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"Operation Home Sweet Home"
Attorney General's Fair Housing Initiative
“We will help open doors for people as they search for housing. We will not allow
discrimination to serve as a deadbolt on the dream of safe accommodations...”
Learn the facts
Written Statement of Acting Assistant Attorney General Grace Chung Becker for the National Commission on Fair Housing and Equal Opportunity
Read the Statement
The President Proclaims April 2008 National Fair Housing Month.
Department of Justice Celebrates 40th Anniversary of the Fair Housing Act
Read About What's New
Reasonable Modifications
On March 5, 2008, the Department of Justice and the Department of Housing and Urban Development issued a Joint Statement on Reasonable Modifications under the Fair Housing Act. Read the statement. Press Release
Multi-Family Housing Access Forum
The Access Forum is intended to assist developers, architects and others understand the FHA's accessibility requirements, and to promote a dialogue between the developers of multi-family housing and persons with disabilities and their advocates. Read more
Recent Headlines From the Courtroom
THE JUSTICE DEPARTMENT RESOLVES INVESTIGATION UNDER SERVICEMEMBERS CIVIL RELIEF ACT OF HOMECOMING FINANCIAL, LLC
On December 12, 2008, Homecomings Financial, LLC and GMAC Mortgage, LLC and their affiliates, including but not limited to GMAC Bank and Residential Funding Company, LLC, agreed to resolve our Servicemembers Civil Relief Act (SCRA) investigation. This matter arose when United States Air Force Master Sergeant Brenda S. Gomez received permanent change of station orders transferring her from Tinker Air Force Base to Vance Air Force Base. When she sold her home to move closer to the new base, Homecomings denied MSgt Gomez’s request to waive the prepayment penalty on her residential mortgage loan. As a result of the Justice Department’s investigation, Homecomings has refunded MSgt Gomez’s $9,144 prepayment penalty and has agreed to waive the prepayment penalties of servicemembers in the future who are transferred involuntarily to a base thirty miles or more from their current residence.
Press Release
JUSTICE DEPARTMENT SUES TOWING COMPANY FOR VIOLATING THE SERVICEMEMBERS CIVIL RELIEF ACT
On December 10, 2008, the United States filed a complaint in United States v. B.C. Enterprises, Inc. d/b/a Aristocrat Towing (S.D. Fla.). The complaint alleges that a towing company in Norfolk, Virginia towed and sold a Navy Lieutenant’s car without a court order, in violation of the Servicemembers Civil Relief Act. The complaint also alleges that the defendants may have towed and sold other servicemembers’ cars without court orders. The United States Navy referred this matter to the Division. Press Release
JUSTICE DEPARTMENT RESOLVES LAWSUIT ALLEGING RACE DISCRIMINATION
AT ROSEVILLE, MICHIGAN APARTMENT COMPLEX
On December 8, 2008, the Court entered a consent order in United States v. Regent Court Apartments (E.D. Mich.), a Fair Housing Act case developed by the testing program that alleged a pattern or practice of discrimination on the basis of race. The complaint filed on January 18, 2008, alleged that the defendants, the owners and manager of a 102-unit apartment complex in Roseville, Michigan, a suburb of Detroit, engaged in a pattern or practice of discrimination on the basis of race, and a denial of rights to a group of persons in violation of the Fair Housing Act. The complaint alleged that white testers were offered apartments immediately while African-American testers were told that there would be a long wait for any apartment availability. The consent order includes standard injunctive relief as well as a requirement that the defendants contract with a local fair housing organization to conduct compliance testing during its three-year term. Under the order, the defendants will pay $25,000 each to three identified aggrieved persons, a $55,000 civil penalty, and $40,000 to an unidentified victim fund. The owners of the apartments have also terminated the employment of the defendant resident manager. Press Release
JUSTICE DEPARTMENT SUES EVANSVILLE, INDIANA RETIREMENT HOME FOR DISCRIMINATING AGAINST PERSONS WITH DISABILITIES
