FAIR HOUSING

Equal Opportunity for All

U.S. Department of Housing and Urban Development

Office of Fair Housing and Equal Opportunity

Please visit our website: www.hud.gov/fairhousing

FAIR HOUSING Equal Opportunity for All

Fair Housing – Equal Opportunity for All

America, in every way, represents equality of opportunity for all persons. 

The rich diversity of its citizens and the spirit of unity that binds us all 

symbolize the principles of freedom and justice upon which this nation 

was founded. That is why it is extremely disturbing when new immigrants, 

minorities, families with children, and persons with disabilities are denied 

the housing of their choice because of illegal discrimination.

The Department of Housing and Urban Development (HUD) enforces 

the Fair Housing Act, which prohibits discrimination and the intimidation 

of people in their homes, apartment buildings, and condominium 

developments – in nearly all housing transactions, including the rental and 

sale of housing and the provision of mortgage loans.

Equal access to rental housing and homeownership opportunities is the 

cornerstone of this nation’s federal housing policy. Housing providers who 

refuse to rent or sell homes to people based on race, color, national origin, 

religion, sex, familial status, or disability are violating federal law, and HUD 

will vigorously pursue enforcement actions against them.

Housing discrimination is not only illegal, it contradicts in every way the 

principles of freedom and opportunity we treasure as Americans. HUD is 

committed to ensuring that everyone is treated equally when searching for 

a place to call home.

Contents

The Fair Housing Act ............................................................................1

What Housing Is Covered?...................................................................1

What Is Prohibited? ..............................................................................1

Additional Protection If You Have A Disability.......................................3

Housing Protection For Families With Children....................................5

If You Think Your Rights Have Been Violated.......................................6

What Happens When You File A Complaint?......................................10

What Happens If I’m Going To Lose My Housing

Through Eviction or Sale? ..................................................................11

What Happens After A Complaint Investigation? ................................12

In Addition...........................................................................................14 

U.S. Department of Housing and Urban Development (HUD)

451 7th Street, S.W., Washington, D.C. 20410-2000

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The Fair Housing Act 

The Fair Housing Act prohibits discrimination 

in housing because of:

• Race or color

• National Origin

• Religion

• Sex

• Familial status (including children under the age of 18 living with 

parents or legal custodians; pregnant women and people securing 

custody of children under 18)

• Disability

What Housing is Covered?

The Fair Housing Act covers most housing. In some circumstances, 

the Act exempts owner-occupied buildings with no more than four 

units, single-family housing sold or rented without the use of a broker 

and housing operated by organizations and private clubs that limit 

occupancy to members.

What is Prohibited?

In the Sale and Rental of Housing: No one may take any of the following 

actions based on race, color, religion, sex, disability, familial status, 

or national origin: 

• Refuse to rent or sell housing 

• Refuse to negotiate for housing 

• Make housing unavailable 

• Otherwise deny a dwelling 

• Set different terms, conditions or privileges for sale or rental of a 

dwelling 

• Provide different housing services or facilities 

• Falsely deny that housing is available for inspection, sale or rental 

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• For profit, persuade, or try to persuade homeowners to sell or 

rent dwellings by suggesting that people of a particular race, 

etc. have moved, or are about to move into the neighborhood 

(blockbusting) or 

• Deny any person access to, membership or participation 

in, any organization, facility or service (such as a multiple 

listing service) related to the sale or rental of dwellings, or 

discriminate against any person in the terms or conditions of 

such access, membership or participation.

In Mortgage Lending: No one may take any of the following actions 

based on race, color, religion, sex, disability, familial status, or 

national origin: 

• Refuse to make a mortgage loan 

• Refuse to provide information regarding loans 

• Impose different terms or conditions on a loan, such as 

different interest rates, points, or fees 

• Discriminate in appraising property 

• Refuse to purchase a loan or 

• Set different terms or conditions for purchasing a loan.

• In addition, it is a violation of the Fair Housing Act to:

• Threaten, coerce, intimidate or interfere with anyone exercising 

a fair housing right or assisting others who exercise the right 

• Make, print, or publish any statement, in connection with the 

sale or rental of a dwelling, which indicates a preference, 

limitation, or discrimination based on race, color, religion, sex, 

disability, familial status, or national origin. This prohibition 

against discriminatory advertising applies to single-family and 

owner-occupied housing that is otherwise exempt from the 

Fair Housing Act 

• Refuse to provide homeowners insurance coverage for a 

dwelling because of the race, color, religion, sex, disability, 

familial status, or national origin of the owner and/or occupants 

of a dwelling 

• Discriminate in the terms or conditions of homeowners 

insurance coverage because of the race, color, religion, sex, 

disability, familial status, or national origin of the owner and/or 

occupants of a dwelling 

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• Refuse to provide available information on the full range of 

homeowners insurance coverage options available because 

of the race, etc. of the owner and/or occupants of a dwelling 

• Make print or publish any statement, in connection with the 

provision of homeowners insurance coverage, that indicates 

a preference, limitation or discrimination based on race, color, 

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

Additional Protection If You Have a Disability

If you or someone associated with you:

