Opinion ID: 765199
Heading Depth: 4
Heading Rank: 2

Heading: Disparate Treatment of Rental Testers

Text: 39 The FHA makes it unlawful to represent to any person because of race that any dwelling is not available for inspection or rental when such dwelling is in fact so available. 42 U.S.C. S 3604(d). Additionally, HUD regulations state that it is unlawful to: (1) provide false or inaccurate information regarding the availability of a dwelling for rental to any person, including testers, regardless of whether such person is actually seeking housing, because of race (24 C.F.R. S 100.80(b)(5)); (2) discourage any person from inspecting or renting a dwelling because of race (24 C.F.R. S 100.70(c)(1)); (3) discourage the rental of a dwelling because of race by exaggerating drawbacks or failing to inform any person of desirable features of a dwelling or of a community, neighborhood or development (24 C.F.R. S 100.70(c)(2)); and (4) deny or delay the processing of an application made by a renter because of race (24 C.F.R. S 100.70(d)(3)). 40 The rental testers were treated differently by Mr. Itzhaki with regard to: (1) the owner's rental preferences (no preference told to white tester; black tester told that owner prefers singles); (2) the rent charged ($700 for white tester; black tester told that owner may charge an additional $50 for two peo ple); (3) description of the unit (a one bedroom for the white tester; black tester told unit is really small); and (4) safety of the neighborhood (safety not discussed with white tester; black tester told area unsafe). 41 The testers were also treated differently by Ms. Waldman with regard to: (1) the terms of the rental (white tester told rent, deposit & total move-in cost; black tester told to contact owner); (2) encouragement to pursue the property (white tester invited into Ms. Waldman's home to call owner; black tester told to get owner's telephone number from sign outside); (3) endorsement to the owner (white tester introduced as a beautiful girl who I'd love to have as my neighbor; black tester was not endorsed to the owner). Under these facts, we conclude that Ms. Harris has established a prima facie disparate treatment claim under the FHA -- that the black tester as a protected class member was discouraged from renting the apartment, while the white tester was given preferential treatment, and as a result of these actions, Ms. Harris was deprived of the opportunity to live in an apartment free of housing discrimination. 42 Again, the Itzhakis provide a nondiscriminatory reason -that the distinctions between these conversations are the consequence of bad timing and differing personality types, rather than discriminatory intent. 4 43 Ms. Harris again contends that the Itzhakis' explanation is merely pretext. A reasonable inference can be drawn from these facts that Mr. Itzhaki sought to discourage the black tester, citing safety and size. Ms. Harris argues that these actions are inconsistent with an interest to fill a rental vacancy. Furthermore, Ms. Harris contends that Ms. Waldman serves as a filter, where Blacks are screened out for the owner. Under these facts, applying the shifting burden analysis of McDonnell Douglas and Burdine, we conclude that there is a genuine factual question as to whether the Itzhakis' nondiscriminatory reason is pretextual, thereby making summary judgment inappropriate. See also Lowe, 775 F.2d at 1009; Gresham v. Windrush Partners, Ltd., 730 F.2d 1417, 1422 (11th Cir. 1984) (upholding an injunction against landlords who offered prospective white tenants encouragement that had not been given to blacks. . .); McDonald v. Verble, 622 F.2d 1227, 1234 (6th Cir. 1980) ([D]isparity of treatment between whites and blacks, burdensome application procedures, and tactics of delay, hindrance, and special treatment must receive short shrift from the courts.). We reverse the district court's dismissal of Ms. Harris' rental tester claim to the extent that retrospective relief is available.