On November 7, 2008, the United States filed a complaint in United States v. Rathbone Retirement Community, Inc. (S.D. Ind.), a Fair Housing Act election case referral from HUD. The complaint alleges that the defendants, Rathbone Retirement Community Inc., and the owners and administrator of the Rathbone Retirement Community ("Rathbone"), a privately owned multi-family independent and assisted living facility for persons age fifty-five or older, discriminated against two former residents of that facility, on the basis of disability by adopting and maintaining a policy prohibiting the use of motorized wheelchairs and scooters in Rathbone's dining room and in all residents' apartments. The complaint also alleges that the Defendants' actions constitutes a pattern or practice of discrimination and a denial of rights to a group of persons. Press Release
JUSTICE DEPARTMENT FILES FAIR HOUSING LAWSUIT IN SOUTH DAKOTA
On November 4, 2008, the United States filed a complaint in United States v. Rogers, et al. (D.S.D.) which alleges that Phyllis and Richard Rogers, the owners of three buildings encompassing 28 units in Sioux Falls, refused to rent to families with children and stated this policy to tenants on numerous occasions. The complaint further alleges that Phyllis Rogers informed tenants and prospective tenants that she did not rent to African-Americans. The lawsuit also names as a defendant Triple R. Industries, Inc., the management company controlled by the Rogerses that manages the buildings. This lawsuit arose as a result of complaints filed with the U.S. Department of Housing and Urban Development (HUD) by Fair Housing of the Dakotas, a fair housing organization, and a tenant. After an investigation of the complaint, HUD issued a charge of discrimination. The complaint also alleges that defendants' policy of prohibiting families with children from living in the buildings constitutes a pattern or practice of discrimination and denies rights to a group of persons. The suit seeks a court order prohibiting future discrimination by the defendants, monetary damages for those harmed by the defendants' actions and a civil penalty. Press Release
JUSTICE DEPARTMENT FILES FAIR HOUSING LAWSUIT IN NEBRASKA AGAINST THE LATVIAN TOWER CONDOMINIUM
ASSOCIATION AND ITS PRESIDENT
On October 29, 2008, the United States filed a complaint in United States v. The Latvian Tower Condominium Association, Inc. (D. Neb.), a Fair Housing Act election case referral from HUD. The complaint alleges the Latvian Tower Condominium Association, Inc. (LTCA) and its president, Karl Tegtmeyer, violated the Fair Housing Act by interfering with the sale of a home because of the familial status of the buyers. The suit, filed in the U.S. District Court for Nebraska, charges that the LTCA and Tegtmeyer interfered with the sale of a unit at The Latvian Tower Condominiums, located in Omaha, Neb., between 2005 and 2007, because they did not want the owners of the unit to sell the apartment to a family with children. Press Release
JUSTICE DEPARTMENT SETTLES FAIR HOUSING LAWSUIT ALLEGING DISCRIMINATION BY LANCASTER, PENN. APARTMENT OWNER, MANAGING AGENT AGAINST PERSONS WITH DISABILITIES
On October 8, 2008, the United States filed a proposed consent decree in United States v. National Properties Inc, NPI Management Corp., Barrcrest Manor Associates, L.P., and Sandy Brown (E.D. Pa.). On October 15th the Court entered the Consent Decree. The complaint, which was filed on February 1, 2007, alleged that the defendants engaged in a pattern or practice of housing discrimination on the basis of disability. Specifically, the complaint alleged that the defendants refused to rent an apartment to a visually-impaired individual who uses a guide dog because of the apartment's "no-dog" policy. Under the agreement, the defendants, National Properties Inc., NPI Management Corporation, and Barrcrest Manor Associates will pay up to $25,000 to compensate any victims of discrimination at Barrcrest Manor. The defendants will also pay $35,500 in civil penalties to the United States government, establish and follow non-discriminatory tenancy procedures, and undergo fair housing training. The evidence was developed by the Section's testing program. Press Release
JUSTICE DEPARTMENT SETTLES LAWSUIT WITH LOUISIANA LANDLORD ALLEGING DISCRIMINATION AGAINST FAMILIES WITH CHILDREN
On September 30, 2008, the United States filed a complaint in United States v. Pecan Terrace Apartments (W.D. La.), and on October 8, the Court entered the consent order settling this Fair Housing Act pattern or practice case. The complaint alleged that the owner and manager of an Pecan Terrace Apartments in Lafayette, Louisiana discriminated against families with children in violation of the Fair Housing Act. Specifically, the defendants had and exercised a policy of refusing to rent second floor units to families with children and discouraging families with children from renting at the complex.