• Have a physical or mental disability (including hearing, mobility 

and visual impairments, cancer, chronic mental illness, HIV/

AIDS, or mental retardation) that substantially limits one or 

more major life activities 

• Have a record of such a disability or 

• Are regarded as having such a disability, a housing provider 

may not:

- Refuse to let you make reasonable modifications to your 

dwelling or common use areas, at your expense, if it may 

be necessary for you to fully use the housing. (Where 

reasonable, a landlord may permit changes only if you 

agree to restore the property to its original condition when 

you move.) 

- Refuse to make reasonable accommodations in rules, 

policies, practices or services if it may be necessary for 

you to use the housing on an equal basis with nondisabled 

persons.

Example: A building with a “no pets” policy must allow a visually impaired 

tenant to keep a guide dog.

Example: An apartment complex that offers tenants ample, unassigned 

parking must honor a request from a mobility-impaired tenant 

for a reserved space near her apartment if it may be necessary 

to assure that she can have access to her apartment.

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However, the Fair Housing Act does not protect a person who is a 

direct threat to the health or safety of others or who currently uses 

illegal drugs.

Accessibility Requirements for New Multifamily Buildings: In buildings 

with four or more units that were first occupied after 

March 13, 1991, and that have an elevator:

• Public and common use areas must be accessible to persons 

with disabilities

• All doors and hallways must be wide enough for wheelchairs

• All units must have:

- An accessible route into and through the unit

- Accessible light switches, electrical outlets, thermostats 

and other environmental controls

- Reinforced bathroom walls to allow later installation of 

grab bars and

- Kitchens and bathrooms that can be used by people in 

wheelchairs.

If a building with four or more units has no elevator and was first 

occupied after March 13, 1991, these standards apply to ground 

floor units only.

These accessibility requirements for new multifamily buildings do 

not replace more stringent accessibility standards required under 

State or local law.

Housing Protection for Families with Children

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The Fair Housing Act makes it unlawful to discriminate against a person 

whose household includes one or more children who are under 18 years 

of age (familial status). Familial status protection covers households in 

which one or more minor children live with:

• A parent; 

• A person who has legal custody (including guardianship) of a 

minor child or children; or 

• The designee of a parent or legal custodian, with the written 

permission of the parent or legal custodian.

Familial status protection also extends to pregnant women and 

any person in the process of securing legal custody of a minor 

child (including adoptive or foster parents).

The “Housing for Older Persons” Exemption: The Fair Housing 

Act specifically exempts some senior housing facilities and 

communities from liability for familial status discrimination. Exempt 

senior housing facilities or communities can lawfully refuse to 

sell or rent dwellings to families with minor children. In order to 

qualify for the “housing for older persons” exemption, a facility or 

community must prove that its housing is:

• Provided under any State or Federal program that HUD has 

determined to be specifically designed and operated to assist 

elderly persons (as defined in the State or Federal program); 

or 

• Intended for, and solely occupied by persons 62 years of age 

or older; or 

• Intended and operated for occupancy by persons 55 years of 

age or older.

In order to qualify for the “55 or older” housing exemption, 

a facility or community must satisfy each of the following 

requirements:

• at least 80 percent of the units must have at least one 

occupant who is 55 years of age or older; and

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• the facility or community must publish and adhere to policies 

and procedures that demonstrate the intent to operate as “55 

or older” housing; and 

• the facility or community must comply with HUD’s regulatory 

requirements for age verification of residents.

The “housing for older persons” exemption does not protect 

senior housing facilities or communities from liability for housing 

discrimination based on race, color, religion, sex, disability, or 

national origin.

HUD is ready to help with any problem of housing discrimination. 

If you think your rights have been violated, you may file a 

complaint online, write a letter or telephone the HUD office 

nearest you. You have one year after the alleged discrimination 

occurred or ended to file a complaint with HUD, but you should 

file it as soon as possible.

If You Think your Rights Have Been Violated

What to Tell HUD:

• Your name and address 

• The name and address of the person your complaint is against 

(the respondent) 

• The address or other identification of the housing involved 

• A short description of the alleged violation (the event that 

caused you to believe your rights were violated) 

• The date(s) of the alleged violation.

