From 74444.1076@COMPUSERVE.COMThu Apr 4 01:39:56 1996 Date: Tue, 2 Apr 1996 10:45:37 EST From: Jamal Mazrui <74444.1076@COMPUSERVE.COM> Reply to: "EASI: Equal Access to Software and Information" To: Multiple recipients of list EASI Subject: HUD &Fair Housing rights This is a two part compilation of information from the U.S. Department of Housing and Urban Development. The first part I included is a set of answers to frequently asked questions. The second part is a message from the Secretary of HUD concerning fair housing rights, which apply to people with disabilities among other protected groups. More information is available from the web site www.hud.gov . Jamal Mazrui National Council on Disability Email: 74444.1076@compuserve.com ---------- 10 Frequently Asked Questions Q1. What does HUD do for me? A1. HUD has many responsibilities to the American people, but - to put it as simply as possible - HUD does 5 major things for Americans: 1. We insure or guarantee mortgages which local lenders make to low and moderate income individuals, 2. We investigate and respond to complaints of housing discrimination that might violate Federal fair housing laws, 3. We develop and manage programs which provide funding for public housing; rental housing assistance; and housing for people with special needs such as elderly, handicapped, and persons with AIDS, 4. We develop and manage programs to help revitalize and improve cities, communities, and neighborhoods, and 5. We help mortgage lenders sell pools of loans so that the lenders can originate new loans for new borrowers. Because nearly all of HUD's programs are operated through "middlemen" or "intermediaries" - such as cities, non-profit organizations, mortgage bankers and lenders, and public housing authorities - private citizens normally don't have need to interact with HUD directly for these services. _________________________________________________________________ Q2. I believe that I may have experienced discrimination when I was looking for housing. How can I find out what my rights are and file a complaint? A2. Call the HUD Fair Housing Hotline: 1-800-669-9777; TDD number: 1-800- 927-9275. _________________________________________________________________ Q3. I have or had a FHA insured mortgage, and I believe I might be due a premium refund or distributive share. How can I find out about this? A3. Check the list of people who are owed premium refunds or distributive shares. If your name appears on this list, call 703-235-8117 for more information. You should provide your FHA case number, if you know it. _________________________________________________________________ Q4. How can I find out about HUD's programs? A4. You can call HUD's Program Information Center at 202-708-1420, or contact your Local HUD Office. _________________________________________________________________ Q5. How can I find out about housing in a specific city in the United States? A5. Check the Homebuyer's Fair or contact your Local HUD Office. _________________________________________________________________ Q6. I want to buy a house. Does HUD have any programs that can help me? A6. We have all kinds of information on how to buy a home, including a HUD home, and programs that could assist you - check out the section entitled "Places to Live". _________________________________________________________________ Q7. How can I buy a HUD home? A7. We have a pamphlet that describes the process for buying a HUD home. You can read it online or order a copy for a nominal fee. For a listing of HUD homes available in your area, contact your Local HUD Office. _________________________________________________________________ Q8. I've lost my job, and I can't make my mortgage payments. Can HUD help me? A8. Call 1-800-569-4287. This is HUD's Mortgage Counseling toll free number. They can give you guidance on how to avoid foreclosure. _________________________________________________________________ Q9. I need a place to live, and I don't have much money. Can HUD help me? A9. Contact your local Public Housing Authority (PHA). You should be able to find that number in your local telephone directory under "city offices." You may be eligible for public housing or Section 8 rental assistance. Many PHAs have long waiting lists. If you have questions or concerns not answered by your local PHA, please contact your Local HUD Office. _________________________________________________________________ Q10. How has HUD helped my community? A10. Your community gets HUD dollars through a variety of grants and programs. Your community develops a plan which shows how it wants to spend those dollars, and every citizen in the community has a chance to comment on that plan. We're in the process of putting those plans - called the "Consolidated Plan" - right here in our home page so that citizens can look at not only what their own communities want to do but also at what other communities are doing. Take a look at the summary of your community's plan and look at the maps which show where the Federal dollars are being used. _________________________________________________________________ Questions? Have a question that isn't listed above? Your Local HUD Office would be happy to help you find the answers. ---------- FAIR