Under the agreement, the defendants will pay up to $115,000 to compensate victims of discrimination at Pecan Terrace Apartments, as well as pay $30,000 in civil penalties to the United States. The settlement also calls for numerous corrective measures, including training on the requirements of federal housing law, a nondiscrimination policy, record keeping and monitoring. Evidence for this case was developed through the Housing Sections's testing program. Press Release
JUSTICE DEPARTMENT FILES LAWSUIT ALLEGING DISABILITY-BASED HOUSING DISCRIMINATION AT SEVEN NASHVILLE-AREA COMPLEXES
On September 29, 2008, the United States filed a complaint in United States v. Murphy Development, LLC, et al., (M.D. Tenn.), alleging that the defendants engaged in a pattern or practice of discrimination by failing to design and construct seven multi-family apartment complexes in or around Nashville, Tennessee to be accessible to persons with disabilities in compliance with the Fair Housing Act. The complexes at issue are Meadowcreek Apartments, Miller Town Apartments, 17th Street Apartments, Forest View Apartments, Swiss Ridge Apartments, Lakeside Apartments and Stonebridge Apartments. The owners of these seven properties, which together contain over 375 covered units, are also named as defendants.
Press Release
JUSTICE DEPARTMENT SETTLEMENT RESOLVES ALLEGATIONS OF DISCRIMINATION
AGAINST BORROWERS ON INDIAN RESERVATIONS
On September 29, 2008, the Division filed a complaint and
consent order in United States v. Nationwide Nevada (D. Nev.).
The complaint alleged that Nationwide Nevada and its general partner NAC Management, Inc., engaged in a pattern or practice of
discrimination by refusing to finance car loans for consumers living on Indian reservations in Utah and Nevada, in violation of the
Equal Credit Opportunity Act (ECOA). Under the consent order, which was entered by the court, the company will pay $170,000
to compensate loan applicants who were denied loans by Nationwide Nevada due to their residence (or the residence of their
co-applicant) on an Indian reservation. The consent order also enjoins the company from discriminating on the basis of race,
color or national origin against loan applicants because they live on an Indian reservation. In addition, the company has
agreed to implement a non-discrimination policy stating that consideration of residency on an Indian reservation is not a
valid basis for declining to purchase automobile sales finance contracts and will provide enhanced equal credit opportunity
training to its officers and employees who determine whether to finance car loans. Press Release
JUSTICE DEPARTENT RESOLVES CASE ALLEGING RACE DISCRIMINATION BY ALABAMA BANK
On September 29, 2008, the Division filed a complaint and consent order in United States v. First Lowndes Bank (M.D. Ala.). The complaint alleged that the bank engaged in a pattern or practice of discriminating against African-American customers by charging them higher interest rates on manufactured housing loans than similarly situated white customers, in violation of the Fair Housing Act (FHA) and the Equal Credit Opportunity Act (ECOA). Under the consent order, which was approved September 30th, First Lowndes Bank will pay up to $185,000, plus interest, to compensate African-American borrowers who were charged higher interest rates. The consent order also enjoins the bank from discriminating against customers on the basis of race in its home mortgage lending. In addition, the bank has agreed to implement new procedures to prevent discrimination in setting interest rates and will provide enhanced equal credit opportunity training to its officers and employees who set rates for housing loans. Press Release
WINDER, GEORGIA PUBLIC HOUSING AUTHORITY SETTLES RACE DISCRIMINATION COMPLAINT WITH JUSTICE DEPARTMENT
On September 26, 2008, the United States filed a lawsuit and consent decree in United States v. Housing Authority for City of Winder, (N.D. Ga.). The settlement requires the Housing Authority for the City of Winder, Ga., (WHA) to pay up to $490,000 to resolve allegations that it engaged in a pattern or practice of discriminating against African-American tenants and housing applicants. The WHA is a public housing authority that provides housing for persons of low income in Barrow County, Ga. Currently, the WHA owns and maintains nine public housing complexes in the city of Winder, and the neighboring towns of Statham and Braselton, Ga. The complaint, in the U.S. District Court in Gainesville, Ga., alleges that the WHA maintained racially segregated housing by assigning applicants to vacant units based on race, rather than in order of their placement on WHA’s waiting list. The complaint also alleges that the WHA subjected African-American tenants to inferior terms and conditions of rental. The consent decree was entered on September 29, 2008. Press Release
