington Equal Rights Center EOI-G $125,000

The ERC will continue disseminating existing educational materials and brochures to targeted audiences, and will create new 

materials for significant segments of the disability community. ERC will hold “Know Your Rights” public presentations trainings 

in conjunction with the District of Columbia Housing Authority and area shelters to inform Housing Choice Voucher holders 

of their fair housing rights. Other activities include newsletters, community meetings, and the distribution of self-advocacy 

toolkits specific to aging issues and the needs of veterans; translation of current ERC brochures to braille; and design of an 

e-learning course on accessible housing for housing developers.

Washington National Fair Housing Alliance PEI-MYFC $325,000

The National Fair Housing Alliance (NFHA) will conduct rental, sales, lending and design and construction investigations. NFHA 

will conduct tests in multiple CDBG jurisdictions across the country, targeting cities where no private, non-profit, full service 

fair housing centers currently operate. NFHA will develop systemic investigations based on initial testing evidence and bring 

administrative or legal enforcement actions, which will program recipients with more knowledge about how discrimination 

occurs in their localities.

Washington National Fair Housing Alliance FHOI-LENDING $324,943

The NFHA will test and investigate mortgage lending discrimination and REO foreclosure discrimination in three metropolitan 

areas to analyze if and how mortgage credit may be limited or denied to members of the federally protected groups, especially 

people with disabilities. NFHA will further investigate the maintenance and marketing practices of REO properties in four 

cities to determine if the racial and/or ethnic composition of neighborhoods impacts the quality of maintenance by the 

banks and asset managers. If NFHA identifies discriminatory conduct, it will file administrative/legal complaints against the 

discriminating banks and/or asset managers. 

Washington National Fair Housing Alliance EOI- $1,499,995

The NFHA will produce a centralized, coordinated print, multi-media and web-based effort to educate the public about 

recognizing discrimination and knowing their fair housing rights. On air, the campaign will include TV Public Service 

Announcements (PSAs) in English and Spanish. In addition to marketing fair housing, the campaign will work with the HUD 

and private fair housing groups to collect information about the relationship between public service advertising and the filing 

of complaints. 
99

Annual Report on Fair Housing

FLORIDA

Daytona Beach Community Legal Services of Mid-Florida, Inc. PEI-MYFC $325,000

Community Legal Services of Mid-Florida, Inc. (CLSMF) will perform extensive fair housing outreach/education, throughout 

Central Florida in order to identify victims of housing discrimination. CLSMF will provide fair housing educational material 

in English, Spanish, Vietnamese, and Creole, while the CLSMF staff will conduct fair housing and fair lending educational 

workshops in English and Spanish to educate service area residents on discriminatory housing practices. These projects will 

be combined with extensive testing in these areas.

Daytona Beach Community Legal Services of Mid-Florida, Inc. FHOI-LENDING $325,000

CLSMF will provide complaint intake, and help homeowners resolve their complaints by filing them with the appropriate 

agency and through litigation. CLSMF will provide outreach materials available in several languages and large print. In addition, 

CLSMF will coordinate a statewide Fair Housing Summit and trainings about the importance of fair lending for stakeholders. 

Lastly, CLSMF will determine if discriminatory practices exist by examining lending patterns and auditing mortgage lenders 

and mortgage rescue services.

Jacksonville Jacksonville Area Legal Aid, Inc. PEI-MYFC $324,902

Jacksonville Area Legal Aid, Inc. (JALA) will conduct intake, testing, investigations, enforcement, and mediation and litigation of 

fair housing discrimination complaints. Specifically, JALA will expand current investigations into systemic housing investigations 

and investigate discrimination against the LGBT community. Systemic investigations may include investigation of discrimination 

in rental, sales, and lending and include HUD-funded entities, institutional organizations, jurisdictional agencies, and public 

and private housing providers.

Jacksonville Jacksonville Area Legal Aid, Inc. FHOI-LENDING $324,986

Jacksonville Area Legal Aid will prioritize and target mortgage abuses involving lending institutions and mortgage service 

providers by identifying mortgage abuses that are a direct product of the systemic discrimination directed at Jacksonville’s 

African American and disabled communities. The goal is to increase loan modifications or homes otherwise saved from 

foreclosure for eligible protected class homeowners.

Jacksonville Jacksonville Area Legal Aid, Inc. EOI-G $124,862

JALA will enable its attorneys to address the systemic discrimination of African American families and the disabled by 

educating consumers about mortgage abuses, debt relief options, and how to avoid scams. Education efforts will focus on 

relief options that may include temporary forgiveness of monthly payments, mortgage terms modification, Federal Trade 

Commission penalties, and other foreclosure prevention loan servicing required by fair housing laws, federal regulations, and 

loan servicing guidelines.

Lantana Fair Housing Center of the Greater Palm Beaches, Inc. PEI-MYFC $321,723

The Fair Housing Center of the Greater Palm Beaches, Inc. (FHC) will provide comprehensive services to persons with LEP to 

include complaint intake and legal support to victims of illegal housing practices. FHC will conduct testing programs for lending 

institutions, real estate, and rental management professionals. FHC will conduct fair housing education and outreach to the 

private housing industry, public housing authorities, and Community Development Corporations, and the general public. FHC 

will also monitor media for compliance to fair housing advertising guidelines. 
100

Annual Report on Fair Housing

Melbourne Fair Housing Continuum, Inc. PEI-MYFC $320,667

The Fair Housing Continuum, Inc. (Continuum) will provide a full range of fair housing enforcement activities to all persons 

protected under the FHA in its expanded service area. The grant emphasis will be underserved communities of homeless 

persons, issues of non-English speaking immigrant populations, and persons with disabilities. The Continuum will: recruit 

and train testers and conduct tests; conduct training events and accessibility workshops, assist persons with reasonable 

accommodations; and conduct intake of fair housing complaints and refer complaints to HUD.

Tampa Bay Area Legal Services, Inc. PEI-MYFC $292,920

Bay Area Legal Services, Inc. will serve populations in high needs areas by providing provide educational activities to residents 

who lack of knowledge of fair housing rights as well as informing housing providers about fair housing obligations. Bay 

area Legal Aid will use enforcement efforts to eliminate discriminatory practices in rental, sales, and lending; and obtain 

reasonable accommodations and accessibility for disabled persons. 

West Palm Beach Legal Aid Society of Palm Beach County, Inc. PEI-MYFC $313,246

Legal Aid Society of Palm Beach County, Inc. (LASPBC) will address local discriminatory housing practices by investigating, 

litigating, and referring fair housing complaints; recruiting and training new testers and conducting tests. LASPBC will also 

conduct education and outreach activities and produce a quarterly newsletter. The project will concentrate on resolving fair 

housing complaints through mediation or other voluntary resolution processes rather than through litigation.

West Palm Beach Legal Aid Society of Palm Beach County, Inc. FHOI-LENDING $325,000

The LASPBC will use this grant to systematically investigate lending discrimination complaints and litigate if warranted. 

LASPBC will recruit and train new testers and conduct tests of lending institutions and mortgage-related services. LASPBC will 

also conduct education and outreach activities targeting underserved communities of immigrant populations, persons with 

disabilities. Enforcement activities will include intake and evaluation of lending discrimination complaints and systematic 

investigations. LASPBC will concentrate on resolving complaints through mediation or other voluntary resolution processes 

rather than through litigation.

GEORGIA

East Point Metro Fair Housing Services, Inc. PEI-MYFC $325,000

Metro Fair Housing Services, Inc. will continue its core fair housing activities in the greater Atlanta MSA and open a satellite 

office in the northern region of Gwinnett County to provide greater access in bordering areas and in areas with large Latino 

communities that include Forsyth, Hall, Barrow, and Jackson Counties and the northern end of Fulton and DeKalb Counties. 

Activities will include a full-scale fair housing program that includes education and outreach, complaint intake, and systemic 

testing; the filing bona fide fair housing complaints with HUD and collaborations with faith-based and community organizations.

HAWAII

Honolulu Legal Aid Society of Hawaii PEI-MYFC $325,000

The Legal Aid Society of Hawaii’s Fair Housing Enforcement Program will conduct a full service enforcement program for 

fair housing, concentrating on increasing systemic testing in sex and gender discrimination; increasing systemic testing 

for accessibility and structural violations; and expanding testing statewide. Education and outreach activities will include 

providing fair housing law education and outreach to individuals, including persons with disabilities, and to agencies servicing 

persons with disabilities, and distributing outreach brochures in English and other languages.
101

Annual Report on Fair Housing

IDAHO

Boise Intermountain Fair Housing Council, Inc. PEI-MYFC $324,630

The Intermountain Fair Housing Council (IFHC) will provide a statewide full-service fair housing enforcement program designed 

to address systemic housing issues across agencies and industries focused on home-seekers who are low-income rural, recent 

immigrants, persons with disabilities, and single female heads-of-households with children. IFHC will provide a full-spectrum 

of fair housing services. Fair housing investigation and enforcement activities will include systemic investigations and site 

design and construction assessments. Education activities will include education to housing providers and refugee/immigrant 

households; radio and cable TV fair housing programs in Spanish and events with community organizations or faith based 

organizations.

ILLINOIS 

Chicago Access Living of Metropolitan Chicago PEI-MYFC $325,000

Access Living of Metropolitan Chicago (Access Living) will advance the housing rights of people with disabilities within 

its service area. Investigation and enforcement services will include work to combat discrimination, expand fair housing 

opportunities and choice, assist individuals’ transition from institutions into community-based housing, improve rental 

housing, promote accessible housing, and foster compliance with fair housing laws. Education assistance activities will 

include empowering consumers to solve fair housing disputes on their own, instructing housing providers on how to comply 

with fair housing laws, and teaching architects and developers about new construction requirements. 

Chicago Chicago Lawyers’ Committee for Civil Rights Under Law, Inc. PEI-MYFC $325,000

The Chicago Lawyers’ Committee for Civil Rights (CLC) will conduct intake, investigation including testing and systemic 

investigation, mediation and litigation, and outreach, education, and training. Specifically, CLC will receive discrimination 

complaints and refer cases to a panel of 35 pro bono lawyers from Chicago law firms. CLC will also recruit testers and conduct 

complaint-based and systemic testing for housing rental, sales, or lending. Lastly, CLC will reach people through its education 

and outreach efforts with fair housing brochures and presentations in English, Spanish, and other languages. In addition CLC 

will hold events in collaboration with the Illinois Department of Human Rights, a FHAP grantee. 

Chicago John Marshall Law School PEI-MYFC $279,951

The John Marshall Law School (JMLS) will continue to fund the Fair Housing Legal Clinic, a broad-based, full-service project 

assisting persons who have been discriminated against in housing with legal representation. The Clinic will educate 

approximately 116 law students and 3 attorney fellows; conduct matched tests to determine if discrimination has occurred 

and conduct investigations and analyze all documentation to uncover patterns of discrimination that would present the need 

for systemic investigation; conduct education and outreach activities to educate the community about the fair housing laws 

and to inform persons of their rights under the law; and develop new partnerships.

Chicago John Marshall Law School FHOI-LENDING $324,966

The JMLS will build its capacity to provide enforcement that addresses mortgage lending discrimination and provide 

education in the community about enforcing federal prohibitions on lending discrimination. To that end, JMLS will investigate 

allegations of lending discrimination; analyze evidence to uncover patterns of discrimination and possible systemic violations; 

identify, interview, and assist borrowers who have been injured by discriminatory lending practices that relate to mortgages, 

refinancing or loan modifications, or mortgage rescue scams and when necessary file systemic complaints to remedy the 

violations and prevent illegal practices in the future. 
102

Annual Report on Fair Housing

Chicago John Marshall Law School EOI-HEC $99,865

The JMLS will continue its Fair Housing Undergraduate Internship program. Specifically, the school’s Fair Housing Legal Support 

Center (Center) will recruit, select, register, educate, and supervise internship placements for 12 students interested in fair 

housing law and enforcement. JMLS will also translate fair housing information for LEP populations. The school will distribute 

materials to the public at student-led presentations and two fair housing seminars, and to partners of higher education 

institutions and as well as local fair housing enforcement agencies. In addition, the Center will continue to strengthen its 

academic partnerships and establish a new partnership with a faith-based higher education institution, and strengthen its 

nonprofit local fair housing organization partnerships to develop viable internship placements.

Homewood South Suburban Housing Center PEI-MYFC $324,775

South Suburban Housing Center (SSHC) will conduct comprehensive fair housing and fair lending enforcement, counseling, 

and advocacy assistance for victims discriminatory practices, bolster education and outreach to heighten awareness by 

vulnerable protected groups. SSHC will help build the capacity of local governments through training and cooperative efforts 

to implement regional activities to AFFH. 

Homewood South Suburban Housing Center FHOI-LENDING $224,400

SSHC will address lending discrimination in the south Chicago metropolitan region. SSHC will implement fair housing 

enforcement, counseling, and advocacy assistance for victims of mortgage discrimination and conduct education and outreach 

awareness to prevent predatory lending, mortgage fraud, and mortgage modification scams. SSHC will assist mortgage 

distressed families affected by discriminatory lending market practices with their current loan workout, refinance, and other 

loan modification options to achieve successful resolutions. Finally the Center will produce an instructional video and provide 

of education and counseling awareness activities to prevent the spread of fraudulent mortgage and rescue scam activities.

Rockford Prairie State Legal Services, Inc. FHOI-CDGC $325,000

Prairie State Legal Services, Inc. (PSLS) will develop its enforcement and education and outreach capacity. PSLS will process 

and file or refer complaints, assist with reasonable accommodations, negotiate, monitor, and enforce agreements and 

provide legal representation. PSLS will recruit and train testers and conduct tests, including lending discrimination tests and 

investigate systemic discrimination against Hispanics in sales or lending and refer results HUD or the Illinois Department of 

Human Rights. PSLS will counsel individuals with LEP on fair housing rights, and deliver any required training. Community 

outreach will include a regional fair housing planning process and a referral protocol and work agreements with community 

agencies and fair housing based groups. PSLS will give fair housing and AFFH presentations, hold a housing resource fair, 

distribute materials, and place ads on public transportation and social network sites. 

West Chicago HOPE Fair Housing Center PEI-MYFC $324,020

HOPE Fair Housing Center (HOPE) will conduct rental, accessibility, and lending investigations, and request and review 

Public Housing Authority AFFH plans. HOPE will expand its systemic investigations, including those for accessible housing, 

discrimination in availability or terms and conditions against disabled persons in rental housing, and investigations into bank 

owned, foreclosed homes. HOPE will begin conducting systemic investigations of real estate sales practices in Northern Illinois

West Chicago HOPE Fair Housing Center EOI-AFFH $124,991

HOPE will provide two web-based training sessions marketed to the Public Housing Authorities (PHAs) located in the HUD’s 

Region V. The first training will include: the fundamental requirements of the FHA, Section 504, and other key civil rights laws; 

HUD guidance and the requirement to AFFH; and key points of data PHAs need to analyze for fair housing and AFFH compliance. 

The second training will include: a checklist of essential fair housing, civil rights, and HUD related policies; resources and 

information about PHA best practices, including Moving to Work, Mobility Counseling, and innovative programs such as the 

Inclusive Communities Project “Mobility Works” program and outcomes; and resources for overcoming NIMBY-ism. 
103

Annual Report on Fair Housing

West Chicago HOPE Fair Housing Center FHOI-LENDING $324,962

HOPE will expand its systemic investigations into REO homes in select comparable neighborhoods and continue to conduct 

lending investigations, focusing on Chicago, which has continued high foreclosure rates, and in the more remote and rural 

locations HOPE serves. In addition, HOPE will conduct systemic investigations of mortgage lending practices in Northern 

Illinois, including the lending terms and conditions or availability for persons with disabilities. Lastly, HOPE will continue its 

education and outreach for persons in protected classes, neighborhood groups, housing providers, and the public. 