Where to Write or Call: File a complaint online, send a letter to the HUD 

office nearest you, or if you wish, you may call that office directly. Persons 

who are deaf or hard of hearing and use a TTY, may call those offices 

through the toll-free Federal Information Relay Service at 1-800-877-8339.

For Connecticut, Maine, Massachusetts, New Hampshire, Rhode Island 

and Vermont:

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BOSTON REGIONAL OFFICE

(Complaints_office_01@hud.gov)

U.S. Department of Housing and Urban Development

Thomas P. O’Neill Jr. Federal Building

10 Causeway Street, Room 321

Boston, MA 02222-1092

Telephone (617) 994-8300 or 1-800-827-5005

Fax (617) 565-7313 * TTY (617) 565-5453

For New Jersey, New York, Puerto Rico and the U.S. Virgin Islands:

NEW YORK REGIONAL OFFICE

(Complaints_office_02@hud.gov)

U.S. Department of Housing and Urban Development

26 Federal Plaza, Room 3532

New York, NY 10278-0068

Telephone (212) 542-7519 or 1-800-496-4294

Fax (212) 264-9829 * TTY (212) 264-0927

For Delaware, District of Columbia, Maryland, Pennsylvania, Virginia and 

West Virginia:

PHILADELPHIA REGIONAL OFFICE

(Complaints_office_03@hud.gov)

U.S. Department of Housing and Urban Development

The Wanamaker Building

100 Penn Square East

Philadelphia, PA 19107-9344

Telephone (215) 861-7646 or 1-888-799-2085

Fax (215) 656-3449 * TTY (215) 656-3450

For Alabama, Florida, Georgia, Kentucky, Mississippi, North Carolina, 

South Carolina, and Tennessee:

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ATLANTA REGIONAL OFFICE

(Complaints_office_04@hud.gov)

U.S. Department of Housing and Urban Development

Five Points Plaza 

40 Marietta Street, 16th Floor

Atlanta, GA 30303-2808

Telephone (404) 331-5140 or 1-800-440-8091 x2493

Fax (404) 331-1021 * TTY (404) 730-2654

For Illinois, Indiana, Michigan, Minnesota, Ohio and Wisconsin:

CHICAGO REGIONAL OFFICE

(Complaints_office_05@hud.gov)

U.S. Department of Housing and Urban Development

Ralph H. Metcalfe Federal Building

77 West Jackson Boulevard, Room 2101

Chicago, IL 60604-3507

Telephone 1-800-765-9372

Fax (312) 886-2837 * TTY (312) 353-7143

For Arkansas, Louisiana, New Mexico, Oklahoma and Texas:

FORT WORTH REGIONAL OFFICE

(Complaints_office_06@hud.gov)

U.S. Department of Housing and Urban Development

801 Cherry Street

Suite 2500, Unit #45

Fort Worth, TX 76102-6803

Telephone (817) 978-5900 or 1-888-560-8913

Fax (817) 978-5876/5851 * TTY (817) 978-5595

For Iowa, Kansas, Missouri and Nebraska:

KANSAS CITY REGIONAL OFFICE

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(Complaints_office_07@hud.gov)

U.S. Department of Housing and Urban Development

Gateway Tower II

400 State Avenue, Room 200, 4th Floor

Kansas City, KS 66101-2406

Telephone (913) 551-6958 or 1-800-743-5323

Fax (913) 551-6856 * TTY (913) 551-6972

For Colorado, Montana, North Dakota, South Dakota, Utah and Wyoming:

DENVER REGIONAL OFFICE

(Complaints_office_08@hud.gov)

U.S. Department of Housing and Urban Development

1670 Broadway

Denver, CO 80202-4801

Telephone (303) 672-5437 or 1-800-877-7353

Fax (303) 672-5026 * TTY (303) 672-5248

For Arizona, California, Hawaii and Nevada:

SAN FRANCISCO REGIONAL OFFICE

(Complaints_office_09@hud.gov)

U.S. Department of Housing and Urban Development

600 Harrison Street, Third Floor

San Francisco, CA 94107-1387

Telephone 1-800-347-3739

Fax (415) 489-6558 * TTY (415) 489-6564

For Alaska, Idaho, Oregon and Washington:

SEATTLE REGIONAL OFFICE

(Complaints_office_10@hud.gov)

U.S. Department of Housing and Urban Development

Seattle Federal Office Building

909 First Avenue, Room 205

Seattle, WA 98104-1000

Telephone (206) 220-5170 or 1-800-877-0246

Fax (206) 220-5447 * TTY (206) 220-5185

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If after contacting the local office nearest you, you still have questions – 

you may contact HUD further at:

U.S. Department of Housing and Urban Development

Office of Fair Housing and Equal Opportunity

451 7th Street, S.W., Room 5204

Washington, DC 20410-2000

Telephone 1-800-669-9777

Fax (202) 708-1425 * TTY 1-800-927-9275

www.hud.gov/fairhousing

If You Are Disabled: HUD also provides:

• A TTY phone for the deaf/hard of hearing users (see above 

list for the nearest HUD office) 

• Interpreters, Tapes and Braille materials 

• Assistance in reading and completing forms

What Happens When You File A Complaint?