JUSTICE DEPARTMENT SUES OWNERS AND ON-SITE MANAGER OF KANSAS CITY APARTMENT COMPLEX FOR RACE DISCRIMINATION AND RETALIATION
On September 18, 2008, the United States filed a lawsuit against the owners and operators of an apartment complex in Kansas City, Kan., and against the former on-site manager of the complex, for violating the Fair Housing Act by discriminating against African-Americans on the basis of race, and by retaliating against a former employee of the complex for aiding and encouraging tenants to exercise the rights granted by the Fair Housing Act. The Division's lawsuit, alleges that Stacy Sturdevant, the former manager of the Central Park Towers Apartments, a 195-unit complex for persons with disabilities and elderly individuals, displayed racially hostile items on the premises, including a hangman’s noose; distributed racially hostile materials while on the premises; pervasively used racial slurs and directed racially derogatory remarks to African-American tenants and to persons who associated with African-American tenants; and treated African-American tenants less favorably than tenants in the terms and conditions of their tenancy. The suit alleges that AIMCO Properties L.P., Apartment Investment &Management Company d/b/a AIMCO, AIMCO-GP Inc., NHPMN Management LLC, NHP Management Company, and the owners and operators of the complex Central Park Towers II, L.P., were aware or should have been aware of Ms. Sturdevant’s conduct. Press Release
JUSTICE DEPARTMENT SUES BLOOMINGDALE, GEORGIA LANDLORD FOR SEXUAL HARASSMENT AND RACE DISCRIMINATION
On September 18, 2008, the Division filed a complaint in United States v. Morgan et al. (S.D. Ga.), alleging that Darwin Kenneth Morgan and D.K. Morgan Consolidated, LLC subjected female tenants and prospective tenants to severe, pervasive, and unwelcome sexual harassment in violation of 42 U.S.C. §§ 3604(a) and (b) and 3617. The complaint also alleges that defendants violated the Fair Housing Act by discriminating based on race or color in violation of 42 U.S.C. §§ 3604(a), (c) and (d). This case was referred to us by the Savannah-Chatham County Fair Housing Council. Press Release
$1 MILLION JUDGEMENT IN SEXUAL HARASSMENT CASE AGAINST CINCINNATI LANDLORD
On September 18, 2008, the Court entered a consent decree settling the United States’ claims against James G. Mitchell, and his company, Land Baron Enterprises, for $1 million. This is the largest monetary settlement the Department has ever obtained in a case alleging sexual harassment violations under the Fair Housing Act. The complaint, filed on February 26, 2007, alleged that James Mitchell subjected female tenants to unwanted verbal sexual advances and unwanted sexual touching, entered the apartments of female tenants without permission or notice, granted and denied tangible housing benefits in exchange for sexual favors, and took adverse action against female tenants when they refused or objected to his sexual advances. The consent decree requires the defendants to pay $890,000 in compensation to 12 women who Mitchell sexually harassed and $110,000 in a civil penalty to the United States. Press Release
OPERATION HOME SWEET HOME RESULTS IN FLORIDA LAWSUIT ALLEGING DISCRIMINATION AGAINST AFRICAN-AMERICANS
On Wednesday, August 13, 2008, the Division filed a Fair Housing Act complaint against C.F. Enterprises, LLC and its on-site manager, Don Murroni, alleging a pattern or practice of discrimination against African-Americans in the rental of units at College Square Apartments in Davie, Florida. The complaint, filed in the U.S. District Court for the Southern District of Florida, alleges that the defendants falsely told African-Americans that no apartments were available, discouraged African-Americans from applying, offered to waive the application fee or other costs only for white applicants and told white testers that a selling point of College Square Apartments was the absence of black tenants. Press Release
JUSTICE DEPARTMENT SUES MONTGOMERY, ALABAMA PROPERTY MANAGER AND OWNERS FOR SEXUAL HARASSMENT
On July 17, 2008, the United States filed a pattern or practice complaint in United States v. Gumbaytay, et al. (M.D. Ala.), alleging that Jamarlo K. Gumbaytay (aka Laurence E. Lamar) d/b/a Elite Enterprises Consultant Group subjected female tenants to unwanted verbal and physical sexual advances; granted and denied tangible housing benefits based on gender; and took adverse action against female tenants when they refused or objected to his advances.
