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<H1><FONT FACE="Verdana,Geneva,Arial,Helvetica,sans-serif" SIZE="5" COLOR="#330066"><!-- #BeginEditable "title" -->Fair
Housing--It's Your Right<!-- #EndEditable --></FONT></H1>
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Related Information
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<td><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1"><a href="http://www.hud.gov/complaints/housediscrim.cfm">Discrimination
Complaint</a>
<tr valign="top">
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<td><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1"><a href="http://www.hud.gov/utilities/intercept.cfm?http://www.usdoj.gov:80/crt/housing/title8.htm">Fair
Housing Act</a>
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<td nowrap width="15"><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1" color="990000"><img src='/images/common/hgv-icn-pointer-red.gif' alt=' - ' width='10' height='10' align='baseline'> </font></td>
<td><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1"><a href="http://www.hud.gov/utilities/intercept.cfm?http://www.usdoj.gov:80/crt/grants_statutes/titlevi.txt">Title
VI of the Civil Rights Act of 1964</a>
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<td nowrap width="15"><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1" color="990000"><img src='/images/common/hgv-icn-pointer-red.gif' alt=' - ' width='10' height='10' align='baseline'> </font></td>
<td><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1"><a href="http://www.hud.gov/utilities/intercept.cfm?http://www.usdoj.gov/crt/ada/publicat.htm">Americans
with Disabilities Act</a>
<tr valign="top">
<td nowrap width="15"><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1" color="990000"><img src='/images/common/hgv-icn-pointer-red.gif' alt=' - ' width='10' height='10' align='baseline'> </font></td>
<td><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1"><a href="http://www.hud.gov/utilities/intercept.cfm?http://www.hud.gov/offices/fheo/disabilities/sect804achtenberg.pdf">HUD's
Advertising guidance</a><a href="http://www.hud.gov/utilities/intercept.cfm?http://www.fairhousing.com">
</a>
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<td nowrap width="15"><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1" color="990000"><img src='/images/common/hgv-icn-pointer-red.gif' alt=' - ' width='10' height='10' align='baseline'> </font></td>
<td><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1"><a href="http://www.hud.gov/offices/oalj">Administrative
Law Judges</a><a href="http://www.hud.gov/utilities/intercept.cfm?http://www.hud.gov/offices/fheo/FHLaws/yourrights.pdf">
</a>
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<td nowrap width="15"><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1" color="990000"><img src='/images/common/hgv-icn-pointer-red.gif' alt=' - ' width='10' height='10' align='baseline'> </font></td>
<td><font face="Verdana,Geneva,Arial,Helvetica,sans-serif" size="1"><a href="http://www.hud.gov/utilities/intercept.cfm?http://www.hud.gov/offices/fheo/FHLaws/FairHousingJan2002.pdf">Equal
Opportunity for All Booklet</a>
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<h3> </h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">
<a href="http://www.usdoj.gov/crt/housing/title8.htm">Fair Housing
Act</a></font></p>
<p><font face="Verdana, Geneva, Arial, Helvetica, sans-serif" size="2">HUD
has played a lead role in administering the Fair Housing Act since
its adoption in 1968. The 1988 amendments, however, have greatly
increased the Department's enforcement role. First, the newly protected
classes have proven significant sources of new complaints. Second,
HUD's expanded enforcement role took the Department beyond investigation
and conciliation into the area of mandatory enforcement. </font></p>
<p><font face="Verdana, Geneva, Arial, Helvetica, sans-serif" size="2">Complaints
filed with HUD are investigated by the Office of Fair Housing and
Equal Opportunity (FHEO). If the complaint is not successfully conciliated,
FHEO determines whether reasonable cause exists to believe that
a discriminatory housing practice has occurred. Where reasonable
cause is found , the parties to the complaint are notified by HUD's
issuance of a Determination, as well as a Charge of Discrimination,
and a hearing is scheduled before a HUD administrative law judge.
