Document: 455 U.S. 363 102 S.Ct. 1114 71 L.Ed.2d 214 HAVENS REALTY CORPORATION, et al., Petitioners,v.Sylvia COLEMAN, al. No. 80-988. Argued Dec. 1, 1981. Decided Feb. 24, 1982. Syllabus Section 804 of the Fair Housing Act 1968 (Act) makes unlawful various forms discriminatory housing practices. 812(a) authorizes civil actions to enforce § and requires that suit be brought within 180 days after alleged occurrence a practice. A class action for declaratory, injunctive, monetary relief was in Federal District Court against petitioners—Havens Realty Corp. (Havens), an apartment complex owner suburb Richmond, Va., one its employees—on basis their "racial steering" violation 804. The by black person (Coles) who, attempting rent from Havens, allegedly falsely told less than before instituted no apartments were available, respondents Opportunities Made Equal (HOME), nonprofit corporation whose purpose "to make equal opportunity reality Richmond Metropolitan Area," two individuals (one white) who employed HOME as "testers" determine whether Havens practiced racial steering. complaint on specified dates more instituted, tester but white there vacancies. It also Havens' practices had deprived individual plaintiffs (who residents or adjacent county) "important social, professional, business economic, political aesthetic benefits interracial associations arise living integrated communities free practices"; steering frustrated HOME's activities counseling referral services, with consequent drain resources; members been association arising community discrimination. On petitioners' pretrial motion, court dismissed respondents' claims, holding they lacked standing claims barred Act's 180-day statute limitations. Appeals reversed remanded. held allegations injury sufficient withstand motion dismiss, not time-barred because conduct constituted "continuing violation" lasting through time Coles incident, which period 812(a). Held: 1. Respondents' rendered moot either (1) Court's entry consent order respect Coles' granting him he represented injunctive relief, having entered trial found have engaged steering, (2) letter agreement between petitioners respondents—reached prior this grant certiorari whereby, upon approval Court, would each entitled $400 damages further if deny it affirm, reverse. Irrespective issue continue seek redress violations Act. merely liquidate those damages. Pp. 370-371. 2. determination has sue is guided decision Gladstone, Realtors v. Village Bellwood, 441 91, 99 1601, 60 66, Congress intended under 812 extend full limits Art. III courts accordingly lack authority create prudential barriers suits section. Thus sole requirement minima fact—that plaintiff allege result defendant's suffered "a distinct palpable injury." 372-379. (a) respondent (Coleman) her capacity "tester." 804(d) establishes enforceable right "any person" truthful information concerning availability housing. object misrepresentation made precisely form guard against, therefore maintain claim That may approached real estate agent fully expecting receive false information, without any intention buying renting home, does negate fact meaning 804(d). If, alleged, Coleman available while testers informed she "specific injury" challenged acts, satisfied. However, since (Willis) apartmentswere rather misrepresented unavailable, thus alleging his statutory accurate and, point, pleaded cause 373-375. (b) Insofar Willis association, properly dismissal inappropriate at juncture proceedings. implausible argue acts discrimination could effects throughout entire metropolitan area. But identified particular neighborhoods lived, nor established proximity homes site In absence factual development, cannot said matter law proved. Further pleading proof might establish lived areas where appreciable effect. 375-378. (c) Although apparently abandoned representative members, own broadly perceptibly impaired ability provide services—with organization's resources—there can question organization requisite fact. 378-379. 3. limitations bar "neighborhood" even though incidents involving occurred filed. Where plaintiff, pursuant Act, challenges just incident violative practice continues into period, timely when filed last asserted Here, are based solely isolated continuing manifested number incidents—including least (involving Coles) period. insofar assert "tester," take advantage theory, such barred. be, information. 380-381. 633 F.2d 384 (4th Cir. 1980), affirmed part part. Everette G. Allen, Jr., petitioners. Vanessa Ruiz, Washington, D. C., respondents. JUSTICE BRENNAN delivered opinion Court. 1 This case presents questions scope proper construction 2 * began (Havens) employees, Rose Jones. Defendants steering"1 1968, 42 U.S.C. 3604 (Act Act).2 complaint, seeking United States Eastern Virginia January 1979 three individuals3—Paul Coles, Sylvia Coleman, R. Kent Willis—and organization—Housing (HOME). 3 At brought, defendant owned operated complexes, Camelot Townhouses Colonial Apartments, Henrico County, Richmond. Paul "renter plaintiff' inquired July 13, 1978, about complex, available. App. ¶ 7; id., 15, 12.4 other plaintiffs, Willis, described "tester plaintiffs" Id., 7. black, white, assertedly inquiries March 14, 21, 23, regarding apartments. occasion, available; 6, inquiry vacancies Townhouses; HOME, party given contrary same day. 16, 13. 