The complaint also names as defendants the owners of the subject properties that Defendant Gumbaytay managed. The complaint alleges violations of 42 U.S.C. §§ 3604(a), (b) and (c) and 3617.
This lawsuit arose from an investigation conducted after the Central Alabama Fair Housing Center alerted the Civil Rights Division to Gumbaytay's discriminatory activity. Press Release
JUSTICE DEPARTMENT FILES FAIR HOUSING LAWSUIT AGAINST LANDLORDS IN MUNSTER, INDIANA
On July 14, 2008, the United States filed a complaint in United States v. Autumn Ridge Condominium Association, Inc., et al. (N.D. Ind.), a Fair Housing Act election case in which HUD charged the Autumn Ridge Condominium Association and the members of its Board of Directors in Munster, Indiana with violations of 42 U.S.C. §§ 3604(a) and (c) on the basis of race, color and/or familial status. The complaint also contains a pattern or practice claim and/or a denial of rights to a group of persons claim. The complaint alleges that the Condominium Association and its Board of Directors maintained a written policy prohibiting families with minor children from living in the condominium complex, and that members of the Board made several oral statements indicating a preference against families with children. Moreover, the complaint alleges that the policy was enforced in a discriminatory fashion to exclude African-Americans from living in the condominium complex.
JUSTICE DEPARTMENT FILES AMICUS BRIEF IN HOUSING ACCESSIBILITY CASE
On July 1, 2008, the court accepted for filing the United States' amicus brief in Equal Rights Center v. AvalonBay Communities (D. Md.), a Fair Housing Act pattern or practice design and construction case. The Defendant has moved to dismiss part of ERC's complaint, arguing that relief for properties completed more than two years before the complaint was filed is barred by the statute of limitations. The Division argues that the statute of limitations does not bar ERC from seeking relief for these properties.
JUSTICE DEPARTMENT FILES FAIR HOUSING LAWSUIT AGAINST LANDLORDS IN SCRANTON, PENNSYLVANIA
On June 23, 2008, the United States filed a complaint in United States v. Joyce, et al. (M.D. Pa.), a Secretary-initiated Fair Housing Act election case in which HUD charged the owners and on-site managers of The Mill apartments in Scranton, Pennsylvania, with violations of 42 U.S.C. §§ 3604(a) and (c) on the basis of familial status. The complaint also contains a pattern or practice claim. The complaint alleges that Mr. Gerard Joyce, his son Daniel and his daughter Katie advertised in print and on the internet that apartments at The Mill were available only to those aged 21 or over. A subsequent series of tests undertaken by a local fair housing organization, in coordination with HUD, revealed that the Joyces regularly communicated a preference for tenants without children to housing applicants. Press Release
JUSTICE DEPARTMENT FILES FAIR HOUSING LAWSUIT IN FLORIDA AGAINST FOUNTAIN VIEW APARTMENTS, INC. AND ITS ON-SITE OWNER
On June 4, 2008, the United States filed a complaint in United States v. Fountain View Apartments, Inc., et al., (M.D. Fla.) alleging that defendants had violated the Fair Housing Act by discriminating on the basis of race or color and familial status in the rental of apartments at a complex in Orange City, Florida. Specifically, the suit charges that the defendants falsely told an African-American prospective tenant that no apartments were available and made discriminatory statements on the basis of familial status. Further testing by a local television station revealed a pattern or practice of misrepresenting the availability of apartments to African-Americans, discouraging African-Americans from renting apartments, and making discriminatory statements based on race or color and familial status. The case was referred to the Division from the Department of Housing and Urban Development (HUD). Press Release
JUSTICE DEPARTMENT SETTLES IDAHO LAWSUIT ALLEGING HOUSING DISCRIMINATION ON BEHALF OF PERSONS WITH DISABILITIES
On May 29, 2008, the Court entered a consent decree in United States v. Stealth Investments, LLC, et al. (D. Idaho.). The complaint, filed November 21, 2007, alleged that the defendants violated the disability provisions of the Fair Housing Act by refusing to rent an apartment to a person who uses a service animal, refusing to make a reasonable accommodation, and making statements with respect to the rental of a dwelling that indicate a preference, limitation, or discrimination based on disability.