Either party - complainant or respondent - may cause the HUD-scheduled
administrative proceeding to be terminated by electing instead to
have the matter litigated in Federal court. Whenever a party has
so elected, the Department of Justice takes over HUD's role as counsel
seeking resolution of the charge on behalf of aggrieved persons,
and the matter proceeds as a civil action. Either form of action
- the ALJ proceeding or the civil action in Federal court - is subject
to review in the U.S. Court of Appeals.</font></p>
<h3><font face="Verdana, Geneva, Arial, Helvetica, sans-serif" size="2">Significant
Recent Changes</font></h3>
<p>
<ol>
<li><font face="Verdana, Geneva, Arial, Helvetica, sans-serif" size="2">
The Housing for Older Persons Act of 1995 (HOPA) makes several
changes to the 55 and older exemption. Since the 1988 Amendments,
the Fair Housing Act has exempted from its familial status provisions
properties that satisfy the Act's 55 and older housing condition.<br>
<br>
First, it eliminates the requirement that 55 and older housing
have "significant facilities and services" designed
for the elderly. Second, HOPA establishes a "good faith reliance"
immunity from damages for persons who in good faith believe that
the 55 and older exemption applies to a particular property, if
they do not actually know that the property is not eligible for
the exemption and if the property has formally stated in writing
that it qualifies for the exemption. <br>
HOPA retains the requirement that senior housing must have one
person who is 55 years of age or older living in at least 80 percent
of its occupied units. It also still requires that senior housing
publish and follow policies and procedures that demonstrate an
intent to be housing for persons 55 and older.<br>
<br>
An exempt property will not violate the Fair Housing Act if it
includes families with children, but it does not have to do so.
Of course, the property must meet the Act's requirements that
at least 80 percent of its occupied units have at least one occupant
who is 55 or older, and that it publish and follow policies and
procedures that demonstrate an intent to be 55 and older housing.<br>
<br>
A Department of Housing and Urban Development rule published in
the April 2, 1999, Federal Register implements the Housing for
Older Persons Act of 1995, and explains in detail those provisions
of the Fair Housing Act that pertain to senior housing.<br>
<br>
</font></li>
<li><font face="Verdana, Geneva, Arial, Helvetica, sans-serif" size="2">Changes
were made to enhance law enforcement, including making amendments
to criminal penalties in section 901 of the Civil Rights Act of
1968 for violating the Fair Housing Act.<br>
<br>
</font></li>
<li><font face="Verdana, Geneva, Arial, Helvetica, sans-serif" size="2">
Changes were made to provide incentives for self-testing by lenders
for discrimination under the Fair Housing Act and the Equal Credit
Opportunity Act. See Title II, subtitle D of the Omnibus Consolidated
Appropriations Act, 1997, P.L. 104 - 208 (9/30/96).</font></li>
</ol>
<h3><font face="Verdana, Geneva, Arial, Helvetica, sans-serif" size="2">Basic
Facts About the Fair Housing Act</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif"><b>What
Housing Is Covered?</b></font></p>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif"><b>What
Is Prohibited?</b></font></h3>
<p><b><i><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">In
the Sale and Rental of Housing:</font></i></b><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">
No one may take any of the following actions based on race, color,
national origin, religion, sex, familial status or handicap:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Refuse
to rent or sell housing</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Refuse
to negotiate for housing</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Make
housing unavailable</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Deny
a dwelling</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Set
different terms, conditions or privileges for sale or rental of
a dwelling</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Provide
different housing services or facilities</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Falsely
deny that housing is available for inspection, sale, or rental</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">For
profit, persuade owners to sell or rent (blockbusting) or</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font>
</ul>
<p><font size="2"><b><i><font face="Verdana, Geneva, Arial, Helvetica, sans-serif">In
Mortgage Lending:</font></i></b><font face="Verdana, Geneva, Arial, Helvetica, sans-serif">
No one may take any of the following actions based on race, color,
national origin, religion, sex, familial status or handicap (disability):</font></font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Refuse
to make a mortgage loan</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Refuse
to provide information regarding loans</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Impose
different terms or conditions on a loan, such as different interest
rates, points, or fees</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Discriminate
in appraising property</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Refuse
to purchase a loan or</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Set
different terms or conditions for purchasing a loan.</font>
</ul>
<p><font size="2"><b><i><font face="Verdana, Geneva, Arial, Helvetica, sans-serif">In
Addition:</font></i></b><font face="Verdana, Geneva, Arial, Helvetica, sans-serif">
It is illegal for anyone to:</font></font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Threaten,
coerce, intimidate or interfere with anyone exercising a fair