4 organized laws State Virginia" Area." 8. According membership "multi-racial include[d] approximately 600 individuals." Ibid. Its included operation service, investigation complaints &Par; 8a, 8b. 5 all city 7, averred injured renter, claimed "denied property County." 17, 14. Further, them practices." 15. And tester, misinformation Townhouse complexes caused 6 injury. resources. 16. Additionally, 17-18, 7 Before discovery begun, evidence being presented, petitioners, HOME. these limitations, 3612(a). 33-35.5 Each Court—appealed, Fourth Circuit remanded Ha- vens Corp., (1980). both residing community, sufficed dismiss.6 With itself sufficient, stage, afford members. none time-barred, 1978—less We granted certiorari. 451 905, 101 1972, 68 293 (1981). II 8 outset, we must consider become certain developments occurring dismissal. first claims. Following undismissed went trial, steering.7 Shortly thereafter, request parties, relief. Brief Respondents 10a. second development concerns reached certiorari.8 agreement, expressly provides effective only states certiorari, reverse, whatsoever. 9 Despite developments, moot. Act.9 approved If compensable money some undetermined amount, settled measure Given continued active pursuit remains "definite concrete, touching legal relations parties adverse interests." Aetna Life Ins. Co. Haworth, 300 227, 240-241, 57 461, 463, 81 L.Ed. 617 (1937) (citations omitted). See Powell McCormack, 395 486, 495-500, 89 1944, 1950-1952, 23 491 (1969); Bond Floyd, 385 116, 128, n. 4, 87 339, 345, 17 235 (1966).10 10 Our issues raised our village 66 (1979). There considered six Bellwood 3612,11 injuries brokerage firms. Based complaints, "as illuminated subsequent discovery," U.S., 95, S.Ct., 1605, concluded four did 111, 115, 1613, 1615.12 reaching conclusion, "Congress III" 103, 9, 109, 1609, 1612. fact: injury," Warth Seldin, 422 490, 501, 95 2197, 2206, 45 343 (1975). understanding, proceed present standing. 11 capacities: association. address "tester" 12 context, intent purchase home apartment, pose renters purchasers collecting firm covered "[t]o represent race, color, religion, sex, national origin dwelling inspection, sale, rental so available," 3604(d) (emphasis added), prohibition creation explicit conferred "persons" 13 congressional overlooked determining sue. As previously recognized, "[t]he actual threatened required exist virtue 'statutes creating rights, invasion creates . .' " supra, 500, 2205, quoting Linda R.S. Richard D., 410 614, 617, 3, 93 1146, 1148, 35 536 (1973). Accord, Sierra Club Morton, 405 727, 732, 92 1361, 1364, 31 636 (1972); Trafficante Co., 409 205, 212, 364, 368, 34 415 (1972) (WHITE, J., concurring). 804(d), which, terms, housing, enactment. provisions. simple Pierson Ray, 386 547, 558, 1213, 1219, 18 288 (1967); Evers Dwyer, 358 202, 204, 79 178, 179, 222 (1958) (per curiam ). Whereas Congress, prohibiting refusals sell 804(a) 3604(a),13 "bona fide offer" purchase, plainly omitted banned representations 804(d).14 14 instant case, Coleman—the statutorily created different occasions County informing facts then see 15 Respondent Willis' situation different. He allegation unavailable complexes. To contrary, occasion such, discern support Appeals' tester.15 More victim misrepresentation, reverse judgment B 16 held, irrespective status testers, should allowed beyond stage inasmuch community. concept differs indirect one: impact neighborhood resides resulting persons plaintiff. By contrast, underlying standing—the denial tester's misrepresentations tester—is direct one. Duke Power Carolina Environmental Study Group, 438 59, 80-81, 98 2620, 2634, 595 (1978). distinction "third-party" "first-party" is, however, little significance deciding already noted, long "fairly traceable" actions, Arlington Heights Dev. 429 252, 261, 97 555, 561, 50 450 (1977). us, then, sufficiently alleged.16 respondents, according "residents City County," "the important type clearly resembles Bellwood. defendants, transforming almost entirely environment, social professional society" "economic 30, 1615, 30.17 19 Petitioners do dispute loss economic constitutes Instead, contend simply area, failed demonstrate how affected resided. 20 indeed relevant contained population nearly 220,000 persons, dispersed over 37 square miles. occupied 232 miles, roughly 170,000 people homes.18 cases upheld "relatively compact neighborhood," 114, 1615. suggested single give rise "distinct 21 Nonetheless, say Under liberal federal standards, agree pleadings litigation. time, note extreme generality impossible averments true Accordingly, remand, definite complaint. Cf. Fed.Rule Civ.Proc. 12(e). fail meet requirements decisions dismissed. C 22 behalf. capacity, sought 16; 18-20, 18. terms settlement agreed abandon event ultimately approves settlement. Supra, 370-371, 10. brief suggests need decide capacity. 8, 8; 39 35. view apparent willingness claim, think use resources resolve "such small embers controversy remain." Taggart Weinacker's, Inc., 397 223, 225, 90 876, 877, 25 240 (1970) While will standing, right; press latter individual: Has 'alleged personal stake outcome controversy' warrant invocation federal-court jurisdiction"? 