West Chicago HOPE Fair Housing Center EOI-HEC $99,998

HOPE will target college, university and ESL (including adult classes) students by conducting presentations within HOPE’s 

30-county service area to students and new immigrants learning English by providing useful fair housing information and 

resources. HOPE will continue to partner with the John Marshall Law School (JMLS) Fair Housing Clinic in recruiting interns 

for its Fair Housing Undergraduate Internship program. This collaboration between HOPE and JMLS maximizes and leverages 

HUD funds by creating a synergy in educating, recruiting, mentoring, and inspiring the next generation. HOPE will also review 

and analyze the before and after fair housing surveys and create a report documenting program outcomes.

INDIANA

Indianapolis Fair Housing Center of Central Indiana, Inc. FHOI-CDGC $324,709

The Fair Housing Center of Central Indiana (FHCCI) will assist the 1.8 million residents of the 11 counties of Central Indiana. 

Specifically, the project will: 1) increase ability to AFFH, 2) expand the public’s knowledge of the services of the FHCCI 

to uncover allegations of housing discrimination, 3) build the capacity to conduct all forms of testing and enhance other 

investigation tools to effectively address identified unlawful discrimination, 4) support additional public training programs on 

fair housing and diversify the types of programs, 5) increase distribution of publications and support partnerships to translate 

FHCCI publications into Burmese, and 6) expand capacity under current projects related to the investigation of systemic 

predatory lending allegations and other systemic investigations. 

KENTUCKY

Lexington Lexington Fair Housing Council, Inc. PEI-MYFC $296,996

Lexington Fair Housing Council, Inc. will expand testing as well as provide: a hotline and training for housing providers; 

immediate advice to those under pressure to take out predatory loans; education and monitoring for local home ownership 

programs; multi lingual outreach and workshops to the community; promotion of language access by housing providers; a 

partnership with Kentucky State University to educate students about fair housing laws; and intake, litigation, and mediation 

of fair housing complaints. 

LOUISIANA

New Orleans Greater New Orleans Fair Housing Action Center, Inc. PEI-MYFC $325,000

The Greater New Orleans Fair Housing Action Center (GNOFHAC) will provide services to individuals and families in the New 

Orleans Metropolitan Statistical Area. As the only Qualified Fair Housing Organization in the state, GNOFHAC will also continue 

to provide assistance to persons who believe that they have been victims of housing discrimination and investigate complaints 

of housing discrimination throughout Louisiana.
104

Annual Report on Fair Housing

New Orleans Greater New Orleans Fair Housing Action Center FHOI-LENDING $325,000

The GNOFHAC will build its capacity to provide fair lending services throughout Southeast Louisiana, with a particular focus 

on New Orleans. Fair housing investigations and enforcement in relation to mortgage lending discrimination and mortgage 

modification scams will include testing and systemic investigations, complaint intake and referral, and case management. 

GNOFHAC will assist clients facing foreclosure, because of probable violations of the FHA, with housing counseling and 

foreclosure prevention assistance. Lastly, GNOFHAC will conduct education and outreach on the FHA and other consumer 

protection laws.

New Orleans Greater New Orleans Fair Housing Action Center EOI-G $125,000

The GNOFHAC will provide fair housing education, outreach, and referral services in the greater New Orleans metro area. 

Specifically, GNOFHAC will conduct student/teacher fair housing workshops based on the children’s book The Fair Housing 

Five & the Haunted House, and distribute the book to all schools serving elementary and middle school age students in 

Orleans Parish. GNOFHAC will provide housing discrimination and financial management training to prospective homebuyers 

and develop a curriculum and course materials to train small landlords; and a second to train Louisiana tenants. They will 

further develop an online curriculum and course materials and obtain continuing education certification to provide fair 

housing training to architects and Louisiana realtors. In addition, GNOFHAC will produce a fair housing summit and events for 

Fair Housing Month and maintain a fair housing blog on GNOFHAC’s website.

MAINE

Portland Pine Tree Legal Assistance, Inc. PEI-MYFC $325,000

Pine Tree Legal Assistance, Maine’s only qualified fair housing organization, will operate Maine’s only statewide full service 

fair housing project. Activities will include enforcement of federal and state laws prohibiting housing discrimination in rental 

housing as well as mobile home parks, an important source of homeownership in rural Maine. Testing will identify systemic 

discrimination against all protected categories, with a special emphasis on discrimination against underserved populations 

including individuals in rural areas, individuals with disabilities and those who are immigrants or have LEP. The project’s 

education and outreach efforts will strengthen awareness of fair housing laws among individuals vulnerable to discrimination, 

and strengthen capacity among government and nonprofit partners to enforce and extend fair housing protections for all 

vulnerable individuals throughout Maine

MARYLAND

Baltimore Baltimore Metropolitan Council, Inc. EOI-G $125,000

Baltimore Metropolitan Council (BMC) will contract or partner with public and private fair housing groups to conduct fair 

housing education and outreach. Education activities will include trainings for attorneys, real estate agents, landlords, 

property managers, and other housing professionals on fair housing; meetings and workshops to educate elected officials 

and high-level jurisdictional staff on their duty and responsibility to AFFH; and trainings for local housing counseling agency 

staff to better equip them to educate their clients on their fair housing rights. In addition, BMC will develop and distribute 

a comprehensive series of written materials targeted to various audiences, including tenants, prospective homebuyers, 

real estate agents, homeowner and condominium associations, and property managers and work with the Maryland MultiHousing Association to improve online information on available rental units, including affordable units that have accessibility 

features for people with mobility impairments. 

Baltimore Baltimore Neighborhoods, Inc. PEI-MYFC $324,411

Baltimore Neighborhoods, Inc. (BNI) will continue its ongoing activities of monitored testing, investigating fair housing 

complaints, mediating disputes between complainants and landlords, litigating fair housing cases, and disseminating 

information about fair housing laws. BNI will expand its fair housing activities to other jurisdictions throughout the state, 

focusing on the Eastern Shore, and Prince George’s, Carroll, and Anne Arundel counties, which will enable it to create systemic 

investigations of housing discrimination. 
105

Annual Report on Fair Housing

MASSACHUSETTS

Boston Fair Housing Center of Greater Boston EOI-HEC $100,000

The Fair Housing Center of Greater Boston (FHCGB) will work with university faculty to develop three academic modules that 

will integrate a fair housing curriculum with a student internship component within a public policy and an urban design course 

offered at Tufts University and an urban design seminar offered through the Gateways Program at the Boston Architectural 

College. The Tufts intern will research the effectiveness of AI in Somerville, Medford, and Cambridge. The Boston Architectural 

College intern will help FHCGB set up fair housing/disability access trainings with the building departments of select cities 

and towns in FHCGB’s five-county area. FHCGB staff will participate in seminars, colloquia, and campus events for faculty and 

students that will present the latest trends in fair housing and its impact on the urban planning/design profession, emphasize 

fair housing as a long-term career possibility, and introduce students to fair housing professionals

Boston Fair Housing Center of Greater Boston PEI-MYFC $325,000

FHCGB will serve the populations of the Essex, Middlesex, Norfolk, Suffolk, and Plymouth counties, and the project will serve 

members of all protected classes under the FHA and substantially equivalent state law. FHCGB will provide education and 

training sessions to housing seekers and housing providers in 12 languages and provide nine AFFH trainings to non-profit 

organizations, cities, towns, and/or municipalities. 

Boston Fair Housing Center of Greater Boston FHOI-LENDING $138,831

FHCGB will study two area banks and prepare report on how they maintain and market foreclosed properties, through testing 

and surveying those properties in certain neighborhoods; conducting outreach in the targeted service areas to uncover 

discriminatory violations of lending laws and conducting intake for individual and/or systemic cases based on those violations. 

In addition, FHCGB will recruit, train, and/or re-train 20 lending testers and will conduct 50 tests, using matched-pair tests, 

testing by bona fide home-seekers, and testers seeking pre-approvals for loans to determine if disparate treatment based on 

protected classes is detected. FHCGB will conduct 10 fair lending trainings as needed.

Boston Suffolk University EOI-HEC $100,000

The Suffolk University Law School (SULS) Housing Discrimination Testing Program will create a fair housing fellowship program 

with four internships in government, non-profit, and other organizations conducting fair housing work. Additionally, SULS 

will develop and offer a for-credit, experiential learning fair housing seminar course that will allow students to engage in the 

investigatory process related to fair housing testing. SULS will also host a one and a half day fair housing conference to bring 

together students and those working across the country to AFFH. Lastly, SULS will host quarterly meetings with students, the 

HUD FHIP and FHAPs, and others engaged in fair housing work to discuss best practices and share knowledge. 

Boston Suffolk University FHOI-CDGC $175,000

The SULS Housing Discrimination Testing Program (HDTP) will build its capacity to enforce the prohibitions on discrimination 

as set forth under the FHA through testing, education, and bringing fair housing cases. The school program will continue its 

systemic and complaint-based testing in the Metropolitan Boston region, referring bona fide complaints to partners such as 

the Massachusetts Attorney General’s Office, the Massachusetts Commission Against Discrimination, and the Boston Fair 

Housing Commission. In addition, the SULS-HDTP will offer educational opportunities including workshops, training sessions, 

and a fair housing course for law students. SULS is a HUD collegiate partner that has offered a fair housing course to law 

students and will work to continue to offer the course. 
106

Annual Report on Fair Housing

Holyoke Housing Discrimination Project Inc. PEI-MYFC $325,000

Housing Discrimination Project Inc. (HDP) will address housing discrimination and segregation in an MSA currently ranked 

number one for White/Latino segregation. HDP will recruit testers and conduct complaint-based or systemic tests and 

systemic testing investigation to uncover discriminatory treatment of individuals with LEP, individuals with hearing, vision, 

and cognitive impairments, and discriminatory treatment of Latinos and African Americans by realtors and mortgage lenders. 

Where testing shows evidence of discrimination, HDP will seek to negotiate settlements that provide for broad affirmative 

relief including damages, training, affirmative advertising, and active monitoring. Meritorious complaints will be filed with 

the HUD, the Massachusetts Commission Against Discrimination, or in court. HDP also will partner with the Holyoke Housing 

Authority to create a housing mobility program for Section 8 voucher holders, analyze zoning policies in local municipalities, 

and conduct education and outreach. 

Worcester Community Legal Aid, Inc. PEI-MYFC $320,214

Community Legal Aid, Inc. (CLA) of Worcester, Massachusetts will perform fair housing investigation and enforcement 

activities throughout central Massachusetts. Specifically, CLA will conduct outreach and investigate complaints of housing 

discrimination, recruit and train testers for complaint-based and audit tests, and litigate meritorious cases, obtaining 

monetary damages and injunctive relief for clients. In addition, CLA will educate the region’s public housing authorities on 

their obligations to applicants and tenants with LEP and their fair housing responsibilities during the admissions and eviction 

processes. In addition, CLA will develop and distribute fair housing materials, and hold community legal education workshops 

for vulnerable populations, housing providers, local government, and human service providers. Lastly, CLA will participate in 

a working group of the HUD FHIP-funded organizations and the state’s largest HUD FHAP. 

Worcester Community Legal Aid, Inc. FHOI-LENDING $204,800

CLA will conduct investigation and enforcement activities for vulnerable homeowners at risk for, threatened with, or 

experiencing lending discrimination or foreclosure due to unfair lending practices and other violations of state and federal 

law throughout central and western Massachusetts. CLA will research to pinpoint concentrations of minority, immigrant, and 

other vulnerable homeowners for outreach to include legal lending, foreclosure, and mortgage rescue scheme education 

workshops, brochure creation and distribution, newspaper articles and advertisements, and local cable TV appearances. To 

expand its systemic work, CLA will investigate whether communities of color are being affected by discriminatory maintenance 

and marketing of REO properties. Lastly, CLA will participate in a working group of the state’s FHIP-funded organizations and 

its largest FHAP to share best practices. 

MICHIGAN

Ann Arbor Fair Housing Center of Southeastern Michigan PEI-MYFC $275,765

The Fair Housing Center of Southeastern Michigan (FHC-Southeast) will continue to assist residents with reasonable 

accommodations and make important gains in litigation and testing on behalf of women facing sexual harassment, people 

with disabilities, complainants suffering retaliation, victims of domestic violence, and same-sex couples. These services will 

be targeted using systematic testing, advertising, advocate trainings, and referrals for legal aid.

Detroit Fair Housing Center of Metropolitan Detroit PEI-MYFC $299,525

Fair Housing Center of Metropolitan Detroit (FHCMD) will continue work for effective resolutions of complaints of 

discrimination. FHCMD will conduct investigations of complaints; conduct 270 fair housing tests in relation to those complaints; 

that those investigations, and other investigations conducted by FHCMD, will provide sufficient basis to refer 180 complainants 

to administrative agencies and 15 of the cases will have sufficient evidence to warrant referral for administrative and/or possible 

court action. 
107

Annual Report on Fair Housing

Flint Legal Services of Eastern Michigan PEI-MYFC $266,448

Legal Services of Eastern Michigan (LSEM) will address the needs of low-income and disabled individuals who have experienced 

housing-related discrimination. LSEM will offer a full range of fair housing testing and enforcement services in four of its 

service counties, and complaint-based fair housing services in 10 counties. Activities will include comprehensive testing; fair 

housing education and outreach; targeted investigations; and the filing of an enforcement proposal. 

Grand Rapids Fair Housing Center of West Michigan PEI-MYFC $325,000

The Fair Housing Center of West Michigan (FHCWM) will provide comprehensive fair housing enforcement services in 

a 12-county service area in west Michigan and fair housing services to two-thirds of Michigan as needed. Activities will 

include working the rental and homeownership markets to provide fair housing enforcement and related services to people 

within all federally protected classes. The FHCWM will undertake activities specifically targeted toward expanding previous 

FHIP funded activities and conducting systemic investigations of housing discrimination.

MINNESOTA

Minneapolis Mid-Minnesota Legal Aid PEI-MYFC $325,000

Mid-Minnesota Legal Aid (Legal Aid) will partner with Southern Minnesota Regional Legal Services to improve Fair Housing 

Act enforcement in 53 southern and central Minnesota counties. Legal Aid will provide fair housing enforcement services to 

complainants, conduct fair housing testing, and collaborate with the St. Paul Department of Human Rights to address systemic 

discrimination through testing, training, and enforcement. Legal Aid also will help strengthen area jurisdictions’ efforts to 

develop the 2014 Regional AI, participate in local transit oriented development planning, analyze regional Section 8 voucher 

utilization data and use the analysis to develop and advocate for best practices to increase use and mobility of the vouchers, 

and create a Spanish language mirror site for its web-based fair housing resource guide.

Minneapolis Mid-Minnesota Legal Aid FHOI-LENDING $325,000

Mid-Minnesota Legal Aid (Legal Aid) will provide services in 53 southern and central Minnesota counties. Activities will 

include provide lending abuse enforcement services to victims of lending discrimination and scams, bait and switch schemes, 

loan flipping, loan packing, mortgage servicing scams, and equity stripping,. They will provide full-service investigation, 

testing, preparation, negotiation, counseling, and assistance with loan modifications, litigation, and related legal services 

to lending abuse complainants to obtain remedies. Legal Aid will investigate and litigate systemic discriminatory lending 

practices to provide relief to complainants and protect others. It will further provide outreach and education about unfair 

housing practices to new immigrant communities and training to local communities on ways to AFFH; and train foreclosure 

counselors, attorneys, other professionals, government officials, and community groups on best practices to address lending 

discrimination and scams.

MISSISSIPPI

Jackson Mississippi Center for Justice FHOI-CDGC $125,000

The Mississippi Center for Justice (Center) will increase the Center’s capacity in fair housing enforcement. Specifically, the 

Center will investigate and analyze allegations and refer complaints to HUD. It will conduct tests in the rental, sales, and 

lending and insurance markets statewide to investigate violations of the FHA. The Center also will address systemic barriers 

to AFFH choice such as the use of exclusionary zoning ordinances and restrictive covenants in four “white flight” counties 

adjacent to metropolitan areas. Lastly, the Center will provide fair housing education and outreach to local and regional 

housing authorities and their staffs and fair housing presentations targeting single mothers.
108

Annual Report on Fair Housing

MISSOURI

St. Louis Metropolitan St. Louis Equal Housing & Opportunity Council PEI-MYFC $324,996

The Metropolitan St. Louis Equal Housing Opportunity Council (EHOC) will AFFH in Missouri and Southern Illinois by offering 

fair housing complaint intake and investigation, advocacy, education, and systemic and complaint-based testing. Education 

and outreach will include a newsletter, workshops, “Know Your Rights” sessions/workshops, and speaking engagements in the 

community. EHOC will continue to update its neighborhood housing locator for five counties in Missouri and Illinois - this tool 

helps people move to areas of opportunity. EHOC will utilize email testing to examine rates of discrimination in the rental, 

sales and lending markets.