HOUSING--IT'S YOUR RIGHT A Message From The Secretary Every American has a right to fair housing. The right to live where you choose, to raise a family, to own a home - in dignity and without fear of discrimination - is a fundamental right guaranteed to all. It cannot be denied to anyone because of race, color, national origin, religion, sex, familial status, or handicap. The Department of Housing and Urban Development enforces the Fair Housing Act, which protects you against violations of your housing rights. We want you to know how you are protected and what to do if you believe you have been discriminated against. I pledge to you that the Department will act quickly and efficiently on all complaints of discrimination brought to our attention, and that every American will receive the full protection of the law. Henry Cisneros 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) * Handicap 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, national origin, religion, sex, familial status or handicap: * Refuse to rent or sell housing * Refuse to negotiate for housing * Make housing unavailable * 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 * For profit, persuade owners to sell or rent (blockbusting) or * Deny anyone access to or membership in a facility or service (such as a multiple listing service) related to the sale or rental of housing. In Mortgage Lending: No one may take any of the following actions based on race, color, national origin, religion, sex, familial status or handicap: * Refuse to make a mortgage loan * Refuse to provide information regarding loans * Impose different terms or conditions on a loan * Discriminate in appraising property * Refuse to purchase a loan or * Set different terms or conditions for purchasing a loan. In Addition: It is illegal for anyone to: * Threaten, coerce, intimidate or interfere with anyone exercising a fair housing right or assisting others who exercise that right * Advertise or make any statement that indicates a limitation or preference based on race, color, national origin, religion, sex, familial status, or handicap. This prohibition against discriminatory advertising applies to single-family and owner-occupied housing that is otherwise exempt from the Fair Housing Act. 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, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex and 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 your landlord may not: * Refuse to let you make reasonable modifications to your dwelling or common use areas, at your expense, if necessary for the handicapped person to use the housing. (Where reasonable, the 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 necessary for the handicapped person to use the housing. 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 necessary to assure that she can have access to her apartment. However, housing need not be made available to a person who is a direct threat to the health or safety of others or who currently uses illegal drugs. Requirements for New Buildings In buildings that are ready for first occupancy after March 13, 1991, and have an elevator and four or more units: * Public and common areas must be accessible to persons with disabilities * 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 will be ready for first occupancy after March 13, 1991, these standards apply to ground floor units. These requirements for new buildings do not replace any more stringent standards in State or local law. Housing Opportunities For Families Unless a building or community qualifies as housing for older persons, it may not discriminate based on familial status. That is, it may not discriminate against families in which one or more children under 18 live with: * A parent * A person who has legal custody of the child or children or * The designee of the parent or legal custodian, with the parent or custodian's written permission. Familial status protection also applies to pregnant women and anyone securing leqal custody of a child under 18. Exemption: Housing for older persons is exempt from the prohibition against familial status discrimination if: * The HUD Secretary has determined that it is specifically designed for and occupied by elderly persons under a Federal, State or local government program or * It is occupied solely by persons who are 62 or older or * It houses at least one person who is 55 or older in at least 80 percent of the occupied units; has significant services and facilities for older persons; and adheres to a published policy statement that demonstrates an intent to house persons who are 55 or older. The requirement for significant services and facilities is waived if providing them is not practicable and the housing is necessary to provide important housing opportunities for older persons. A transition period permits residents on or before September 13, 1988, to continue living in the housing, regardless of their age, without interfering with the exemption. If You Think Your Rights Have Been Violated HUD is ready to help with any problem ot housing discrimination. If you think your rights have been violated, you may fill out a Housing Discrimination Complaint form (which will be available for downloading soon!), write HUD a letter, or telephone