HUD will notify you in writing when your complaint is accepted for 

filing under the Fair Housing Act. HUD also will:

• Notify the alleged violator (respondent) of the filing of your 

complaint, and allow the respondent time to submit a written 

answer to the complaint. 

• Investigate your complaint, and determine whether or not 

there is reasonable cause to believe that the respondent 

violated the Fair Housing Act. 

• Notify you and the respondent if HUD cannot complete its 

investigation within 100 days of filing your complaint, and 

provide reason for the delay.

Fair Housing Act Conciliation: During the complaint investigation, HUD 

is required to offer you and the respondent the opportunity to 

voluntarily resolve your complaint with a Conciliation Agreement. 

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A Conciliation Agreement provides individual relief to you, and 

protects the public interest by deterring future discrimination by 

the respondent. Once you and the respondent sign a Conciliation 

Agreement, and HUD approves the Agreement, HUD will cease 

investigating your complaint. If you believe that the respondent 

has violated breached your Conciliation Agreement, you should 

promptly notify the HUD Office that investigated your complaint. If 

HUD determines that there is reasonable cause to believe that the

respondent violated the Agreement, HUD will ask the U.S. 

Department of Justice to file suit against the respondent in Federal 

District Court to enforce the terms of the Agreement.

Complaint Referrals to State or Local Public Fair Housing Agencies:

If HUD has certified that your State or local public fair housing 

agency enforces a civil rights law or ordinance that provides rights, 

remedies and protections that are “substantially equivalent” to 

the Fair Housing Act, HUD must promptly refer your complaint to 

that agency for investigation, and must promptly notify you of the 

referral. The State or local agency will investigate your complaint 

under the “substantially equivalent” State or local civil rights law 

or ordinance. The State or local public fair housing agency must 

start investigating your complaint within 30 days of HUD’s referral, 

or HUD may retrieve (“reactivate”) the complaint for investigation 

under the Fair Housing Act.

What Happens If I’m Going to Lose My Housing 

Through Eviction or Sale?

If you need immediate help to stop or prevent a severe problem 

caused by a Fair Housing Act violation, HUD may be able to assist 

you as soon as you file a complaint. HUD may authorize the U.S. 

Department of Justice to file a Motion in Federal District Court 

for a Temporary Restraining Order (TRO) against the respondent, 

followed by a Preliminary Injunction pending the outcome of HUD’s 

investigation. A Federal Judge may grant a TRO or a Preliminary 

Injunction against a respondent in cases where:

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• Irreparable (irreversible) harm or injury to housing rights is 

likely to occur without HUD’s intervention; and 

• There is substantial evidence that the respondent has violated 

the Fair Housing Act.

Example: An owner agrees to sell a house, but, after discovering that the 

buyers are black, pulls the house off the market, then promptly 

lists it for sale again. The buyers file a discrimination complaint 

with HUD. HUD may authorize the U.S. Department of Justice to 

seek an injunction in Federal District Court to prevent the owner 

from selling the house to anyone else until HUD investigates the 

complaint.

What Happens After A Complaint Investigation?

Determination of Reasonable Cause, Charge of Discrimination, and 

Election: When your complaint investigation is complete, HUD 

will prepare a Final Investigative Report summarizing the evidence 

gathered during the investigation. If HUD determines that there is 

reasonable cause to believe that the respondent(s) discriminated 

against you, HUD will issue a Determination of Reasonable 

Cause and a Charge of Discrimination against the respondent(s). 

You and the respondent(s) have twenty (20) days after receiving 

notice of the Charge to decide whether to have your case heard 

by a HUD Administrative Law Judge (ALJ) or to have a civil trial in 

Federal District Court.