MONTANA 

Butte Montana Fair Housing, Inc. PEI-MYFC $167,900

Montana Fair Housing, Inc. (MFH) will eliminate the impediments to fair housing outlined in Montana’s State AI. Activities will 

include intake and the mediation of cases. MFHC will provide enhanced enforcement services through complaint investigation 

activities including testing and other research activities to identify discriminatory housing practices, and the monitoring of 

the design and construction of multi-family buildings. Also, MFHC activities include the referral of meritorious claims to HUD. 

MFH will provide educational opportunities for advocates, housing consumers, and housing providers; distribute a list of 

housing accessible/adaptable for persons with mobility limitations, and work with other organizations serving protected class 

members to AFFH.

NEBRASKA

Omaha Family Housing Advisory Services, Inc. PEI-MYFC $325,000

Family Housing Advisory Services, Inc. (FHAS) will serve Nebraska and western Iowa with broad-based, full service activities. 

These activities include on-site intake, fair housing assessments at partnering agencies. FHAS will conduct investigations and, 

when necessary fair housing testing. FHAS will further fair housing in the region through education and outreach services 

to the general public and professional fair housing enforcement training to staff of agencies; a 24-hour toll free hotline and 

website to assist persons throughout the states of Nebraska and Iowa with complaints of discriminatory housing actions; and 

work with governmental and other planning bodies to AFFH. 

NEVADA

Reno Silver State Fair Housing Council PEI-MYFC $325,000

Silver State Fair Housing Council (SSFHC) will continue its enforcement program and expand its capacity to conduct systemic 

investigations of housing discrimination. SSFHC will conduct complaint intake and assessment, develop viable enforcement 

proposals and refer all bona fide claims to the HUD. SSFHC will continue its testing program as well as track new multifamily 

housing and conduct on-site assessments for enforcement purposes. This funding will also help SSFHC establish a new branch 

office, and develop a tool to help health care professionals write support letters for clients. As part of its outreach efforts, 

SSFHC will provide fair housing information through its website, advertising, social media, and mail and conduct trainings and 

outreach events for housing consumers and housing and social service providers. 
109

Annual Report on Fair Housing

NEW HAMPSHIRE 

Concord New Hampshire Legal Assistance PEI-MYFC $271,061

New Hampshire Legal Assistance (NHLA) will sustain and expand its statewide fair housing operation. NHLA will conduct 

systemic testing and provide phone-assisted counsel and advice or full legal representation, as applicable. NHLA will expand 

its work to identify and develop cases and strategies that help address systemic issues identified in the New Hampshire AI to 

Fair Housing Choice. NHLA will also work to reinforce obligations of AFFH, and to build fair housing capacity and knowledge. 

Founded in 1971, NHLA is a statewide legal aid organization dedicated to providing high quality legal services to vulnerable 

low-income and elderly clients. 

NEW JERSEY

Hackensack Fair Housing Council of Northern New Jersey PEI-MYFC $302,487

The Fair Housing Council of Northern New Jersey (the Council) will use its FHIP grant to serve the entire state of New Jersey. The 

Council will provide intake, investigate, and refer FHIP funded complaints of housing discrimination to HUD. The Council will 

work closely with HUD, the DOJ, and the New Jersey Division on Civil Rights on developing and processing systemic complaints 

of housing discrimination, including recruiting and training testers and conducting rental and sales tests. The Council will 

provide education and outreach on fair housing and Title VIII by addressing community organizations and distributing flyers 

to faith based, veterans, religious, and disability advocacy groups, as well as to local merchants and grass roots organizations. 

The Council also will purchase newspaper, print, and journal ads to advertise the project and its services. 

Newark Citizen Action of New Jersey EOI-G $125,000

Citizen Action of New Jersey (NJCA) will educate New Jersey’s underserved communities on avoiding and reporting predatory 

lending, foreclosure rescue scams, and other fair housing violations, as well as on new issues and trends such as housing 

discrimination against displaced homeowners and renters affected by Hurricane Sandy. Educational and media activities will 

include: train-the-trainer workshops for community leaders and consumer workshops for minority, LEP, and individuals with 

disabilities. NJCA will produce updated materials and curricula that are audience-specific and, targeted for distribution. NJCA 

will prepare a print and broadcast public education media campaign and a social media campaign on fair housing, financial 

education, and avoiding predatory lending and foreclosure rescue scams; as well as a story bank of predatory lending and/or 

foreclosure scam first-person stories for media and consumers. 

NEW YORK 

Bohemia Long Island Housing Services Inc. PEI-MYFC $325,000

Long Island Housing Services (LIHS) will provide counseling, investigations, and tests for familial status in the rental market. 

LIHS will pursue enforcement actions in cases where evidence supports an ability to challenge discrimination. LIHS also will 

conduct systemic rental and sales investigations of real estate agents and housing providers to audit for race, national origin, and 

disability discrimination, and investigate lenders’ practices related to REO Quick Sales in communities with disproportionately 

large African American and Latino populations identified as impacted by foreclosure crisis and predatory lending abuses. 

Outreach and education will include educational events and presentations to raise awareness of rights/resources for 

vulnerable target groups, including English language learner populations, Language Line facilitation of communication with 

LEP requests, and expansion of materials for people with visual and auditory disabilities. 

Bohemia Long Island Housing Services Inc. FHOI-LENDING $325,000

LIHS will by investigate systemic lending discrimination in Long Island’s residential mortgage market. Among other activities, 

LIHS will partner with Hofstra University to analyze lending practices; host a regional conference and distribute a report on 

the lending market of Long Island. LIHS will analyze Home Mortgage Disclosure Act data and related mapping to determine 

discriminatory patters, refine a previously developed lending database, and screen lenders through in-house clients’ 

experience/documents for systemic fair lending violations. LIHS will recruit and train qualified testers to initiate systemic 

lending testing; and, if evidence is found, meet with attorneys to develop casework. 
110

Annual Report on Fair Housing

Bronx Legal Services NYC-Bronx FHOI-LENDING $325,000

Legal Services NYC - Bronx’s Foreclosure Prevention Project will use it grant to serve Bronx homeowners with services to 

prevent foreclosure, redress the effects of discriminatory mortgage practices, prevent or report mortgage rescue scams and/

or servicing abuses, and engage in litigation to address discriminatory lending practices and servicing abuses. These services 

will include a walk-in community court clinic, a foreclosure prevention and fair lending hotline, screening for mortgage rescue 

scams, mortgage loan servicing abuses, and fair housing claims, and foreclosure prevention counseling and legal advice. In 

addition, Legal Services NYC will coordinate the Bronx Foreclosure Prevention and Fair Lending Taskforce, conduct foreclosure 

and fair lending homeowner events, and conduct a Bronx foreclosure and fair lending state-of-the-borough event about the 

current state of the foreclosure crisis in Bronx County.

Brooklyn Brooklyn Legal Services Corporation A FHOI-LENDING $325,000

Brooklyn Legal Services Corporation A (Brooklyn-A) will continue support of its Anti-Predatory Lending/Foreclosure Defense 

Project, which it implements within a federal government identified mortgage foreclosure “hot zone.” The project includes: 

intake at various sites throughout the community to identify homeowners in need of investigation of allegations of housing 

and lending discrimination; abatement of damages through loan modifications, refinancing, and loan workouts; and advocacy 

and direct assistance to victims of the violation of fair housing and fair lending laws and regulations as applied to fraudulent 

or predatory foreclosure rescue schemes and practices. In addition, Brooklyn-A will conduct workshops on site and at local 

community-based organizations and present workshops sponsored by another organization.

Brooklyn South Brooklyn Legal Services, Inc. PEI-MYFC $325,000

South Brooklyn Legal Services (SBLS) will work with an experienced coalition of partners to provide comprehensive assistance 

to New York City. SBLS will generate, screen and investigate referrals where violations of fair housing laws are alleged; test and 

evaluate complaints; refer to HUD and other agencies meritorious cases that appear to violate fair housing laws; and provide 

comprehensive assistance to ensure that persons protected under the fair housing laws do not lose their homes as a result 

of discrimination. SBLS will also train and support advocates assisting homeowners at risk of foreclosure and disseminates 

information about housing and lending discrimination. 

Brooklyn South Brooklyn Legal Services, Inc. FHOI-LENDING $325,000

SBLS will work with an experienced coalition of partners to assist New York City residents facing foreclosure due to discriminatory 

financing, servicing, and foreclosure rescue scams. Focusing on central and east Brooklyn, SBLS will generate and accept 

referrals of clients at risk of foreclosure due to lending discrimination; screen, investigate, and analyze complaints through 

a testing methodology that identifies individual and systemic patterns of discrimination; and map housing discrimination 

claims. SBLS will refer bona fide complaints to state and federal enforcement agencies; file enforcement litigation to address 

systemic lending abuses; and provide legal and other assistance to help targeted homeowners avoid foreclosure and access 

affordable loan modifications. In addition, SBLS will provide training and support to partner local agencies and organizations 

and promote fair housing choice by educating the public about discriminatory practices in lending and home sales and 

foreclosure prevention. 

Buffalo Housing Opportunities Made Equal, Inc. PEI-MYFC $308,167

Housing Opportunities Made Equal, Inc. (HOME) will recruit, select and train testers and implement testing in the Buffalo, 

New York area. HOME will conduct intake of housing discrimination allegations involving federal or state protected classes, 

mediate, and file validated cases of discrimination. Outreach activities will include conducting outreach to municipal 

code enforcement officers about federal accessibility requirements, training participants at agencies serving the disabled; 

and conducting trainings about federal and state fair housing and landlord-tenant law, and landlord trainings to promote 

opportunities for inclusive housing. HOME will attempt to reach potential victims of housing discrimination by distributing 

bilingual fair housing brochures and designing fair housing advertisements for bus shelters and public buses. 
111

Annual Report on Fair Housing

Dunkirk Chautauqua Opportunities, Inc. EOI-G $112,233

Chautauqua Opportunities, Inc. (COI) will conduct education and outreach on discriminatory housing practices to Spanish 

speaking individuals, homebuyers, Hispanics, lenders, and landlords. COI will hold classes to educate participants about fair 

housing laws. Activities include: distribution of fair housing information and counseling; homebuyer education and housing 

counseling; outreach to landlords and lenders, including fair housing classes; and radio and TV fair housing public service 

announcements. Throughout the project, COI will refer bona fide complaints to fair housing enforcement organizations and 

legal aid.

New York City Fair Housing Justice Center PEI-MYFC $324,999

Fair Housing Justice Center (FHJC) will provide fair housing counseling, investigative services, and testing, as well as legal 

referrals of housing discrimination complaints. FHJC will assist households with federal housing vouchers, homeless 

individuals, and families with rental subsidies to overcome barriers to housing choice. FHJC will conduct outreach meetings 

tailored to address issues specific to persons with disabilities, homeless populations, immigrant and limited English-speaking 

communities, and racial minorities, as well as general presentations for others facing barriers to obtaining and maintaining 

housing.

New York City Fair Housing Justice Center, Inc. FHOI-LENDING $322,078

The FHJC will design and implement systemic testing investigation into the pre-application practices of lenders to determine 

whether homebuyers of different races and national origins are afforded the same service and treatment as well as the same 

information about and access to mortgage financing services and products. During the course of the investigation, FJHC will 

coordinate testing and develop and maintain working partnerships with fair lending programs in the New York region recruit 

and train additional testers to participate in the investigations, coordinate tests of selected lenders of interest, and analyze 

test results. At the end of the project, FHJC will brief fair lending organizations and fair housing law enforcement agencies on 

the outcome of the investigations. 

Rochester Legal Assistance of Western NY, Inc. PEI-MYFC $298,000

Legal Assistance of Western New York, Inc. (LawNY) will focus on testing and enforcement in Monroe County and five adjoining 

rural counties. LawNY’s complaint-based and systemic testing of the rental housing market will be coordinated with the 

Geneva Human Rights Commission (GHRC) and systemic testing for discriminatory practices related to Section 8 Vouchers 

will be coordinated with the Rochester Housing Authority. LawNY will conduct testing of Low Income Tax Credit projects. 

Meritorious complaints from the rural area surrounding Geneva will be investigated and referred to LawNY attorneys for 

enforcement in U.S. District Court and administrative forums. The project will assist the Rochester Housing Authority and the 

City of Rochester to formulate strategies to address discriminatory housing practices revealed by systemic testing. 

Staten Island Legal Services NYC FHOI-LENDING $325,000

Staten Island Legal Services will support work to prevent foreclosure of homes owned by members of racial minorities, elderly 

persons, and immigrants. The individual casework will include legal advice and assistance to pro se litigants, loan negotiation, 

representation in court, and referral to housing counselors, government enforcement agencies. They will also provide 

financial counseling; and community education.

Staten Island Legal Services NYC Staten Island PEI-MYFC $325,000

Staten Island Legal Services (SILS) will provide client-based and systemic work to prevent foreclosure of homes owned by 

members of racial minorities, elderly persons, and immigrants. SILS will continue to expand their current work of serving 

additional homeowners and undertaking new systemic efforts. Activities will include legal advice and assistance to pro se 

litigants; loan negotiation; representation in court; referral to housing counselors, government enforcement agencies, and 

financial counseling; and community education.
112

Annual Report on Fair Housing

Syracuse Fair Housing Council of Central New York, Inc. PEI-MYFC $322,025

The Fair Housing Council of Central New York, Inc. (Council) will conduct telephone intake as the first step to opening fair 

housing investigations and screening complaints. The Council will analyze the business practices of housing providers as well 

as recruit and train testers annually and administer paired rental tests. The Council will also conduct fair housing counseling 

for clients in need; maintain a website with fair housing information establish web pages for social networking sites, create a 

blog page, and update the web site. The Council will conduct outreach throughout the organization’s service area to educate 

the public, service providers, and distribute posters and brochures to educate and inform the public about fair housing.

White Plains Westchester Residential Opportunities, Inc. PEI-MYFC $325,000

Westchester Residential Opportunities, Inc. (WRO) will continue to implement a systemic fair housing testing program and 

expand its geographic reach by engaging in more comprehensive testing throughout the lower Hudson Valley region of New 

York, including Westchester, Rockland, and Putnam Counties. WRO will continue testing for unlawful discrimination against 

Section 8 voucher holders, expanding to cover all three counties; and continue administering a comprehensive fair housing 

enforcement program, providing assistance to victims of housing discrimination through a vigorous program of complaint 

intake and investigation, and resolution through mediation or litigation. New activities will include co-sponsoring CLE 

education with Pace Law School to train regional lawyers how to litigate fair housing complaints, and implementing an Equal 

Housing in the Lower Hudson Valley Program.

North Carolina

Raleigh Legal Aid of North Carolina, Inc. FHOI-CDGC $325,000

The Fair Housing Project of Legal Aid of North Carolina (LANC) will provide a full-service fair housing project to residents 

throughout North Carolina, targeting underserved populations. Specifically, LANC will provide complaint intake and referral 

services, assisting individuals with fair housing; conduct tests. LANC will hold education and outreach training events, for 

homebuyers and renters as well as the Hispanic, the LEP and the disability communities. They will also train local governments 

and CDBG recipients on AFFH, and train housing providers and local housing providers on design and construction accessibility 

requirements. LANC will hold a conference focused on fair housing and will distribute a total of 5,000 pieces of literature in 

English and Spanish.

OHIO

Akron Fair Housing Contact Services, Inc. PEI-MYFC $325,000

Fair Housing Contact Service (FHCS) will continue delivering comprehensive fair housing investigation, testing, and enforcement 

activities to all persons protected under Federal, state, and local fair housing laws. FHCS will also expand activities to include 

systemic housing investigations, AFFH and the development of mobility counseling protocols and local policies to remove 

identified impediments to fair housing choice. 