561 omitted), Baker Carr, 369 186, 82 691, 703, 663 (1962).19 following organization: 24 "Plaintiff defendants' efforts assist access services. Plaintiff devote significant identify counteract [sic ] racially services low- moderate-income homeseekers, Such concrete demonstrable activities—with resources—constitutes far setback abstract interests, 739, 1368.20 conclude, Appeals, improper dismiss right.21 IV 26 section practice.22 note, although five specific detailed filed, fifth, filing, involved subject adopting fell 27 purposes 812(a), treated differently discrete act Statutes keep stale out courts. Chase Securities Donaldson, 325 304, 314, 65 1137, 1142, 1628 (1945). one, staleness concern disappears. Petitioners' wooden application ignores nature violation, undermines broad remedial embodied Jones Alfred H. Mayer 392 409, 417, 88 2186, 2191, 1189 (1968). Zipes Trans World Airlines, 398, 1127, 234. Like conclude practice23 28 Applying principle bar. pattern, practice, policy neighborhood. Plainly currently including too, extends incident. theory. Her essence, received V 29 sum, affirm petitioners; directed proceedings remand shall consistent opinion. 30 ordered. POWELL, concurring. 32 claiming deprivation generally County. area 259 inhabited 1978 390,000 persons. holds, best (1975), vast ante, 377. This, me, constitutional core decision. "Distinct palpable" minimal court. 33 I join write separately emphasize my genuine substance meaningless pleading. kind, relatively neighborhood." implication today reaffirm limitation. am troubled, record based. After years litigation know what chose plead complaint—that live territory committed equally informative assigned Commonwealth Virginia. Warth, 501-502, noted district deal vague averment requiring amendment: "[I]t court's power allow require supply, amendment affidavits, particularized deemed supportive plaintiff's opportunity, adequately appear materials record, dismissed." 36 Rules Civil Procedure permit move statement him: "If responsive permitted ambiguous reasonably frame pleading, interposing point defects complained details desired. obeyed notice fix, strike deems just." 38 SCRAP, 412 669, 689-690, 2405, 2417, 254 (1973) (Rule 12(e) appropriate defendants confronted "wholly barren specifics"). neither counsel took prevent appellate disputed One well understand impatience Yet preconditions excessive vagueness, e.g., Realtors, 112-115, 1614, regard conditions observed. absurd: Both called parse devoid hint nonsupport essential jurisdiction. 40 Liberal rules merit price. textbook high price—in severe imposition overburdened unjustified expense litigants. particularly disturbing example lax threatens trivialize repeatedly recognized See, Valley Forge Christian College Americans Separation Church State, 454 464, 472-473, 475-476, 752, 758, 760-761, 70 700 (1982); 498, 2204. 41 event, context reaches us confusing profitless litigation, province defined "practice brokers agents preserve encourage patterns segregation ethnic groups buildings primarily away races groups." 11-12, provides: "As applicable 803 except exempted sections 803(b) 807, unlawful— "(a) refuse making bona offer, negotiate sale of, otherwise deny, origin. "(b) discriminate conditions, privileges dwelling, provision facilities connection therewith, "(c) make, print, publish, made, printed, published notice, statement, advertisement, indicates preference, limitation, origin, "(d) "(e) For profit, induce attempt prospective origin." Stat. 83, amended, 729. Rights 1866, Since rest 1982, applicability statute. "members composed rented residential Virginia, been, adversely policies of" Havens. 12, "Camelot predominantly whites. complex. adjoining integrated." 15-16, 12. Rather, certification class, monetarily 1977, amend allegations, "not supported [could] terminated trial." F.2d, 391. violated intimate correctness. 32, oral argument. fund "claimants." agree, grounds, fund. requested broader provided order. Even "stringent" test mootness, Phosphate Export Assn., 393 199, 203, 361, 344 (1968), satisfied, involves uncertified action, still reasons stated infra, 378, nevertheless reach part: rights 803, 804, 805, 806 enforced amount local general jurisdiction." 88. hold, summary remaining whom resided defendants. 112, 25, 1614 25. left include harm." 113, 804(a), 2, supra. Congress' confer undoubtedly influenced awareness intentional offered means maintaining segregated Various witnesses testifying recounted Hearings S. 1358, 2114, 2280 Subcommittee Urban Affairs Senate Committee Banking Currency, 90th Cong., 1st Sess., (1967) (testimony Roy Wilkins); 206 (statement Gerard A. Ferere); 497 Whitney M. Young, Jr.). Indeed, argument defense appears concede error. "[A]s suffers conduct, prove another infringed. central possesses protected genuinely violates someone's harm 812." 9. Similarly, (1972), relied, tenants—one 810(a) 3610(a), challenging landlord. plaintiffs' injury, summarized terms: "(1) lost community; missed advantages accrued minority groups; (3) embarrassment damage business, 'stigmatized' 'white ghetto.' 208, 366. 219,883, 172,922. 391, 5. organizations behalf sustained. E.g., 511, 2211, ( 1975). results noneconomic interest encouraging open effect suffered, 263, 562, (1977), deprive Of course, impairment role facilitating judicial reads pertinent "A commenced hundred eighty occurred." read 813 3613, permitting Attorney General bring "pattern practice" conduct. disagree. serves describe bring, limit private 812. Fort White, 383 F.Supp. 949 (Conn.1974).

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