## Fair housing in New Jersey The federal **Fair Housing Act (FHA, 1968)** + New Jersey state + local fair housing laws prohibit discrimination in housing. New Jersey renters + buyers have powerful remedies when discriminated against — including damages, attorney's fees, and injunctive relief. ## Federal protected classes (FHA) **Cannot discriminate based on:** 1. **Race** 2. **Color** 3. **Religion** 4. **Sex** (including sexual orientation + gender identity per Bostock) 5. **National origin** 6. **Disability** (added 1988) 7. **Familial status** — having children, pregnancy (added 1988) ## State-protected classes **${s.name} state law often adds:** - **Source of income** (Section 8 vouchers especially) - **Sexual orientation + gender identity** (state explicit) - **Marital status** - **Age** - **Military / veteran status** - **Genetic information** - **Lawful occupation** - **Citizenship status** - **HIV status** - **Use of public assistance** **Many local jurisdictions** add additional protections. ## Prohibited conduct **Cannot in housing-related transactions:** **Refusal:** - Refuse to rent / sell - Refuse to negotiate - Refuse to make available **Different terms:** - Different rent / price - Different conditions - Different services / facilities - Different application processes **Discriminatory advertising:** - Discriminatory language - Limitation indications - Steering through ads **Misrepresentation:** - False statements about availability - Steering - Discouraging applications **Steering:** - Directing to specific neighborhoods - Limiting options based on protected class - Real-estate agent issues **Blockbusting:** - Inducing sales by suggesting demographic change - Profit from neighborhood transition - Real-estate agent issues **Mortgage discrimination:** - Different lending terms - Steering to subprime - Redlining - Different application processes **Insurance discrimination:** - Different rates - Coverage limitations - Geographic redlining **Harassment:** - Hostile environment - Threats - Coercion - Discriminatory enforcement ## Disability accommodations + modifications **Reasonable accommodations:** - Changes to rules / policies / procedures / services - Necessary for equal opportunity - Examples: assistance animal exception, reserved parking, lease assistance - Landlord pays - Cannot impose undue hardship **Reasonable modifications:** - Physical modifications to dwelling - Necessary for equal use - Examples: grab bars, ramps, widened doorways - Tenant pays (typically) - Restoration sometimes required **Service / emotional support animals:** - Disability accommodation required - Pet rules waived - Pet deposits not allowed for true service / ESA - Specific documentation requirements - HUD guidance + court rulings ## Disparate treatment vs disparate impact **Disparate treatment:** - Different treatment because of protected class - Direct discrimination - Need evidence of intent (or pretext) **Disparate impact:** - Neutral policy disproportionately impacts class - Texas DHCA v. Inclusive Communities (2015) - Validity of test still uncertain - Available but harder to prove ## Common scenarios **Rental discrimination:** - Refusal to rent based on race - Different deposits / rents - Steering to specific buildings - Family with children rejection - Source of income (Section 8) rejection - Religious discrimination **Buying / selling:** - Real estate agent steering - Different terms in offers - Discriminatory lending - HOA rule discrimination - Discriminatory appraisal **Disability:** - Refusing service / ESA animals - Refusing reasonable modifications - Refusing reasonable accommodations - Inaccessible properties **Familial status:** - Excluding families with children (with limited senior exception) - Different rules for children - Pregnancy discrimination **Sexual orientation / gender identity:** - Now federal (Bostock + HUD interpretation) - Plus state explicit protections ## Senior housing exception **FHA familial status exception:** - 55+ communities - 80%+ units occupied by 55+ - Meet specific criteria - Can exclude families with children - Specific HUD certification - Limited exception ## Filing process **Multiple options:** **1. HUD complaint:** - File with HUD - Free + accessible - 1 year deadline - HUD investigates - Conciliation possible - Possible referral to DOJ **2. State / local agency:** - State equivalent (FEPA — Fair Employment Practices Agency) - Often jointly with HUD - ${s.name} agency - Different procedures **3. Lawsuit:** - 2 year deadline (federal) - State law may be different - Individual or class action - Federal or state court **4. DOJ enforcement:** - Pattern + practice cases - Government-initiated - Major systemic violations ## Damages **Available under FHA:** - **Actual damages** - **Punitive damages** (no caps) - **Attorney's fees + costs** - **Injunctive relief** - **Civil penalties** (federal: $24,581 first violation, $61,453 subsequent in 2025) **State law often higher:** - Treble damages (some states) - Statutory damages - Different procedures **Compensable damages:** - Out-of-pocket costs - Lost housing opportunity - Emotional distress - Embarrassment / humiliation - Loss of housing time - Sometimes loss of housing forever ## Testing as evidence **Common investigation method:** - Test calls / visits - Different demographic profiles - Different treatment documented - Strong evidence in cases - Funded by HUD + organizations **Limited but possible** for individuals. ## Common defenses **For housing providers:** **Legitimate non-discriminatory reason:** - Specific business reason - Applied consistently - Documented - Not pretextual **Specific exemptions:** - Owner-occupied 4-unit or fewer (Mrs. Murphy) - Religious organizations (limited) - Private clubs - Senior housing (specific) **Reasonable but neutral policy:** - Income requirements (uniformly applied) - Credit requirements - Background check policies (with disparate impact considerations) **No actual discrimination:** - Different reasons - Different applicants - Different conduct ## Recent developments **Notable issues:** **Source of income laws:** - Increasing state + local protection - Section 8 acceptance required - Major industry impact **Background check policies:** - Criminal history disparate impact - HUD guidance limiting blanket bans - Specific procedures required **LGBT protections:** - Bostock interpretation in housing - HUD enforcement - State explicit protections **ESA animals:** - Major source of disputes - Specific documentation required - Continuing tension **AI / algorithm discrimination:** - Tenant screening algorithms - Disparate impact concerns - HUD investigation focus ## Practical tips **For renters / buyers:** - Document everything - Save advertisements / listings - Save communications - Witness contact info - Take notes during interactions - File complaint promptly - Multiple agencies if appropriate **For housing providers:** - Apply policies consistently - Document reasons for decisions - Train staff on fair housing - Use fair housing checklists - Consider disparate impact - Welcome reasonable accommodations - Understand state + local protections ## What you should do If you face housing discrimination in New Jersey: file with HUD or New Jersey state agency promptly (1-year HUD deadline). Many New Jersey fair housing attorneys offer free consultations + work on contingency (attorney fees recoverable). Document everything. Don't sign anything from landlord without review. Strong protections + remedies available. --- *This guide is general information about federal + New Jersey law as of mid-2026 and is not legal advice. Fair housing law is complex. Talk to a licensed New Jersey attorney or fair housing organization about your specific situation.*