Akron Fair Housing Contact Service, Inc. EOI-AFFH $118,739

FHCS will continue delivering comprehensive fair housing investigation, testing, and enforcement activities along with expanded 

education and outreach. FHCS will expand activities to include the development and production of an AFFH curriculum to 

train recipients of federal funds and to provide to teachers and students, landlords and housing industry representatives, 

and state and local government personnel. FHCS will conduct outreach to households to provide information on available 

affordable housing in jurisdictions that have open, diverse, and equitable housing patterns, and work with developers to 

provide information on universal design and visitability standards. 
113

Annual Report on Fair Housing

Cincinnati Housing Opportunities Made Equal of Greater Cincinnati, Inc. PEI-MYFC $324,530

Housing Opportunities Made Equal of Greater Cincinnati (HOME) will provide comprehensive fair housing enforcement 

services under, state and local civil rights laws, including investigating client concerns, advising clients on enforcement 

options, and conducting systemic testing of the housing market. HOME will audit new multifamily construction to ensure 

compliance with the accessibility requirements of the FHA and review condominium and homeowner association rules for 

discrimination against families with children. HOME also will train local government departments on fair housing law and 

conduct advertising and presentations in the community to ensure that residents know their fair housing rights and are aware 

of HOME’s services. Lastly, HOME will help families with Housing Choice vouchers make integrative moves to neighborhoods 

of opportunity and sponsor a roundtable to share best practices in building stable integrated communities. 

Cleveland Housing Research & Advocacy Center PEI-MYFC $325,000

The Housing Research & Advocacy Center (Housing Center) will provide services to all protected class members in Ohio’s 

Cuyahoga and Lorain Counties with a focus on tasks designed to reduce discrimination against persons with disabilities, 

African Americans, Hispanic/Latinos, Arab Americans and Muslims, and families with children. Enforcement-related activities 

will include assisting potential victims of housing discrimination through intake, investigation of complaints, and assistance 

with the filing of complaints with administrative agencies, fair housing audits, reviews of rental policies and procedures, 

monitoring housing advertisements for illegal statements, and housing related research reports. Education and outreach 

activities will include trainings for real estate professionals about fair housing laws, trainings for transitional housing residents 

and/or providers, and preparation and distribution of quarterly newsletters. 

Dayton Miami Valley Fair Housing Center, Inc. PEI-MYFC $325,000

The Miami Valley Fair Housing Center, Inc. (MVFHC) will address housing discrimination through ongoing enforcement and 

education activities. MVFHC will continue to implement systemic investigation and enforcement by intake of allegations 

of housing discrimination, testing, and other investigative work to provide a just resolution for fair housing discrimination; 

mediation or other voluntary resolution of allegations of fair housing; and litigation of fair housing cases, including procuring 

expert witnesses. MVFHC will conduct fair housing and fair lending workshops for residential housing consumers, private and 

public housing professionals, and underserved individuals in all protected classes under Federal, state and local laws, and 

distribute print materials, PSAs and pre-recorded and live broadcast programs for TV, internet, and radio, certified professional 

curricula, and fair housing information on its websites.

Dayton Miami Valley Fair Housing Center, Inc. FHOI-LENDING $325,000

The MVFHC will continue its lending discrimination work through: intake and investigation of lending discrimination and 

complaint support to enforce other fair lending laws. MVFHC will assist consumers with loan workouts, refinancing, or 

modifications resulting from violations of the FHA and provide education and counseling to those who may have encountered 

lending discrimination.

Painesville Fair Housing Resource Center, Inc. PEI-MYFC $325,000

Fair Housing Resource Center, Inc. (FHRC) will continue and expand systematic housing discrimination investigations via rental, 

lending, sales, zoning, and accessibility testing programs, and educational programs. The initiatives will be expanded through 

fair housing complaint and investigation services into the tri-county area of Lake, Geauga, and Ashtabula Counties. FHRC will 

also conduct one regional Fair Housing Seminar and six county-specific fair housing seminars; conduct an analysis of Ashtabula 

and Geauga Counties Community Housing Improvement Strategy to determine if they are AFFH; conduct monitoring of Lake 

County; expand EOI-s through various media outlets; and engage and involve the community in the tri-county region. 
114

Annual Report on Fair Housing

Toledo Fair Housing Opportunities Inc. dba Fair Housing Center PEI-MYFC $325,000

The Toledo Fair Housing Center (FHC) is the only fair housing enforcement agency offering comprehensive fair housing 

services to the Ohio counties of Lucas and Wood and the cities of Bowling Green and Toledo. Activities will include five project 

components: victims’ assistance; complaint investigation; outreach; monitoring; and prevention. Under these components, 

FHC will intake, investigate, and resolve discrimination complaints, process complaints on all bases of allegations, and refer 

complaints to the HUD. 

Toledo Fair Housing Opportunities Inc. dba Fair Housing Center FHOI-LENDING $325,000

The Toledo Fair Housing Center (FHC) will carry out pre-application lending testing and conduct an audit of REO properties 

to determine if banks are maintaining properties equally in minority neighborhoods. FHC will conduct intake and investigate 

lending discrimination complaints: address systemic patterns and practices of discrimination; provide remedies for violations 

of fair housing laws and refer jurisdictional complaints to HUD.

OKLAHOMA

Oklahoma City Metropolitan Fair Housing Council of Oklahoma, Inc. PEI-MYFC $324,479

The Metropolitan Fair Housing Council of Oklahoma, Inc. (MFHC) will expand MFHC’s current statewide fair housing 

enforcement activities to increase complaint referrals to HUD using fair housing testing and other HUD-approved enforcement 

tools to gather evidence and investigate complaint-based and systemic complaints, including accessibility audits of covered, 

multi-family housing. MFHC also will partner with public and private organizations in Oklahoma to provide fair housing and 

fair lending education for low-and moderate-income persons, persons with disabilities, the LGBT community, veterans, the 

elderly, minorities, housing providers, faith-based communities, families with children, persons who are non-English Speaking 

or have LEP and natural disaster victims about.

OREGON

Portland Fair Housing Council of Oregon PEI-MYFC 325,000

The Fair Housing Council of Oregon (FHCO) will conduct a full service fair housing enforcement-related project serving housing 

providers, housing consumers (in particular those with LEP, people with disabilities, and the homeless), and advocates serving 

the targeted consumer populations. Activities will include identification, investigation, and referral of alleged fair housing 

violations to HUD; lending discrimination and expansion of current systemic investigations efforts; increased fair housing 

enforcement, including expanding intakes from groups who are least likely to report discrimination; and increasing housing 

choice for protected class groups through identification and elimination of community policies that perpetuate segregation.

Portland Fair Housing Council of Oregon EOI-AFFH $125,000

FHCO will enhance its ongoing AFFH training for publicly funded Oregon entities. Specifically, FHCO will assist federal funding 

recipients by providing technical assistance workshops and on-going individual technical assistance, and analytical tools and 

existing data to identify and address segregation. FHCO will partner with planning students at institutions of higher education 

to develop presentations about the impacts of land use and zoning policies in English and Spanish and conduct programming 

on these topics. FHCO will also deliver fair housing materials and outreach through at least web-based and in-person training 

sessions.
115

Annual Report on Fair Housing

PENNSYLVANIA

Fort Washington Fair Housing Council of Suburban Philadelphia, Inc. PEI-MYFC $324,877

Fair Housing Council of Suburban Philadelphia, Inc. (FHCSP) will AFFH and reduce discrimination in the Greater Philadelphia 

and Lehigh Valley regions of Pennsylvania, through ongoing enforcement and systemic investigation. FHCSP will serve all 

protected classes in seven counties in Eastern Pennsylvania: the City of Philadelphia, including three Empowerment Zones; 

Bucks, Chester, Delaware, and Montgomery Counties; and Lehigh and Northampton Counties (the Lehigh Valley), to educate 

these regions through outreach programs that target the discriminated with the help of intake and investigations. 

Fort Washington Fair Housing Council of Suburban Philadelphia, Inc. EOI-G $124,849

The FHCSP will expand existing fair housing education programming. Activities will include fair housing law education and 

training for local governments and housing programs receiving HUD formula funding, including workshops on access to HUDfunded programs for individuals with LEP; trainings or webinars for nonprofits, housing providers, and consumers; training 

on design/construction requirements for builders, architects, and public officials; and a conference on zoning/land use 

compliance for local government and municipal solicitors. In addition, FHCSP will revise and distribute fair housing brochures; 

develop ads for newspaper, TV, or online use; and develop and distribute fair housing posters. Throughout the project, FHCSP 

will refer potential victims and complaints to enforcement agencies, HUD, the Pennsylvania Human Relations Commission, 

DOJ, or private attorneys. 

Glenside Fair Housing Rights Center in Southeastern Pennsylvania PEI-MYFC $324,000

The Fair Housing Rights Center in Southeastern Pennsylvania (FHRC) will combat housing discrimination by providing full 

service, broad based fair housing enforcement activities. The project will concentrate on: intake, investigation and enforcement 

of fair housing violations in the rental, sales, lending, insurance, and advertisement of housing; auditing rental, sales, lending, 

and insurance activities; advertisement, design, and construction of new multi-family housing units; increasing filings and/

or referrals of complaints with HUD, the Pennsylvania HUD FHAP agency, DOJ, and the courts; fair housing education to first 

time homebuyers, lending institutions, and insurance companies; capacity building and knowledge sharing with community 

organizations; and development of a “Fair Housing Stewards” program for college students and students from 4th -12th 

grades.

Pittsburgh Fair Housing Partnership of Greater Pittsburgh PEI-MYFC $325,000

The Fair Housing Partnership of Greater Pittsburgh (FHP) will provide fair housing services to the City of Pittsburgh and the 

Pittsburgh Metropolitan Statistical Area. FHP will conduct intake of allegations of housing discrimination, carry out both audit 

and complaint based testing and assist in the enforcement of alleged violations of the FHA and substantially equivalent State 

and local fair housing laws. FHP’s enforcement related work will involve activities serving all protected classes under the FHA. 

Washington Southwestern Pennsylvania Legal Services, Inc. PEI-MYFC $325,000

Southwestern Pennsylvania Legal Services, Inc. (SPLAS) and its partners will expand an established testing program for housing 

discrimination and to increase the provision of legal counsel and representation on behalf of individuals who, through the 

project’s information/outreach process, are made aware of illegal acts affecting themselves or others in their community, 

because of their race, color, religion, national origin, sex, familial status or disability. 

Washington Southwestern Pennsylvania Legal Services, Inc. EOI-G $125,000

Southwestern Pennsylvania Legal Services, Inc. (SPLAS) will partner with four legal services programs to expand its community 

education and outreach by adding four neighboring West Virginia Counties to its existing service area. West Virginia events 

will be delivered to the public, community service providers, and housing providers. Within its entire service area, SPLAS will 

expand its outreach to mental health and intellectual and physically disabled protected class members, and providers and 

domestic and sexual violence advocacy organizations. Throughout the project, SPLAS will maintain a protocol for referral of 

complaints of discrimination; refer complaints to HUD and the Pennsylvania Human Relations Commission; and conduct six 

special events recognizing and publicizing Fair Housing Month.
116

Annual Report on Fair Housing

TENNESSEE

Jackson West Tennessee Legal Services, Inc. PEI-MYFC $325,000

West Tennessee Legal Services, Inc. will provide statewide full service, broad-based comprehensive fair housing enforcement 

services to all protected classes in all markets, with emphasis on underserved populations. Activities will include: analysis 

of housing related issues; complaint intake; investigation of allegations of discrimination; complaint based and systemic 

testing; evaluation of test results; mediation services; and enforcement of meritorious claims through litigation and/or the 

administrative process and/or refer to appropriate agencies. Education activities will include development and distribution of 

fair housing literature and PSAs in English and Spanish and fair housing workshops for a variety of audiences.

Jackson West Tennessee Legal Services, Inc. FHOI-ENOC $975,000

West Tennessee Legal Services, Inc., in cooperation with Legal Aid Services of Oklahoma (LASO), will create a fair housing project 

that will become a viable fair housing organization. LASO’s statewide work will comprise a network for enforcement that will 

include: analysis of housing related issues; complaint intake; investigation of allegations of discrimination; complaint-based 

and systemic testing; mediation services; and enforcement of meritorious claims through litigation and/or the administrative 

process and/or referral to HUD, the Oklahoma Attorney General’s Office of Civil Rights Enforcement, and/or the DOJ. The 

entity will also develop and distribute literature and PSAs, and conduct fair housing workshops and presentations on lending 

and fair housing for a variety of audiences. 

Nashville Tennessee Fair Housing Council Inc. PEI-MYFC $325,000

The Tennessee Fair Housing Council (TFHC) will provide enforcement, education, and outreach activities throughout Tennessee. 

Specific activities include comprehensive fair housing enforcement and testing in the areas of rental, sales, accessibility and 

zoning. TFHC will provide training for multifamily owner/operators group home operators and other providers. TFHC will also 

print and distribute two publications on NIMBYism and group homes.

Nashville Tennessee State University EOI-HEC $99,939

Tennessee State University (TSU) will incorporate engaged learning activities for participating students, collaborative fair 

housing education outreach, and research and knowledge sharing into TSU’s curriculum. Activities will include internships with 

partner organizations during which interns will participate in outreach and education, undertake research, and participate 

in information sharing. TSU faculty and students will collaborate with partner organizations throughout this project to assist 

with fair housing education and outreach to the public through workshops, educational efforts, and other activities that will 

increase public awareness of fair housing, linking students, community, and fair housing advocates in educational endeavors 

aimed at reducing barriers to fair housing choice in Metro Nashville.

TEXAS 

Austin Austin Tenants Council Inc. PEI-MYFC $324,742

The Austin Tenants’ Council (ATC) will identify discrimination and enforce violations under the FHA. Specifically, ATC will 

provide intake and referral of fair housing complaints. ATC will audit the accessibility of new multi-family rental housing and 

reviews housing advertisements conduct fair housing testing and refer bona fide complaints and enforcement proposals to 

the City of Austin Equal Employment/Fair Housing Office, the Texas Workforce Commission Civil Rights Division, or HUD for 

enforcement and/or to legal services. ATC also will partner with the Housing Authority of the City of Austin to train new 

Section 8 voucher holders on their fair housing rights. Finally, ATC will promote fair housing and the availability of ATC’s 

services on TV and radio and in print advertisements.
117

Annual Report on Fair Housing

Dallas North Texas Fair Housing Center FHOI-CDGC $309,890

The North Texas Fair Housing Center (NTFHC) will continue development of NTFHC’s enforcement and outreach programs 

to provide services to 12 counties that make up the Dallas and Fort Worth Metropolitan Statistical Areas (MSA). NTFHC will 

conduct systemic testing and fair housing education and outreach in the North Texas region. NTFHC will conduct race and 

familial status tests, test new construction to determine compliance with the FHA’s accessibility requirements, and conduct fair 

housing education and outreach activities. NTFHC will analyze test results and use the information to inform the community 

and local jurisdictions about housing discrimination in their communities. 

Houston Greater Houston Fair Housing Center, Inc. PEI-MYFC $325,000

The Greater Houston Fair Housing Center, Inc. (GHFHC) will continue providing fair housing enforcement services—complaint 

intake, investigation, mediation, and referral services for victims of discrimination, tester recruitment and training, testing, 

and inspection of multifamily housing for compliance with fair housing requirements in the Houston metropolitan area. 

These services will be available in both English and Spanish. Additionally, GHFHC will continue providing fair housing training 

for local government agencies, nonprofits, and faith-based organizations. Specifically, GHFHC will conduct AFFH capacity 

building programs for local partners and sponsor media programs in English and Spanish to promote AFFH and fair housing 

enforcement.

San Antonio San Antonio Fair Housing Council, Inc. PEI-MYFC $325,000

San Antonio Fair Housing Council, Inc. (SAFHC) will conduct preliminary investigations of fair housing claims through various 

investigative methods, including conduct systemic investigations, resident surveys, rental tests, sales tests, and lending tests. 

These initiatives will take place in 35 counties in South Texas.