the HUD Hotline. You have one year after an alleged violation to file a complaint with HUD, but you should file it as soon as possible. WHAT TO TELL HUD: * Your name and address * The name and address ot the person your complaint is against (the respondent) * The address or other identification ot the housing involved * A short description ot the alleged violation (the event that caused you to believe your rights were violated) * The date(s) ot the alleged violation WHERE TO WRITE: Send the Housing Discrimination Complaint Form or a letter to the HUD office nearest you or to: Office of Fair Housing and Equal Opportunity U. S. Department ot Housing and Urban Development Room 5204 Washington, D.C. 20410-2000 WHERE TO CALL: If you wish, you may use the toll-free Hotline number: 1-800-669-9777. (In Washington, D.C. call 708-0836.) IF YOU ARE DISABLED: HUD also provides: * A toll-free TDD phone for the hearing impaired: 1-800-927-9275. (In Washington, D.C., call 708-0836.) * Interpreters * Tapes and braille materials * Assistance in reading and completing forms WHAT HAPPENS WHEN YOU FILE A COMPLAINT? HUD will notify you when it receives your complaint. Normally, HUD also will: * Notify the alleged violator of your complaint and permit that person to submit an answer * Investigate your complaint and determine whether there is reasonable cause to believe the Fair Housing Act has been violated * Notify you if it cannot complete an investigation within 100 days of receiving your complaint CONCILIATION HUD will try to reach an agreement with the person your complaint is against (the respondent). A conciliation agreement must protect both you and the public interest. If an agreement is signed, HUD will take no further action on your complaint. However, if HUD has reasonable cause to believe that a conciliation agreement is breached, HUD will recommend that the Attorney General file suit. COMPLAINT REFERRALS If HUD has determined that your State or local agency has the same fair housing powers as HUD, HUD will refer your complaint to that agency for investigation and notify you of the referral. That agency must begin work on your complaint within 30 days or HUD may take it back. What If You Need Help Ouickly? If you need immediate help to stop a serious problem that is being 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 Attorney General to go to court to seek temporary or preliminary relief, pending the outcome of your complaint, if: * Irreparable harm is likely to occur without HUD's intervention * There is substantial evidence that a violation ofthe Fair Housing Act occurred Example: A builder agrees to sell a house but, after learning the buyer is black, fails to keep the agreement. The buyer files a complaint with HUD. HUD may authorize the Attorney General to go to court to prevent a sale to any other buyer until HUD investigates the complaint. What Happens After A Complaint Investigation? If, after investigating your complaint, HUD finds reasonable cause to believe that discrimination occurred, it will inform you. Your case will be heard in an administrative hearing within 120 days, unless you or the respondent want the case to be heard in Federal district court. Either way, there is no cost to you. THE ADMINISTRATIVE HEARING: If your case goes to an administrative hearing HUD attorneys will litigate the case on your behalf. You may intervene in the case and be represented by your own attorney if you wish. An Administrative Law Judge (ALJ) will consider evidence from you and the respondent. If the ALJ decides that discrimination occurred, the respondent can be ordered: * To compensate you for actual damages, including humiliation, pain and suffering. * To provide injunctive or other equitable relief, for example, to make the housing available to you. * To pay the Federal Government a civil penalty to vindicate the public interest. The maximum penalties are $10,000 for a first violation and $50,000 for a third violation within seven years. * To pay reasonable attorney's fees and costs. FEDERAL DISTRICT COURT If you or the respondent choose to have your case decided in Federal District Court, the Attorney General will file a suit and litigate it on your behalf. Like the ALJ, the District Court can order relief, and award actual damages, attorney's fees and costs. In addition, the court can award punitive damages. IN ADDITION You May File Suit: You may file suit, at your expense, in Federal District Court or State Court within two years of an alleged violation. If you cannot afford an attorney, the Court may appoint one for you. You may bring suit even after filing a complaint, if you have not signed a conciliation agreement and an Administrative Law Judge has not started a hearing. A court may award actual and punitive damages and attorney's fees and costs. 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 a Federal District Court if there is reasonabie cause to believe a pattern or practice of housing discrimination is occurring. For Further Information: 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 office nearest you or: Office of Fair Housing and Equal Opportunity Room 5116 Department of Housing and Urban Development 451 Seventh Street, S. W. Washington, D.C. 20410-2000 (202) 708-2878