HUD Administrative Law Judge Hearing: If neither you nor the 

respondent elects to have a Federal civil trial before the 20-day 

Election Period expires, HUD will promptly schedule a Hearing for 

your case before a HUD ALJ. The ALJ Hearing will be conducted 

in the locality where the discrimination allegedly occurred. During 

the ALJ Hearing, you and the respondent(s) have the right to 

appear in person, to be represented by legal counsel, to present 

evidence, to cross-examine witnesses and to request subpoenas 

in aid of discovery of evidence. HUD attorneys will represent you 

during the ALJ Hearing at no cost to you; however, you may also 

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choose to intervene in the case and retain your own attorney. At 

the conclusion of the Hearing, the HUD ALJ will issue a Decision 

based on findings of fact and conclusions of law. If the HUD ALJ 

concludes that the respondent(s) violated the Fair Housing Act, 

the respondent(s) can be ordered to:

• Compensate you for actual damages, including out-of-pocket 

expenses and emotional distress damages 

• Provide permanent injunctive relief.

• Provide appropriate equitable relief (for example, make the 

housing available to you). 

• Pay your reasonable attorney’s fees. 

• Pay a civil penalty to HUD to vindicate the public interest. The 

maximum civil penalties are: $16,000, for a first violation of 

the Act; $37,500 if a previous violation has occurred within 

the preceding five-year period; and $65,000 if two or more 

previous violations have occurred within the preceding

seven-year period.

Civil Trial in Federal District Court: If either you or the respondent elects 

to have a Federal civil trial for your complaint, HUD must refer 

your case to the U.S. Department of Justice for enforcement. The 

U.S. Department of Justice will file a civil lawsuit on your behalf 

in the U.S. District Court in the district in which the discrimination 

allegedly occurred. You also may choose to intervene in the case 

and retain your own attorney. Either you or the respondent may 

request a jury trial, and you each have the right to appear in 

person, to be represented by legal counsel, to present evidence, 

to cross-examine witnesses, and to request subpoenas in aid of 

discovery of evidence. If the Federal Court decides in your favor, 

a Judge or jury may order the respondent(s) to:

• Compensate you for actual damages, including out-of-pocket 

expenses and emotional distress damages 

• Provide permanent injunctive relief. 

• Provide appropriate equitable relief (for example, make the 

housing available to you). 

• Pay your reasonable attorney’s fees. 

• Pay punitive damages to you.

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Determination of No Reasonable Cause and Dismissal: If HUD 

finds that there is no reasonable cause to believe that the 

respondent(s) violated the Act, HUD will dismiss your complaint 

with a Determination of No Reasonable Cause. HUD will notify 

you and the respondent(s) of the dismissal by mail, and you may 

request a copy of the Final Investigative Report.

Reconsiderations of No Reasonable Cause Determinations: The Fair 

Housing Act provides no formal appeal process for complaints 

dismissed by HUD. However, if your complaint is dismissed with 

a Determination of No Reasonable Cause, you may submit a 

written request for a reconsideration review to: Director, FHEO 

Office of Enforcement, U.S. Department of Housing and Urban 

Development, 451 7th Street, SW, Room 5206, Washington, DC 

20410-2000.

In Addition

You May File a Private Lawsuit: You may file a private civil lawsuit without 

first filing a complaint with HUD. You must file your lawsuit within 

two (2) years of the most recent date of alleged discriminatory 

action.

If you do file a complaint with HUD and even if HUD dismisses 

your complaint, the Fair Housing Act gives you the right to file a 

private civil lawsuit against the respondent(s) in Federal District 

Court. The time during which HUD was processing your complaint 

is not counted in the 2-year filing period. You must file your lawsuit 

at your own expense; however, if you cannot afford an attorney, 

the Court may appoint one for you.

Even if HUD is still processing your complaint, you may file a 

private civil lawsuit against the respondent, unless (1) you have 

already signed a HUD Conciliation Agreement to resolve your 

HUD complaint; or (2) a HUD Administrative Law Judge has 

commenced an Administrative Hearing for your complaint.

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Other Tools to Combat Housing Discrimination:

• If there is noncompliance with the order of an Administrative 

Law Judge, HUD may seek temporary relief, enforcement of 

the order or a restraining order in a United States Court of 

Appeals. 

• The Attorney General may file a suit in Federal District Court 

if there is reasonable cause to believe a pattern or practice of 

housing discrimination is occurring.

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Notes

Department of Housing and Urban Development

Room 5204

Washington, DC 20410-2000

Please visit our website: www.hud.gov/fairhousing

For Further Information

The purpose of this brochure is to summarize your right to 

fair housing. The Fair Housing Act and HUD’s regulations 

contain more detail and technical information. If you need 

a copy of the law or regulations, contact the HUD Fair 

Housing Office nearest you. See the list of HUD Fair 

Housing Offices on pages 7-10.

HUD-1686-1-FHEO

2011

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