UTAH

Salt Lake City Disability Law Center PEI-MYFC $234,297

The Disability Law Center (DLC) will expand its current fair housing services. The DLC is the protection and advocacy agency 

for people with disabilities in the State of Utah. To date, fair housing complaints and litigation have focused only on disability 

status, and the grant will enable DLC to include all protected classes. Fair housing services offered will include education and 

outreach, self-advocacy training, legal representation, filing complaints, and fair housing testing. The DLC will recruit more 

fair housing testers; the number of tests performed each year, and expands its scope of testing to the entire state. DLC’s 

education and outreach activities will focus on educating the community about fair housing laws. The DLC will continue to 

partner with other agencies with an investment in fair housing to address systemic issues.

VERMONT 

Burlington Vermont Legal Aid, Inc. PEI-MYFC $324,987

Vermont Legal Aid (VLA) will conduct a full service, comprehensive fair housing program of testing, targeted private 

enforcement actions, and broad systemic investigation. VLA will engage with the land use and transportation planning 

process and collaborate to raise public awareness of housing discrimination in Vermont, through public education, media 

outreach, and advocacy in the State legislature. 
118

Annual Report on Fair Housing

VIRGINIA

Charlottesville Piedmont Housing Alliance EOI-G $66,234

Piedmont Housing Alliance (PHA) will implement a coordinated fair housing education and outreach campaign that will 

include extensive and inclusive community education and outreach, an accessibility compliance initiative, and complaint 

intake and compliance information. Specifically: general and targeted education sessions to raise public awareness about 

housing discrimination and fair housing rights. Fair and accessible housing education sessions will focus on fair housing for 

people with disabilities. PHA will participate in a leadership group to promote accessibility, visitability, and universal design as 

well as provide a range of other community outreach activities.

WASHINGTON

Spokane Northwest Fair Housing Alliance FHOI-LENDING $325,000

Northwest Fair Housing Alliance (NWFHA) will conduct fair lending intake, follow-up testing for discriminatory underwriting 

policies; investigate mortgage modification scams and conduct systemic investigations to identify redlining and data origination 

and denial disparity practices for loans for protected classes, as well as refer fair lending and mortgage modification scam 

complaints. NWFHA further will hold fair lending trainings for mortgage originators; and modify an online fair housing 

curriculum approved for mortgage lenders

Tacoma Fair Housing Center of Washington PEI-MYFC $325,000

The Fair Housing Center of Washington will provide intake, investigation and filing of housing discrimination complaints; 

assist with reasonable accommodation/ modification requests; recruit testers and conduct tests; conduct systemic audits. 

The Center will also provide fair housing education and outreach to homeless shelters, new immigrants, consumers, service 

providers, elected officials and key planning/policy staff.

WEST VIRGINIA

Morgantown Northern West Virginia Center For Independent Living FHOI-CDGC $240,401

The Northern West Virginia Center for Independent Living (NWVCIL) will expand Fair Housing advocacy and enforcement in 

West Virginia. NWVCIL will continue to develop an enforcement component to increase the organization’s efforts to combat 

the fair housing education and enforcement impediments. The Fair Housing Partnership of Greater Pittsburgh will provide 

NWVCIL with technical assistance to conduct 125 tests based on disability, race, national origin, and familial status in WV 

to uncover the presence of discrimination, assist individuals who are experiencing discrimination, and allow NWVCIL to 

document and analyze patterns of discrimination to assist communities to AFFH.

WISCONSIN

Milwaukee Metropolitan Milwaukee Fair Housing Council PEI -MYFC $322,629

The Metropolitan Milwaukee Fair Housing Council (MMFHC) will conduct statewide enforcement activities to include multijurisdictional investigations of discrimination against African Americans and persons with disabilities; intake, investigation and 

case management of fair housing complaints; partnering with a statewide disability advocacy agency to conduct technical 

assistance and referral of complaints; partnering with nonprofit organizations to recruit testers; cross-programmatic training 

for the HUD and other public enforcement agencies referral of complaints to HUD, other administrative agencies and/or 

attorneys.
119

Annual Report on Fair Housing

Milwaukee Metropolitan Milwaukee Fair Housing Council FHOI-LENDING $273,673

The MMFHC will conduct enforcement activities for the purpose of identifying and eliminating discriminatory housing 

practices by the lending industry. Specifically, MMFHC will: conduct a systemic investigation of racial discrimination in the 

maintenance and marketing of REO properties and an Investigate systemic forms of racial discrimination in lending and 

underwriting practices; refer complaints to HUD, other administrative agencies, and/or attorneys; and conduct community 

outreach to homeowners, neighborhood associations, city officials, and other stakeholders affected by REO-related lending 

practices to apprise them of investigation results and combat illegal housing discrimination.
120

Annual Report on Fair Housing

Appendix D: Fair Housing and

Civil Rights In HUD Programs

HUD Reporting Responsibilities 

The Fair Housing Act requires that HUD annually report to Congress, and make available to the public, data on 

the race, color, religion, sex, national origin, age, disability, and family characteristics of households who are applicants 

for, participants in, or beneficiaries or potential beneficiaries of programs administered by the Department, to the extent 

that such characteristics are within the coverage of the provisions of law and Executive Orders set forth below.

·	 Title VI of the Civil Rights Act of 1964

·	 Title VIII of the Civil Rights Act of 1968

·	 Section 504 of the Rehabilitation Act of 1973

·	 Age Discrimination Act of 1975

·	 Equal Credit Opportunity Act

·	 Section 1978 of the Revised Statutes (42 U.S.C. § 1982)

·	 Section 8(a) of the Small Business Act

·	 Section 527 of the National Housing Act

·	 Section 109 of the Housing and Community Development Act of 1974

·	 Section 3 of the Housing and Urban Development Act of 1968

·	 Executive Orders 11063, 11246, 11625, 12250, 12259, and 12432

Racial and Ethnic Categories

OMB standards allow individuals responding to inquiries about race to select one or more of five racial 

categories: (1) “American Indian or Alaska Native,” (2) “Asian,” (3) “Black or African American,” (4) “Native Hawaiian or 

Other Pacific Islander,” and (5) “White.” The new OMB format, like the previous approach, treats ethnicity separately 

from race. Persons must choose one of two ethnic categories: (1) “Hispanic or Latino,” or (2) “Not Hispanic or Latino.”

In FY 2013, most HUD programs collected ethnicity separately from race. However, a few programs combined 

race and ethnicity into a single category. 

The following sections briefly describe HUD-funded programs and report on the protected characteristics of 

beneficiaries of these programs.

Federal Housing Administration

The Federal Housing Administration, generally known as “FHA”, provides mortgage insurance on loans made 

by FHA-approved lenders throughout the United States and its territories. FHA insures mortgages on single family and 

multifamily homes including manufactured homes and hospitals. It is the largest insurer of mortgages in the world, 

insuring over 34 million properties since its inception in 1934. FHA mortgage insurance provides lenders with protection 

against losses as the result of homeowners defaulting on their mortgage loans. The lenders bear less risk because FHA 
121

Annual Report on Fair Housing

will pay a claim to the lender in the event of a homeowner’s default provided that the application for insurance benefits 

is acceptable to the Commissioner. Loans must meet certain requirements established by FHA to qualify for insurance.

Tables D.1 & D.2 provide data on the race and sex of mortgagors who obtained FHA-insured single-family home 

purchase loans or FHA-insured single-family refinanced loans in FY 2012 & 2013. The sex category divides mortgagors 

into those who are “single female,” “single male,” or “co-borrowers.” The tables use the category “co-borrowers” for 

loans with more than one borrower. FHA classifies loans with co-borrowers based on the sex of the first borrower on the 

loan papers, regardless of whether the household was made up of two females, two males, one male and one female, or 

some other household configuration, or whether there was a co-signer who does not live in the home. 

Table D.1: Protected Characteristics of Mortgagors who Obtained FHA-Insured Single-Family Home Purchase Loans or 

FHA-Insured Single-Family Refinanced Loans, FY 2012

Number of 

Purchase 

Loans

Dollar Amount 

of Purchase 

Loans ($Ms)

Number of 

Refinance 

Loans

Dollar Amount 

of Refinance 

Loans ($Ms)

733,864 $124,474.4 450,875 $88,828.7

Race

American Indian or Alaska Native 0.3% 0.3% 0.4% 0.5%

Asian and Hawaiian 3.8% 5.1% 3.5% 4.8%

Black 9.1% 8.7% 6.4% 5.9%

Hispanic 16.7% 16.1% 8.4% 8.2%

Mixed Race 0.4% 0.4% 0.2% 0.3%

White 64.5% 63.6% 70.8% 69.3%

Not Disclosed 5.5% 6.3% 10.5% 11.3%

Gender

Single Female 27.5% 23.6% 20.8% 17.8%

Single Male 34.5% 31.9% 28.8% 27.0%

Co - borrowers 38.0% 44.6% 50.3% 55.2%

Source: Federal Housing Administration

Table D.2: Protected Characteristics of Mortgagors who Obtained FHA-Insured Single-Family Home Purchase Loans or 

FHA-Insured Single-Family Refinanced Loans, FY 2013

Number of 

Purchase 

Loans

Dollar Amount 

of Purchase 

Loans ($Ms)

Number of 

Refinance 

Loans

Dollar Amount of 

Refinance Loans 

($Ms)

702,417 $124,934.4 642,436 $115,182.8

Race

American Indian or Alaska Native 0.3% 0.3% 0.4% 0.4%

Asian and Hawaiian 3.7% 4.9% 3.1% 4.2%

Black 9.3% 8.9% 8.2% 7.6%

Hispanic 16.8% 16.4% 11.3% 10.9%

Mixed Race 0.4% 0.4% 0.3% 0.3%
122

Annual Report on Fair Housing

White 64.7% 63.4% 66.9% 66.1%

Not Disclosed 5.2% 6.0% 10.1% 10.7%

Gender 

Single Female 27.1% 23.2% 23.3% 20.2%

Single Male 35.7% 33.3% 28.8% 27.2%

Co - borrowers 37.2% 43.5% 47.9% 52.6%

Source: Federal Housing Administration

Project-Based Rental Subsidies

The rental subsidies described below are paid to owners on behalf of tenants to keep their rents affordable. The 

assistance is tied to the property and differs in that respect from tenant-based rental assistance programs (e.g., housing 

choice vouchers), where the subsidy follows the tenant when the tenant moves to another property.

Project-Based Section 8

Through Project-Based Section 8, HUD provides rental subsidies to owners of FHA-insured and noninsured 

properties to ensure that these properties remain affordable to low-income families.

Rent Supplement Contracts

The Rent Supplement program was established by the Housing and Urban Development Act of 1965. Until the 

program was suspended under the housing subsidy moratorium of January 5, 1973, rent supplement contracts were 

available to Section 221(d)(3) Below Market Interest Rate (BMIR), Section 231, Section 236 (insured and noninsured), 

and Section 202 properties for the life of the mortgage. The suspension stopped the funding of any additional projects, 

although previously funded projects continue to receive funding.

Rental Assistance Payment (RAP) Contracts

RAP was established by the Housing and Community Development Act of 1974 to provide additional rental 

assistance to property owners on behalf of very low-income tenants. RAP is available only to Section 236 properties.

Section 202 Supportive Housing for the Elderly

Section 202 Supportive Housing for the Elderly helps expand the supply of affordable housing with supportive 

services for the elderly. Section 202 housing provides elderly persons with options for independent living in an 

environment that offers services such as cooking, cleaning, and transportation. Once the project is developed, funding 

is provided through the Section 202 project rental assistance contract (PRAC) to cover the difference between the 

HUD-approved operating cost for the project and the tenants’ contributions toward rent. In order to live in Section 202 

housing, a household must be very low-income (not exceeding 50 percent of the median income for the area) and must 

have at least one member who is age 62 or older.

Section 811 Supportive Housing for Persons with Disabilities

Section 811 Supportive Housing for Persons with Disabilities allows persons with disabilities to live 

independently, by providing a supply of rental housing that has supportive services. Once the project is developed, 
123

Annual Report on Fair Housing

funding is provided through a Section 811 project rental assistance contract (PRAC) to cover the difference between the 

HUD-approved operating cost for the project and the tenants’ contributions toward rent. In order to live in Section 811 

housing, a household, which may consist of a single qualified person, must be very low-income and at least one member 

must be at least 18 years of age and have a disability, such as a physical or developmental disability or chronic mental 

illness.

Direct Loans

Section 202 Direct Formula Interest Rate Loans

The Section 202 Direct Formula Interest Rate Loan program replaced the Section 202 Direct Low-Interest Loan 

program, which was discontinued after 1976. Both programs provided long-term, direct loans to finance housing for 

elderly persons or persons with disabilities. However, formula interest rate loans carried an interest rate based on the 

average yield on 30-year marketable obligations of the United States, and properties were developed with 100 percent 

Section 8 assistance to help keep units affordable to low-income families. This program is commonly referred to as 

Section 202/8. While no new projects have been developed under this program since 1991, previously developed 

projects are still in operation.

The Section 202 Direct Formula Interest Rate Loan program ended in 1991, becoming the Section 202 Capital 

Advance program and the Section 811 Capital Advance program. Both programs have PRAC funding, which is described 

above. The Section 202 Capital Advance program provides housing with supportive services for elderly persons, while 

the Section 811 Capital Advance program provides housing and supportive services for persons with disabilities.

Tables D.3 provides data on the race, ethnicity, age, sex, disability, and familial status of households receiving 

assistance from rental subsidies and direct loans in the 18-month period ending September 30, 2012. The data on race, 

ethnicity, age, and sex were provided for the head of household only, regardless of the composition of the household. 

The number of households represents only those beneficiaries that submitted data to HUD. 

Table D.3: Protected Characteristics of Households Provided with Housing Assistance from Rental Subsidies and Direct 

Loans, for the 18-month period ending September 30, 20121

Section 8 

ProjectBased1

Rent 

Supp.

Rental Assist. 

Program

Section 202 

Direct Loan w/ 

Section 8

Section 202/

PRAC

Section 811/

PRAC

Number of Reported 

Households 998,453 7,683 10,730 149,573 112,132 30,279

Race of Head of Household

American Indian or Alaska 

Native 0.9% 0.3% 0.6% 0.5% 0.6% 0.9%

Asian 4.3% 1.6% 4.3% 5.1% 7.8% 1.1%

Black or African American 35.5% 36.1% 45.9% 21.4% 23.2% 22.8%

Multiple Race 0.7% 0.5% 0.5% 0.4% 0.6% 0.7%

Native Hawaiian or Pacific 

Islander 0.2% 0.1% 0.1% 0.3% 0.3% 0.3%

White 52.5% 53.1% 44% 67% 60.7% 68.3%

1 All data are from the PIC system for the 18 months period ending September 30, 2012. The table excludes all records showing head 

of households to be under 15 years of age or over 105 years of age, as well as any record showing type of action to be either “end of 

participation” or portability move-out”.
124

Annual Report on Fair Housing

Other 5.9% 8.4% 4.7% 5.2% 6.7% 5.9%

Ethnicity of Head of Household

Hispanic or Latino 15% 22.2% 18.4% 10.2% 13.5% 5.7%

Not Hispanic or Latino 85% 77.8% 81.6% 89.8% 86.5% 94.3%

Age of Head of Household

Younger than 31 22% 10.7% 14.4% 1.5% 0% 11.8%

31–41 11.7% 11.5% 11.8% 2.3% 0% 17.4%

42–51 10.7% 13.3% 11.5% 5.3% 0.1% 27.2%

52–61 13.6% 16.8% 14.1% 10.1% 0.4% 29.1%

62 or Older 42% 47.7% 48.2% 80.8% 99.5% 14.6%

Sex of Head of Household

Female 74.8% 72.4% 72.6% 66.1% 72% 46.9%

Male 25.1% 27.6% 27.4% 33.8% 28% 53.1%

Disability

Households with a head, 

spouse, or co-head 

disabled

26% 28.3% 21.8% 27.7% 5.2% 98.5%

Families with Children2

Households with Children 33% 26.7% 27.2% 0.4% 0.1% 2.7%

Table D.4 provides data on the race, ethnicity, age, sex, disability, and familial status of households receiving 

assistance from rental subsidies and direct loans in the 18-month period ending September 30, 2013. The data on race, 

ethnicity, age, and sex were provided for the head of household only, regardless of the composition of the household. 