The consent decree requires the Defendants to pay $24,500 to compensate victims of discrimination at Shadow Canyon Apartments, establish a $12,500 victim fund, and pay a $25,000 civil penalty to the United States. Additionally, Defendants have agreed to establish and follow non-discriminatory procedures and undergo training. This is a Fair Housing Act pattern or practice/election case that was referred to the Division by HUD. Press Release
JUSTICE DEPARTMENT SETTLES DISABILITY DISCRIMINATION CASE WITH CONNECTICUT LANDLORD FOR $115,000
On June 2, 2008, the Court entered a consent decree resolving United States v. Hussein (D. Conn.). The lawsuit, filed on August 1, 2007, alleged that Mahmoud M. Hussein refused to grant a reasonable accommodation from his no-pets policy so that his tenant's minor daughter could work with an assistance dog to help with her cerebral palsy, seizure disorder, and depression. The lawsuit further alleged that Hussein retaliated against the mother and daughter after they attempted to exercise their rights under the Fair Housing Act by refusing to renew their annual lease and beginning eviction proceedings. The tenant and her daughter filed a separate lawsuit that also will be resolved by the consent decree. Press Release
Under the consent decree, the defendant will pay $115,000 in monetary relief, including $102,000 to compensate the tenant and her daughter and $13,000 in attorneys fees. Additionally, the defendant will attend fair housing training; implement a reasonable accommodation policy; and comply with notice, monitoring and reporting requirements.
JUSTICE DEPARTMENT FILES FAIR HOUSING LAWSUIT IN LOUISIANA AGAINST REGGIE AND KIM COLLIER
On May 20, 2008, the United States filed a complaint in United States v. Collier (W.D. La.) alleging that Reggie and Kim Collier, of Haughton, Louisiana, violated the Fair Housing Act when they interfered with the sale of a home because of the perceived race of the buyers. In its complaint, the United States alleges that that the Colliers interfered with the sale of 4512 Camp Joy Road, Camp Joy Marina, Haughton, Louisiana, in 2004, because they believed the buyers were African American. The suit alleges that shortly after 4512 Camp Joy Road was shown to a Caucasian couple represented by an African American real estate agent, Reggie Collier told the seller's and buyer's agents that he didn't want "those kind of people" living at Camp Joy Marina. The suit further alleges that Reggie Collier told the sellers that if African Americans purchased their home, he would cut off their water and sewer utilities. As a result of this alleged interference, the buyers withdrew from their agreement to purchase the property.
The case was referred to the Division after the Department of Housing and Urban Development (HUD) received a complaint from the sellers of 4512 Camp Joy Road, conducted an investigation, and issued a charge of discrimination. Press Release
JUSTICE DEPARTMENT FILES FAIR HOUSING LAWSUIT AGAINST CITY OF SATSUMA, ALABAMA
On May 7, 2008, the Justice Department sued the City of Satsuma, Ala., for violating the Fair Housing Act when the city refused to allow three women with disabilities to live together in a group home. The suit, filed in the U.S. District Court for the Southern District of Alabama, charges that Satsuma refused to make reasonable accommodations in its rules, policies, practices or services, which were necessary to afford the residents an opportunity to use and enjoy their home.
JUSTICE DEPARTMENT SETTLES RACE AND FAMILIAL STATUS DISCRIMINATION CASE AGAINST VIRGINIA BEACH LANDLORD
On May 1, 2008, Virginia Beach landlord Dr. John Crockett Henry and Henry LLC, agreed to pay up to $361,000 to settle a lawsuit alleging violations of the Fair Housing Act, the Justice Department announced today. According to the Department’s lawsuit filed in July 2007, Dr. Henry and Henry LLC, violated the Fair Housing Act by subjecting African-American tenants to inferior terms, conditions or privileges of tenancy. The lawsuit also alleges that Dr. Henry and Henry LLC, violated the Fair Housing Act by refusing to rent apartments to families with three or more children. The defendants own and manage a 30-unit publicly subsidized apartment complex located at number 15, ½ Street in Virginia Beach, Va. At this location, the United States alleges that the defendants’ imposed more restrictive rules and regulations on African-American tenants than other tenants; verbally harassed African-American tenants with racial slurs and epithets; and evicted tenants by enforcing a limit of two children per family at the premises.
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