The number of households represents only those beneficiaries that submitted data to HUD. 

Table D.4: Protected Characteristics of Households Provided with Housing Assistance from Rental Subsidies and Direct 

Loans, for the 18-month period ending September 30, 20131

Section 8 

ProjectBased2

Rent 

Supp.

Rental Assist. 

Program

Section 202 

Direct Loan w/ 

Section 8

Section 202/

PRAC

Section 811/

PRAC

Number of Reported 

Households4 1,035,364 7,024 9,994 152,175 117,371 31,805

Race of Head of Household

American Indian or 

Alaska Native 0.9% 0.3% 0.6% 0.6% 0.6% 1%

Asian 4.3% 1.5% 4.7% 5.3% 7.9% 1.1%

Black or African American 35.7% 37.1% 45.1% 21.8% 23.1% 22.9%

Multiple Race 0.8% 0.7% 0.6% 0.5% 0.7% 0.8%

1 All data are from the PIC system for the 18 months period ending September 30, 2013. The table excludes all records showing head 

of households to be under 15 years of age or over 105 years of age, as well as any record showing type of action to be either “end of 

participation” or “portability move-out”.
125

Annual Report on Fair Housing

Native Hawaiian or Pacific 

Islander 0.3% 0.1% 0.1% 0.3% 0.3% 0.3%

White 52% 51.1% 44% 66.1% 60.3% 67.7%

Other 6.1% 9.3% 4.9% 5.5% 7.1% 6.2%

Ethnicity of Head of Household

Hispanic or Latino 14.9% 23.5% 16.3% 10.6% 13.7% 5.7%

Not Hispanic or Latino 85.1% 76.5% 83.7% 89.4% 86.3% 94.3%

Age of Head of Household

Younger than 31 22.2% 10.7% 13.6% 1.5% 0% 11.5%

31–41 11.8% 12% 11.5% 2.3% 0% 16.7%

42–51 10.4% 13.7% 10.8% 5% 0.1% 26.2%

52–61 13.7% 17% 13.9% 10.3% 0.3% 30.2%

62 or Older 41.8% 46.6% 50.2% 80.9% 99.5% 15.4%

Sex of Head of Household

Female 74.8% 72.3% 71.6% 65.8% 71.8% 46.8%

Male 25.2% 27.6% 28.4% 34.2% 28.1% 53.2%

Disability

Households with a head, 

spouse, or co-head 

disabled

26.2% 28.2% 22% 28.2% 5.6% 97.8%

Families with Children

Households with Children 33.2% 27.5% 25.6% 0.4% 0.1% 2.6%

Financing Subsidies: Mortgage Insurance and Mortgage Interest Rate Subsidies

Section 236

This FHA program, established by the Housing and Urban Development Act of 1968, combines federal mortgage 

insurance with interest reduction payments to encourage the production of low-cost rental housing. While no longer 

providing insurance or subsidies for new mortgage loans, existing Section 236 properties continue to receive interest 

subsidies. Under this program, HUD provides interest subsidies in order to lower a project’s mortgage interest rate to as 

little as one percent. The interest reduction payment results in lower operating costs and, consequently, a reduced rent 

structure.

The Section 236 basic rent is the rent that the owner must collect to cover the property’s costs, given the 

mortgage interest reduction payments made to the property. All tenants pay at least the Section 236 basic rent and, 

depending on their income level, may pay a rent up to the Section 236 market rent.

Some Section 236 properties experienced escalating operating costs that have caused the basic rent to increase 

beyond levels that are affordable to many low-income tenants. To maintain the financial health of the property, HUD 

may have allocated project-based rental assistance through a Section 8 Loan Management Set-Aside (LMSA) to a Section 

236 property. Some Section 236 properties received other forms of project-based rental assistance from programs such 

as the Rent Supplement program.
126

Annual Report on Fair Housing

Section 221(d) (3) Below Market Interest Rate (BMIR)

This FHA program insures and subsidizes mortgage loans to facilitate the new construction or substantial 

rehabilitation of multifamily rental or cooperative housing for low- and moderate-income families. This program no 

longer provides subsidies for new mortgage loans, but existing Section 221(d) (3) BMIR properties are still in operation.

Families living in Section 221(d) (3) BMIR projects are considered subsidized because the reduced rents for 

these properties are made possible by subsidized mortgage interest rates. Some BMIR projects experienced escalating 

operating costs that have caused BMIR rents to increase beyond levels that are affordable to low- and moderate-income 

tenants. When this occurs, HUD may have allocated project-based rental assistance through an LMSA to these properties 

to decrease vacancies and improve the project’s financial position.

Table D.5 provides data on the race, ethnicity, age, sex, disability, and familial status of households receiving 

assistance from mortgage insurance and mortgage interest rate subsidies in the 18-month period ending September 

30, 2012. The data on race, ethnicity, age, and sex were provided for the head of household only, regardless of the 

composition of the household. The number of households represents only those beneficiaries that have submitted data 

to HUD.

Table D.5: Protected Characteristics of Households Provided with Housing Assistance through Mortgage Insurance and 

Mortgage Interest Rate Subsidies, for the 18-Month Period Ending September 30, 2012

Section 236 Section 221(d)(3) Below Market 

Interest Rate (BMIR)

Number of Reported Households4 31,727 1,431

Race of Head of Household

American Indian or Alaska Native 0.5% 0.6%

Asian 3.2% 6.2%

Black or African American 36% 26.4%

Multiple Race 0.7% 0.5%

Native Hawaiian or Pacific Islander 0.3% 4.8%

White 50.3% 52.1%

Other 8.9% 9.3%

Ethnicity of Head of Household

Hispanic or Latino 12.6% 20.6%

Not Hispanic or Latino 87.4% 79.4%

 Age of Head of Household

Younger than 31 20.5% 23.1%

31–41 15.3% 21.3%

42–51 12.9% 17.9%

52–61 14.9% 18.2%

62 or Older 36.4% 19.6%

Sex of Head of Household

Female 64.8% 57.8%
127

Annual Report on Fair Housing

Male 35.1% 42.2%

Disability

Households with a head, spouse, or co-head 

disabled 14% 6.9%

Families with Children

Households with Children 31.4% 45.4%

Table D.6 provides data on the race, ethnicity, age, sex, disability, and familial status of households receiving 

assistance from mortgage insurance and mortgage interest rate subsidies in the 18-month period ending September 

30, 2013. The data on race, ethnicity, age, and sex were provided for the head of household only, regardless of the 

composition of the household. The number of households represents only those beneficiaries that have submitted data 

to HUD.

Table D.6: Protected Characteristics of Households Provided with Housing Assistance through Mortgage Insurance and 

Mortgage Interest Rate Subsidies, for the 18-Month Period Ending September 30, 2013

Section 236 Section 221(d)(3) Below Market 

Interest Rate (BMIR)

Number of Reported Households4 29,718 1,148

Race of Head of Household

American Indian or Alaska Native 0.5% 0.5

Asian 3% 7.5%

Black or African American 37.1% 21.4%

Multiple Race 0.9% 0.3%

Native Hawaiian or Pacific Islander 0.2% 6%

White 49.2% 54.4%

Other 9.1% 9.8%

Ethnicity of Head of Household

Hispanic or Latino 12.5% 29.5%

Not Hispanic or Latino 87.5% 70.5%

Age of Head of Household

Younger than 31 19.6% 14.3%

31–41 15.1% 17.2%

42–51 13% 16.4%

52–61 15.4% 17.9%

62 or Older 36.9% 34.2%

Sex of Head of Household

Female 64.7% 58.4%

Male 35.2% 41.6%

Disability

Households with a head, spouse, or co-head 

disabled 14.8% 8.6%
128

Annual Report on Fair Housing

Families with Children3

Households with Children 30.5% 37.2%

Housing Counseling Assistance Program 

The Housing Counseling Assistance program counsels consumers on seeking, renting, owning, financing, and 

maintaining a home. HUD provides counseling services through HUD-approved housing counseling agencies. Such 

agencies and national, regional, or multi-state intermediaries may apply for one-year grants through a notice of funding 

availability published by HUD.

Housing counseling agencies provide an array of pre- and post-occupancy education programs, such as one-onone pre-purchase and pre-rental counseling and homebuyer training sessions. These agencies also provide counseling 

on home equity mortgage conversion, home improvement, rehabilitation, mortgage default, rent delinquency, 

displacement, and relocation.

Table D.7 provides data on the race and ethnicity of households that received assistance from HUD-funded 

housing counseling agencies in FY 2012. Due to the schedule of grant cycles and allocated reporting periods for 

recipients, these tables contain data for FY 2012. Data for FY 2013 will be provided in the FY 2014 Annual Report on Fair 

Housing. 

Table D.7: Protected Characteristics of Households that Participated In HUD-Funded Housing Counseling Programs, FY 

2012

Percent of Households

Number of Households 1,657,611

 Race (Based on 1,657,329 Submitted Reports)

American Indian or Alaska Native 0.78%

American Indian or Alaska Native and Black or African American 0.11%

American Indian or Alaska Native and White 0.28%

Asian 3.20%

Asian and White 0.16%

Black or African American 29.20%

Black or African American and White 0.69%

Chose Not to Respond 7.53%

Native Hawaiian or Other Pacific Islander 0.53%

Other Multi-Racial 5.70%

White 51.82%

 Ethnicity (Based on 1,657,147 Submitted Reports)

Hispanic or Latino 16.76%

Not Hispanic or Latino 71.16%

Chose Not to Respond 12.08%

Source: Aggregate Data from HUD form-9902
129

Annual Report on Fair Housing

Continuum of Care Program

The Continuum of Care program (CoC) is designed to assist sheltered and unsheltered homeless people by providing the 

housing and/or services needed to help individuals move into transitional and permanent housing, with the goal of longterm stability. 

1. Promote community-wide commitment to the goal of ending homelessness 

2. Provide funding for efforts by nonprofit providers, States, and local governments to re-house homeless 

individuals and families rapidly while minimizing the trauma and dislocation caused to homeless individuals, 

families, and communities as a consequence of homelessness 

3. Promote access to and effective use of mainstream programs by homeless individuals and families 

4. Optimize self-sufficiency among individuals and families experiencing homelessness 

The CoC Program is the consolidation of HUD’s former competitive homeless assistance grants programs: Supportive 

Housing Program, Shelter Plus Care, and Section 8 Moderate Rehabilitation Single Room Occupancy Program. There 

are still some projects operating with grants funded under these programs that have not yet renewed under the CoC 

Program. 

·	 Supportive Housing Program. The Supportive Housing Program helps develop housing and related supportive 

services for people moving from homelessness to independent living. The Supportive Housing Program helps 

homeless persons achieve residential stability, increase their skill levels and/or income, and obtain greater selfdetermination.

·	 Shelter Plus Care Program. The Shelter Plus Care Program provides rental assistance combined with social 

services for homeless persons with disabilities and their families. The program allows for a variety of housing 

choices, such as group homes or individual units, coupled with a range of supportive services (funded by other 

sources).

·	 Single Room Occupancy Program. The Section 8 Moderate Rehabilitation Single Room Occupancy Program 

provides rental assistance to homeless individuals in connection with the moderate rehabilitation of residential 

properties that, when rehabilitation is completed, will contain multiple single room dwelling units. These units 

may contain food preparation or sanitary facilities, or both. SRO housing contains units for occupancy by one 

person. A public housing agency makes Section 8 rental assistance payments to the landlords on behalf of 

participants.

Tables D.8 and D.9 provides data on the race, and ethnicity of participants that entered the Supportive Housing, Shelter 

Plus Care, or Single Room Occupancy programs. These tables also provide data on the sex and age of participants and 

other family members that entered these programs. Due to the schedule of grant cycles and allocated reporting periods 

for recipients, these tables contain data for FY 2011 and FY 2012. Data for FY 2013 will be provided in the FY 2014 

Annual Report on Fair Housing. 
130

Annual Report on Fair Housing

Table D.8: Protected Characteristics participants that entered the 

Supportive Housing, Shelter Plus Care, or Single Room Occupancy programs, FY 2011

Protected Characteristic Percent of Participants

Race of Participants who entered the program

American Indian or Alaska Native 1.8%

Asian 0.7%

Black or African American 43.7%

Multi-racial 3.9%

Native Hawaiian or Other Pacific Islander 0.8%

White 45.3%

Ethnicity of participants

Hispanic or Latino 17.1%

Not Hispanic or Latino 80.5%

Sex of participants and other family member

Female 46.3%

Male 52.8%

Age of Participants

Younger than 18 26.3%

18–61 70.3%

62 or Older 2.8%

Table D.9: Protected Characteristics participants that entered the 

Supportive Housing, Shelter Plus Care, or Single Room Occupancy programs, FY 2012

Protected Characteristic Percent of Participants

Race of Participants who entered the program

American Indian or Alaska Native 2%

Asian 0.7%

Black or African American 38.9%

Multi-racial 3.7%

Native Hawaiian or Other Pacific Islander 0.7%

White 45%

Ethnicity of participants

Hispanic or Latino 14.6%

Not Hispanic or Latino 77.2%

Sex of participants and other family members

Female 50%

Male 49.2%
131

Annual Report on Fair Housing

Age of Participants

Younger than 18 28.7%

18–61 67.9%

62 or Older 2.8%

HOME Investment Partnerships Program (HOME)

HOME is authorized by the Cranston-Gonzalez National Affordable Housing Act to provide annual grants on 

a formula basis for state and local governments to provide affordable housing for low-income and very-low income 

households. States and localities may use their HOME allocations to construct or rehabilitate housing for sale or 

rental, rehabilitate eligible owner-occupied properties, and provide financial assistance to first-time or other qualified 

homebuyers. Under certain circumstances, a state or local government may use HOME funds to provide tenant-based 

rental assistance (TBRA).

Tables D.10 & D.11 contain data on the race, ethnicity, and familial status of households that received assistance 

from the HOME Investment Partnerships Program in FY 2012 & 2013.

Table D.10: Protected Characteristics of Beneficiaries of the HOME Investment Partnerships Program, FY 2012

Rental Homebuyer Homeowner TBRA

Total Occupied Units or Total Assisted 

Households 26,135 18,284 9,081 11,908

 Race or Ethnicity

 American Indian or Alaska Native 0.34% 0.40% 0.59% 2.18%

 American Indian or Alaska Native and 

 White 0.08% 0.13% 0.14% 0.34%

 American Indian or Alaska Native and

 Black or African American 0.06% 0.08% 0.01% 0.09%

 Asian 2.20% 4.18% 0.97% 1.01%

 Asian and White 0.11% 0.15% 0.14% 0.05%

 Black or African American 41.78% 34.01% 29.07% 29.68%

 Black or African American and White 0.36% 0.48% 0.25% 0.39%

 Hispanic or Latino 18.22% 24.64% 12.10% 14.54%

 Native Hawaiian or Other Pacific Islander 0.16% 0.43% 0.51% 0.73%

 Other Multi-Racial 2.04% 1.62% 0.98% 1.44%

 White 35.16% 47.16% 56.52% 49.54%

 Familial Status

 Families with Children 34.57% 63.31% 31.44% 47.62%

Source: IDIS
132

Annual Report on Fair Housing

Table D.11: Protected Characteristics of Beneficiaries of the HOME Investment Partnerships Program, FY 2013

Rental Homebuyer Homeowner TBRA

Total Occupied Units or Total Assisted 

Households 17,273 14,762 10,249 15,804

Race or Ethnicity

American Indian or Alaska Native 0.32% 0.44% 0.77% 1.40%

American Indian or Alaska Native and Black 

or African American 0.10% 0.05% 0.21% 0.09%

American Indian or Alaska Native and White 0.09% 0.14% 0.18% 0.29%

Asian 1.44% 4.23% 10.48% 0.71%

Asian and White 0.10% 0.16% 0.14% 0.09%

Black or African American 39.98% 28.85% 23.04% 30.29%

Black or African American and White 0.60% 0.54% 2.06% 0.49%

Hispanic or Latino 18.50% 20.23% 17.05% 15.69%

Native Hawaiian or Other Pacific Islander 0.16% 0.41% 0.12% 0.59%

Other Multi-Racial 2.65% 1.22% 2.82% 0.65%

White 36.07% 43.72% 43.15% 49.71%

Familial Status

Families with Children 32.63% 60.11% 31.39% 56.43%

Source: IDIS

Community Development Block Grants (CDBG)

CDBG is authorized by Title I of the Housing and Community Development Act of 1974, as amended, to 

provide annual grants on a formula basis to states, metropolitan cities, and urban counties for activities that benefit 

persons of low and moderate income and aid in the prevention or elimination of slums or blight, or meet certain 

community development needs that have a particular urgency. CDBG funds may be used for a wide variety of activities, 

including homeownership assistance, rehabilitation of residential structures, economic development, community 

planning, construction or rehabilitation of community facilities, and the provision of public services, including fair 

housing activities. Generally, the construction of new housing by units of general local government is ineligible for 

CDBG assistance; however, new housing construction may be carried out by eligible Community Based Development 

Organizations under 24 CFR 570.204(a).

Table D.12 contains information on the race and ethnicity of households that benefited from CDBG’s owneroccupied housing rehabilitation, rental housing rehabilitation, and homeownership assistance in FY 2013. The number 

of participants represents only those beneficiaries that have submitted data. Additional CDBG activities also had 

beneficiaries.
133

Annual Report on Fair Housing

Table D.12: Protected Characteristics of Beneficiaries of CDBG’s Owner-Occupied Housing Rehabilitation, Rental 

Housing Rehabilitation, and Homeownership Assistance Programs, FY 2012

Owner Occupied 

Housing 

Rehabilitation

Rental 

Housing 

Rehabilitation

Homeownership 

Assistance

Total Number of Participants 69,119 14,665 2,863

Race

Amer. Indian/Alaskan Native & Black/African Amer. 0.1% 0.2% 0%

American Indian/Alaskan Native 0.8% 0.7% 0.5%

American Indian/Alaskan Native & White 0.3% 0.2% 0.1%

Asian 1.7% 4.7% 2.8%

Asian & White 0.1% 0.1% 0.2%

Black/African American 31.0% 32.0% 28.0%

Black/African American & White 0.3% 0.3% 0.5%

Native Hawaiian/Other Pacific Islander 0.6% 0.5% 0.4%

Other multi-racial 9.0% 9.6% 6.8%

White 56.0% 51.7% 60.6%

Ethnicity

Hispanic or Latino 16.0% 18.3% 19.0%

Not Hispanic or Latino 84.0% 81.7% 81.0%

Source: IDIS

Table D.13: Protected Characteristics of Beneficiaries of CDBG’s Owner-Occupied Housing Rehabilitation, Rental 

Housing Rehabilitation, and Homeownership Assistance Programs, FY 2013

Owner Occupied 

Housing 

Rehabilitation

Rental 

Housing 

Rehabilitation

Homeownership 

Assistance

Total Number of Participants 66,785 20,918 2,603

Race

Amer. Indian/Alaskan Native & Black/African Amer. 0.1% 0.1% 0%

American Indian/Alaskan Native 0.5% 1.0% 0.6%

American Indian/Alaskan Native & White 0.3% 0.2% 0.1%

Asian 1.6% 8.4% 3.3%

Asian & White 0.3% 0.4% 0.3%

Black/African American 32.6% 29.7% 28.1%

Black/African American & White 0.3% 0.4% 0.6%

Native Hawaiian/Other Pacific Islander 0.4% 1.7% 0.5%

Other multi-racial 8.4% 7.8% 7.3%

White 55.5% 50.3% 59.2%
134

Annual Report on Fair Housing

Ethnicity

Hispanic or Latino 16.2% 16.3% 20.5%

Not Hispanic or Latino 83.8% 83.7% 79.5%

Source: IDIS

Housing Opportunities for Persons with AIDS (HOPWA)

HOPWA is authorized by the Cranston-Gonzalez National Affordable Housing Act to assist states, local 

governments, and nonprofit organizations in addressing the housing needs of low-income persons with HIV/AIDS and 

their families. In addition to providing rental assistance subsidies, funds may be used to develop and operate community 

residences and other housing facilities that offer on-site support for activities of daily living and other needed services.

Tables D.14 & D.15 provide data on the race, ethnicity, age, and sex of persons receiving assistance from HOPWA 

in FY 2012 & 2013. The total represents only those beneficiaries that have submitted information to HUD.

 Table D.14: Protected Characteristics of Persons Provided with Housing Assistance through HOPWA Formula 

Grants and Competitive Grants, FY 2012

Formula Grant Competitive Grant

Number Percentage Number Percentage

Number of Recipients of Housing Assistance 84,385 100% 7,017 100%

Persons with HIV/AIDS 56,114 66.50% 4,705 67.05%

Family Members of Participants with HIV/

AIDS 28,271 33.50% 2,312 32.95%

Race

American Indian or Alaska Native 396 0.47% 156 2.22%

American Indian or Alaska Native and Black 

or African American 72 0.09% 12 0.17%

American Indian or Alaska Native and White 193 0.23% 51 0.73%

Asian 363 0.43% 46 0.66%

Asian and White 100 0.12% 14 0.20%

Black or African American 44,223 52.56% 2,725 38.83%

Black or African American and White 1,616 1.92% 85 1.21%

Native Hawaiian or Other Pacific Islander 220 0.26% 60 0.86%

Other Multi-Racial 6,127 7.28% 323 4.60%

White 30,825 36.64% 3,545 50.52%

Ethnicity

Hispanic 14,215 16.90% 1,162 16.56%

Non-Hispanic69,920 83.10% 5,855 83.44%

Age

Younger than 18 15,344 18.22% 1,306 18.61%

18-3012,195 14.48% 930 13.25%

31-5037,782 44.86% 3,289 46.87%

51 or Older 18,907 22.45% 1,492 21.26%
135

Annual Report on Fair Housing

Sex

Female 34,227 40.64% 2,594 36.97%

Male50,001 59.36% 4,423 63.03%

Table D.15: Protected Characteristics of Persons Provided with Housing Assistance through HOPWA Formula Grants 

and Competitive Grants, FY 20131

Formula Grant Competitive Grant

Number Percentage Number Percentage

Number of Recipients of Housing Assistance 77,917 100.00% 6,898 100.00%

Persons with HIV/AIDS 51,765 66.44% 4,620 66.98%

Family Members of Participants with HIV/

AIDS 22,932 29.43% 2,087 30.26%

Race

American Indian or Alaska Native 452 0.58% 155 2.25%

American Indian or Alaska Native and Black 

or African American 109 0.14% 11 0.16%

American Indian or Alaska Native and White 136 0.17% 55 0.80%

Asian 343 0.44% 51 0.74%

Asian and White 82 0.11% 8 0.12%

Black or African American 42,791 55.02% 2,829 41.03%

Black or African American and White 910 1.17% 102 1.48%

Native Hawaiian or Other Pacific Islander 399 0.51% 193 2.80%

Other Multi-Racial 5,297 6.81% 349 5.06%

White 27,254 35.04% 3,142 45.57%

Ethnicity

Hispanic 13,772 17.75% 990 14.36%

Non-Hispanic63,809 82.25% 5,906 85.64%

Age

Younger than 18 14,104 1.58% 1,284 18.62%

18-3011,451 12.85% 946 13.72%

31-5032,377 54.21% 3,084 44.72%

51 or Older 18,686 31.36% 1,582 22.94%

Sex

Female 30,724 40.10% 2,501 36.27%

Male45,388 59.24% 4,343 62.98%

Transgender M to F 484 0.63% 51 0.74%

Transgender F to M 22 0.03% 1 0.01%

Source: Consolidated Annual Progress Evaluation Reports (Formula Grants) 

and Annual Progress Reports (Competitive Grants)

1 Data on the number of beneficiaries of HOPWA Competitive and Formula Projects in PY 2012-13 with corresponding demographic data comes in reports submitted on 214 of 219 grants. Percentages may not equal 100% due to rounding. Denominator may 

vary slightly for Race, Ethnicity, Age and Sex due to Grantee reporting errors.
136

Annual Report on Fair Housing

Housing Choice Vouchers

The Housing Choice Voucher program is authorized by the U.S. Housing Act of 1937 to provide rental subsidies 

to low- and very-low income families to help them afford decent, safe, and sanitary housing in the private market. The 

participant pays the difference between the subsidy and the rent charged by the landlord. Under certain circumstances, 

a participant may use his or her voucher to purchase a home.

Public Housing

The Low-Income Public Housing program is authorized by the U.S. Housing Act of 1937 to provide safe and 

decent rental housing for low-income families, the elderly, and persons with disabilities. Public housing comes in a 

variety of forms, from scattered-site single-family houses to high-rise apartments. 

Moderate Rehabilitation

The Moderate Rehabilitation program provides project-based rental assistance for low-income families. This 

program began in 1978 as an expansion of the rental certificate program after HUD determined that at least 2.7 million 

rental units had deficiencies requiring a moderate level of upgrading. The program was repealed in 1991, but assistance 

is provided to properties previously rehabilitated.

Table D.16 provides data on the race, ethnicity, age, sex, disability, and familial status of households receiving 

assistance from Housing Choice Vouchers, Public Housing, or Moderate Rehabilitation in the 18-month period ending 

September 30, 2012. The data for race, ethnicity, age, and sex were provided for the head of household only, regardless 

of the composition of the household. The number of households represents only those beneficiaries that submitted data 

to HUD.

Table D.16 Protected Characteristics of Assisted Households in PIH Programs, For the 18-Month Period Ending 

September 30, 2012

Moderate Rehabilitation Public Housing Tenant-based 

Vouchers

Total Households 34,409 1,072,349 2,122,993

Race of Head of Household

American Indian or Alaska Native 1.1% 0.7% 0.9%

Asian 1.3% 2.4% 2.5%

Black or African American 43.5% 47.4% 46.7%

Multiple Race 0.4% 0.7% 0.8%

Native Hawaiian or Other Pacific

Islander 0.5% 0.4% 0.5%

White 53.1% 48.4% 48.7%

Ethnicity of Head of Household

Hispanic or Latino 26.7% 22.9% 15.4%

Not Hispanic or Latino 73.3% 77.1% 84.6%

Age of Head of Household
137

Annual Report on Fair Housing

Younger than 31 17.5% 18.6% 15.2%

31-41 14.3% 17% 25.8%

42-51 21.5% 15.9% 20.6%

52-61 26.4% 18% 18.4%

62 or Older 20.2% 30.5% 20.1%

Sex of Head of Household

Female 54.3% 74.8% 81.4%

Male 45.7% 25.2% 18.6%

Disability

Households with anybody disabled 46.9% 38.7% 46.6%

Households with a head, spouse, or 

co-head disabled 45.6% 35.5% 41.7%

Families with Children

Households with children 23.4% 39.8% 49.4%

Table D.17 provides data on the race, ethnicity, age, sex, disability, and familial status of households receiving 

assistance from Housing Choice Vouchers, Public Housing, or Moderate Rehabilitation in the 18-month period ending 

September 30, 2013. The data for race, ethnicity, age, and sex were provided for the head of household only, regardless 

of the composition of the household. The number of households represents only those beneficiaries that submitted data 

to HUD.

Table D.17 Protected Characteristics Assisted Households in PIH Programs,

For the 18-Month Period Ending September 30, 2013

Moderate Rehabilitation Public Housing Tenant-based 

Vouchers

Total Households 35,656 1,077,345 2,136,845

Race of Head of Household

American Indian or Alaska Native 1.1% 0.7% 0.8%

Asian 1.4% 2.4% 2.6%

Black or African American 44% 47.5% 47.4%

Multiple Race 0.4% 0.7% 0.8%

Native Hawaiian or Other Pacific

Islander 0.4% 0.5% 0.5%

White 52.6% 48.2% 47.9%

Ethnicity of Head of Household

Hispanic or Latino 26.5% 23% 15.4%

Not Hispanic or Latino 73.5% 77% 84.6%

Age of Head of Household

Younger than 31 17.2% 18.2% 13.6%

31-41 14.6% 17.1% 25.7%
138

Annual Report on Fair Housing

42-51 20.8% 15.6% 20.4%

52-61 27% 18.4% 19.3%

62 or Older 20.4% 30.6% 20.9%

Sex of Head of Household

Female 54.2% 74.7% 80.9%

Male 45.8% 25.3% 19.1%

Disability

Households with anybody disabled 47.7% 39.2% 47.6%

Households with a head, spouse, or 

co-head disabled 46.4% 35.9% 42.6%

Families with Children

Households with children 22.9% 39.7% 48%

Community Development Block Grant-Recovery (CDBG-R) 

The American Recovery and Reinvestment Act of 2009 appropriated $1 billion to carry out the Community 

Development Block Grant (CDBG) program on an expedited basis. This program is commonly referred to as the CDBG 

Recovery (CDBG-R) program. Pursuant to the Recovery Act, HUD distributed $980 million via formula grants to states, 

entitled metropolitan cities, and urban counties that received CDBG funding in FY 2008. The remaining funds were used 

for the Indian CDBG program and for HUD administrative costs.

While grantees had the full range of CDBG eligible activities at their disposal for CDBG-R, the Recovery Act clearly 

intended that CDBG-R funds primarily be used for economic development, housing, infrastructure, and public facilities 

activities that will quickly spur economic investment and job creation or retention. 

Tables D.18 and D.19 contain information on the race and ethnicity of households that benefited from CDBGR’s owner-occupied housing rehabilitation and rental housing rehabilitation in FY 2012 & FY 2013. The number of 

participants represents only those beneficiaries that have submitted data. Additional CDBG-R activities also had 

beneficiaries.

Table D.18: Protected Characteristics of Beneficiaries of CDBG-R’s Owner-Occupied Housing Rehabilitation and Rental 

Housing Rehabilitation, FY 2012

Owner Occupied 

Housing 

Rehabilitation

Rental 

Housing 

Rehabilitation

Homeownership 

Assistance

Total Number of Participants 2,231 2,147 14

Race

American Indian/Alaskan Native & Black/African 

American 0% 0.1% 0%

American Indian/Alaskan Native 0.5% 0.5% 0%

American Indian/Alaskan Native & White 0% 0.1% 0%

Asian 1.5% 2.5% 0%

Asian & White 0% 0% 0%
139

Annual Report on Fair Housing

Black/African American 45.5% 29.8% 28.6%

Black/African American & White 0.7% 0.2% 0%

Native Hawaiian/Other Pacific Islander 0.2% 0.4% 0%

Other multi-racial 4.8% 3.5% 0%

White 46.8% 62.9% 71.4%

Ethnicity

Hispanic or Latino 10.9% 12.4% 0%

Not Hispanic or Latino 89.1% 87.6% 0%

Table D.19: Protected Characteristics of Beneficiaries of CDBG-R’s Owner-Occupied Housing Rehabilitation and Rental 

Housing Rehabilitation, FY 2013

Owner Occupied 

Housing 

Rehabilitation

Rental 

Housing 

Rehabilitation

Homeownership 

Assistance

Total Number of Participants 2,765 845 89

Race

Amer. Indian/Alaskan Native & Black/African Amer. 0% 0.1% 0%

American Indian/Alaskan Native 0.2% 1.3% 0%

American Indian/Alaskan Native & White 0.1% 0.1% 0%

Asian 0.2% 4.7% 0%

Asian & White 0% 0.1% 0%

Black/African American 38.3% 45.1% 78.7%

Black/African American & White 0.1% 0.8% 1.1%

Native Hawaiian/Other Pacific Islander 0.6% 1.1% 1.1%

Other multi-racial 34.6% 1.9% 1.1%

White 25.9% 44.7% 18.0%

Ethnicity

Hispanic or Latino 29.2% 19.6% 2.2%

Not Hispanic or Latino 70.8% 80.4% 97.8%
140

Annual Report on Fair Housing

CDBG-Disaster Recover Assistance (CDBG-DR)

HUD provides flexible grants to help cities, counties, and States recover from presidentially declared disasters, 

especially in low-income areas, subject to availability of supplemental appropriations. In response to disasters, Congress 

may appropriate additional funding for the CDBG program as Disaster Recovery grants to rebuild the affected areas 

and start the recovery process. Since CDBG Disaster Recovery assistance may fund a broad range of recovery activities, 

HUD can help communities and neighborhoods that otherwise might not recover due to limited resources. Disaster 

Recovery grants often supplement disaster programs of the Federal Emergency Management Agency, the Small Business 

Administration, and the U.S. Army Corps of Engineers. In addition, HOME Disaster Recovery grants can provide an 

important resource for providing affordable housing to disaster victims.

Table D.20 contains information on the race and ethnicity of households that benefited from CDBG-DR in FY 2012 

& FY 2013. 

Table D.20: Protected Characteristics of Beneficiaries of CDBG-DR, FY 2012 & 2013

Race

Affordable Rental 

Housing (KRW and 

Ike Grants Only)

Construction of 

New Housing

Homeownership 

Assistance

Rehabilitation/

Reconstruction 

of Residential 

Structures

Total 33,701 2,171 2,274 15,115

American Indian/Alaskan Native 0.1% 0.3% 0.3% 0.2%

American Indian/Alaskan Native & 

Black/African American 0% 0% 0% 0.1%

American Indian/Alaskan Native & 

White 0.1% 0% 0% 0.1%

Asian 0.3% 2.3% 1.8% 1.0%

Asian and White 0% 0% 0.2% 0%

Black/African American 38.8% 14.4% 50.6% 42.1%

Black/African American & White 0.2% 0.1% 0.2% 1.1%

Native Hawaiian/Other Pacific 

Islander 0.1% 0% 0.1% 0.1%

Other multi-racial 4.7% 0.6% 0.6% 1.3%

Unknown 30.5% 20.1% 2.6% 10.3%

White 25.0% 62.2% 43.6% 43.6%
141

Annual Report on Fair Housing

Neighborhood Stabilization Program

The Neighborhood Stabilization Program (NSP) was established for the purpose of stabilizing communities 

that have suffered from foreclosures and abandonment. Through the purchase and redevelopment of foreclosed and 

abandoned homes and residential properties, the goal of the program is being realized.

Table D.21 contains information on the race and ethnicity of households that benefited from NSP in FY 2012 & 

FY 2013. 

Table D.21: Protected Characteristics of Beneficiaries of NSP, FY 2012 & 2013

Race Construction of 

New Housing

Homeownership 

Assistance to Lowand ModerateIncome ResidentsRehabilitation/Reconstruction 

of Residential Structures

Total 6,506 10,191 21,871

American Indian/Alaskan Native 0.8% 0.5% 0.6%

American Indian/Alaskan Native & 

Black/African American 0.6% 0% 0.2%

American Indian/Alaskan Native & 

White 0.2% 0.1% 0.1%

Asian 2.3% 3.0% 2.3%

Asian and White 0.1% 0.2% 0.1%

Black/African American 48.8% 34.4% 39.2%

Black/African American & White 0.5% 0.9% 0.5%

Native Hawaiian/Other Pacific 

Islander 0.6% 0.3% 0.3%

Other multi-racial 3.2% 3.5% 5.2%

Unknown 2.3% 4.0% 6.8%

White 40.5% 53.1% 44.6%
142

Annual Report on Fair Housing

Glossary

Administrative Closure: An administrative closure occurs when a complainant withdraws the complaint, fails to 

cooperate, or can no longer be located. HUD and FHAP agencies also administratively close complaints when, after 

accepting the complaint, it is determined that they lack jurisdiction.

Architectural Barriers Act of 1968: A federal law that requires that buildings and facilities designed, constructed, altered, 

or leased with certain federal funds after September 1969 be accessible to and usable by persons with disabilities.

Age Discrimination Act of 1975: A federal law that prohibits discrimination on the basis of age in programs or activities 

receiving federal financial assistance.

Charge of Discrimination: Under the Fair Housing Act, unless a conciliation agreement is reached during the course 

of the investigation, HUD issues a charge of discrimination after it conducts a full investigation and determines that 

reasonable cause exists to believe that a discriminatory housing practice has occurred or is about to occur.

Conciliation Agreement: Under the Fair Housing Act or substantially equivalent state or local law, a conciliation 

agreement is an agreement between a complainant and respondent that is approved by HUD or the FHAP agency. A 

conciliation agreement seeks to protect the rights of the complainant and the respondent and satisfy the public interest. 

HUD or the FHAP agency does not issue a determination in a complaint if a conciliation agreement is reached prior to the 

completion of the investigation.

Design and Construction Requirements of the Fair Housing Act: The Fair Housing Act requires that particular 

multifamily dwellings constructed for first occupancy after March 13, 1991, contain seven design and construction 

features that increase the property’s accessibility to persons with disabilities. The accessibility requirements apply to 

all units in covered multifamily buildings with an elevator and to the ground floor units in covered multifamily buildings 

without elevators. Common spaces, such as exercise rooms, lobbies, mailboxes, laundry rooms, parking lots, and 

sidewalks of covered multifamily dwellings, must be accessible regardless of building type.

DOJ Referral: HUD refers to the U.S. Department of Justice housing discrimination matters that involve criminal 

allegations, a suspected pattern or practice of discrimination, or possible zoning or land use violations.

Equal Credit Opportunity Act: A federal law that prohibits any creditor from discriminating against any applicant with 

respect to any aspect of a credit transaction on the following bases: race, color, religion, national origin, sex, marital 

status, or age (provided that the applicant has the capacity to contract); because all or part of the applicant’s income 

derives from any public assistance program; or because the applicant has exercised any right under the Consumer Credit 

Protection Act.

Executive Order 11063: An executive order that prohibits discrimination on the basis of race, color, religion, national 

origin, sex, disability, or familial status in the sale, leasing, rental, or other disposition of properties and facilities owned 

or operated by the Federal Government or provided with federal funds.

Executive Order 11246: An executive order that prohibits federal contractors and federally assisted construction 

contractors and subcontractors, who do more than $10,000 in Federal Government business in one year, from 

discriminating in employment decisions on the basis of race, color, religion, sex, or national origin. This Executive Order 

also requires Federal Government contractors to take affirmative action to ensure that equal opportunity is provided in 

all aspects of their employment.

Executive Order 11625: An executive order that requires each federal agency to develop comprehensive plans and 

specific program goals for a national Minority Business Enterprise (MBE) contracting program.
143

Annual Report on Fair Housing

Executive Order 12250: An executive order that requires consistent and effective implementation of various laws 

prohibiting discriminatory practices in programs receiving federal financial assistance.

Executive Order 12259: An executive order that gave the Secretary of HUD the responsibility of ensuring that all federal 

programs and activities related to housing and urban development are administered in a manner to affirmatively further 

fair housing. Executive Order 12259 also amended Executive Order 11063 to prohibit discrimination based on sex. On 

January 17, 1994, Executive Order 12259 was revoked and replaced by Executive Order 12892.

Executive Order 12432: An executive order that requires each federal agency with substantial procurement or grantmaking authority to develop a Minority Business Enterprise (MBE) development plan.

Executive Order 12898: An executive order that requires that each federal agency conduct its programs, policies, and 

activities that substantially affect human health or the environment in a manner that does not exclude persons on the 

basis of race, color, or national origin.

Executive Order 13166: An executive order that directs federal agencies to provide meaningful access to federally 

conducted and federally assisted programs and activities for persons who, as a result of national origin, are limited 

English proficient.

Fair Housing Act (Title VIII of the Civil Rights Act of 1968): A federal law that prohibits discrimination on the basis of 

race, color, national origin, religion, sex, familial status, or disability in the sale, rental, and financing of dwellings and in 

certain other housing-related transactions. The Fair Housing Act also makes it unlawful to coerce, threaten, intimidate, 

or interfere with any person for exercising or enjoying their fair housing rights or encouraging or aiding others in the 

exercise or enjoyment of their fair housing rights.

Fair Housing Enforcement Organization (FHO): Any organization, whether or not it is solely engaged in fair housing 

enforcement activities, that: (1) Is organized as a private, tax-exempt, nonprofit, charitable organization; (2) Is currently 

engaged in complaint intake, complaint investigation, testing for fair housing violations and enforcement of meritorious 

claims; and (3) Upon the receipt of FHIP funds will continue to be engaged in complaint intake, complaint investigation, 

testing for fair housing violations and enforcement of meritorious claims. See 24 CFR 125.103.

Familial Status: A protected class under the Fair Housing Act defined to include one or more children under the age of 

18 domiciled with a parent or another person having legal custody over such children, or the designee of such parent 

or other person having such custody with the written permission of such parent or other person, and persons who are 

pregnant or in the process of obtaining legal custody of a child less than 18 years of age.

No Reasonable Cause Determination: Unless a conciliation agreement is reached during the course of the investigation, 

HUD or the FHAP agency issues a no reasonable cause determination, if, after it conducts a full investigation, it finds 

no reasonable cause exists to believe that a discriminatory housing practice in violation of the Fair Housing Act or 

substantially equivalent State or local law has occurred or is about to occur.

Qualified Fair Housing Enforcement Organization (QFHO): Any organization, whether or not it is solely engaged in 

fair housing enforcement activities, that: (1) Is organized as a private, tax-exempt, nonprofit, charitable organization; 

(2) Has at least 2 years experience in complaint intake, complaint investigation, testing for fair housing violations and 

enforcement of meritorious claims; and (3) Is engaged in complaint intake, complaint investigation, testing for fair 

housing violations, and enforcement of meritorious claims at the time of application for FHIP assistance. For the purpose 

of meeting the 2-year qualification period, it is not necessary that the activities were conducted simultaneously, as 

long as each activity was conducted for 2 years. It is also not necessary for the activities to have been conducted for 2 

consecutive or continuous years. An organization may aggregate its experience in each activity over the 3 year period 

preceding its application to meet the 2-year qualification period requirement. See 24 CFR 125.103.
144

Annual Report on Fair Housing

Reasonable Accommodation: A change in rules, policies, practices, or services required to afford an equal opportunity 

to a person with a disability to use and enjoy a dwelling. For example, an apartment manager would make a reasonable 

accommodation for a tenant with a mobility disability by granting the tenant’s request for an assigned parking space in 

front of the entrance to his or her unit, even though the apartment complex is not in the practice of assigning parking 

spaces to tenants.

Reasonable Cause Determination: Unless a conciliation agreement is reached, after the conclusion of an investigation, 

HUD or a FHAP agency issues a determination of reasonable cause if it determines that, under the Fair Housing Act or 

substantially equivalent state or local law, reasonable cause exists to believe that a discriminatory housing practice has 

occurred or is about to occur.

Reasonable Modification: Under the Fair Housing Act, it is unlawful to refuse to allow persons with disabilities to make 

reasonable modifications, at their own expense, to the premises occupied or to be occupied by such persons, if the 

modification is necessary to allow such person the full enjoyment of the premises. Reasonable modifications may be 

made to common areas, such as lobbies and main entrances, and the interior of units. For example, a person with a 

mobility impairment may need to install grab bars in order to be able to use his or her toilet or shower. 

Redlining: A practice prohibited under the Fair Housing Act by which lenders or insurers refuse to do business in certain 

neighborhoods because members of a protected class live there.

Section 3 Business Concern: A business that meets at least one of three criteria: (1) 51 percent or more owned by 

Section 3 residents; (2) At least 30 percent of permanent, full-time employees are currently Section 3 residents, or within 

3 years of the date of first employment with the business concern were considered Section 3 residents; or (3) Provide 

evidence of a commitment to subcontract more than 25 percent of the dollar award of all subcontracts to businesses 

that meet one of the qualifications described above for Section 3 business concerns.

Section 3 of the Housing and Urban Development Act of 1968: A federal law that requires that employment and other 

economic opportunities generated by certain HUD financial assistance shall, to the greatest extent feasible, be directed 

to low- and very low-income persons, particularly those who are recipients of government assistance for housing, and to 

business concerns that provide economic opportunities to low- and very low-income persons.

Section 3 Resident: A Section 3 resident is a public housing resident or low- or very low-income person residing in the 

metropolitan area or nonmetropolitan county in which Section 3-covered assistance is expended.

Section 8(a) of the Small Business Act: A federal law that authorizes the Small Business Administration (SBA) to enter 

into contracts with other federal agencies. The SBA then subcontracts the actual performance of the work to small 

businesses owned and controlled by socially and economically disadvantaged individuals. Through a memorandum of 

understanding, SBA delegated the authority to HUD to contract directly with 8(a) firms. 

Section 109 of the Housing and Community Development Act of 1974: A federal law that prohibits discrimination on 

the basis of race, color, national origin, sex, or religion in programs and activities receiving financial assistance under Title 

I of the Act, including the Community Development Block Grant program, Urban Development Action Grants, Economic 

Development Initiative Grants, Special Purpose Grants, and the Section 108 Loan Guarantee program. While Section 109 

does not include discrimination based on age or disability on the list of prohibited bases, the statute makes applicable 

to these programs the prohibitions against discrimination on the basis of age found in the Age Discrimination Act of 

1975 and the prohibitions against discrimination on the basis of disability found in Section 504 of the Rehabilitation Act 

of 1973. On December 30, 2005, Section 109 was amended by the Support our Scouts Act. The Support our Scouts Act 

prohibits states or units of general local government that receive assistance under Title I of the Housing and Community 

Development Act and have designated open forums, limited public forums, or nonpublic forums, from discriminating 

against or denying equal access to any youth organization, including the Boy Scouts of America, that wishes to conduct a 

meeting or otherwise participate in any of the aforementioned forums.
145

Annual Report on Fair Housing

Section 282 of the Cranston-Gonzalez National Affordable Housing Act: A federal law that prohibits discrimination on 

the basis of race, color, religion, sex, or national origin under any program or activity receiving assistance from the HOME 

Investment Partnerships program. While Section 282 does not directly prohibit discrimination based on age or disability, 

the statute states that the prohibitions against discrimination on the basis of age found in the Age Discrimination Act of 

1975 and the prohibitions against discrimination on the basis of disability found in Section 504 of the Rehabilitation Act 

of 1973 apply to HOME programs or activities.

Section 504 of the Rehabilitation Act of 1973: A federal law that prohibits discrimination on the basis of disability in any 

program or activity receiving federal financial assistance. 

Section 527 of the National Housing Act: A federal law that prohibits discrimination on the basis of sex in any federally 

related mortgage loan, or federal insurance, guaranty, or other assistance in connection therewith.

Section 1978 of the Revised Statutes: A federal law that gives all citizens of the United States, regardless of race, the 

same rights in every state and territory to inherit, purchase, lease, sell, hold, and convey real and personal property.

Settlement Agreement: A settlement agreement is a private agreement between the complainant and respondent in 

a case brought under the Fair Housing Act or a substantially equivalent state or local law. A private settlement is not 

submitted for approval to HUD or the FHAP agency and typically does not contain public interest relief. HUD or the FHAP 

agency does not issue a determination of reasonable cause or no reasonable cause if a settlement agreement is reached 

prior to the completion of the investigation.

Steering: The practice, prohibited under the Fair Housing Act, of directing persons to certain neighborhoods, loans, 

or insurance products because of their race or other protected characteristic. For example, a real estate agent who 

automatically limits the home search of an African-American couple to neighborhoods with large minority populations 

would be engaging in unlawful steering.

Title II of the Americans with Disabilities Act of 1990: A federal law that prohibits discrimination on the basis of 

disability in programs, services, and activities provided or made available by public entities. The U.S. Department of 

Justice has primary enforcement responsibility for Title II of the ADA. HUD enforces Title II of the ADA when it relates to 

state and local public housing, housing assistance, and housing referrals. 

Title VI of the Civil Rights Act of 1964: A federal law that prohibits discrimination on the basis of race, color, or national 

origin in programs and activities receiving federal financial assistance.

Title IX of the Education Amendments Act of 1972: A federal law that prohibits discrimination on the basis of sex in 

education programs or activities that receive federal financial assistance. The U.S. Department of Education has primary 

enforcement responsibility for Title IX. HUD enforces Title IX in HUD-funded educational and training programs and 

activities.