housing right or assisting others who exercise that right</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font>
</ul>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Additional
Protection if You Have a Disability</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">If
you or someone associated with you:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Have
a record of such a disability or</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Are
regarded as having such a disability</font>
</ul>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">your
landlord <b>may not:</b></font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Refuse
to let you make reasonable modifications to your dwelling or common
use areas, at your expense, if necessary for the disabled 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.)</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Refuse
to make reasonable accommodations in rules, policies, practices
or services if necessary for the disabled person to use the housing.</font>
</ul>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Example:
A building with a "no pets" policy must allow a visually
impaired tenant to keep a guide dog.</font></p>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Requirements
for New Buildings</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">In
buildings that are ready for first occupancy after March 13, 1991,
and have an elevator and four or more units:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Public
and common areas must be accessible to persons with disabilities</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Doors
and hallways must be wide enough for wheelchairs</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">All
units must have:</font>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">An
accessible route into and through the unit</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Accessible
light switches, electrical outlets, thermostats and other
environmental controls</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Reinforced
bathroom walls to allow later installation of grab bars and</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Kitchens
and bathrooms that can be used by people in wheelchairs.</font>
</ul>
</ul>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">These
requirements for new buildings do not replace any more stringent
standards in State or local law.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Housing
Opportunities for Families</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">A
parent</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">A
person who has legal custody of the child or children or</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">The
designee of the parent or legal custodian, with the parent or
custodian's written permission.</font>
</ul>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Familial
status protection also applies to pregnant women and anyone securing
legal custody of a child under 18.</font></p>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Exemption:
Housing for older persons is exempt from the prohibition against
familial status discrimination if:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">It
is occupied solely by persons who are 62 or older or</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">It
houses at least one person who is 55 or older in at least 80 percent
of the occupied units, and adheres to a policy that demonstrates
an intent to house persons who are 55 or older.</font>
</ul>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif"><a name="rights"></a>If
You Think Your Rights Have Been Violated</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">HUD
is ready to help with any problem of housing discrimination. If
you think your rights have been violated, the <a href="http://www.hud.gov/complaints/housediscrim.cfm">Housing
Discrimination Complaint Form </a>is available for you to download,
complete and return, or complete online and submit, or you may write
HUD a letter, or telephone the <a href="http://www.hud.gov/offices/fheo/aboutfheo/fhhubs.cfm">HUD
Office </a>nearest you. You have one year after an alleged violation
to file a complaint with HUD, but you should file it as soon as
possible.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">What
to Tell HUD:</font></h3>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Your
name and address</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">The
name and address of the person your complaint is against (the
respondent)</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">The
address or other identification to the housing involved</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">A
short description to the alleged violation (the event that caused
you to believe your rights were violated)</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">The
date(s) to the alleged violation</font>
</ul>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Where
to Write or Call:</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Send
the Housing Discrimination Complaint Form or a letter to the <a href="http://www.hud.gov/offices/fheo/aboutfheo/fhhubs.cfm">HUD
Office </a>nearest you or you may call that office directly.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">If
You Are Disabled:</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">HUD
also provides:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">A
toll-free TTY phone for the hearing impaired: 1-800-927-9275.</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Interpreters</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Tapes
and braille materials</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Assistance
in reading and completing forms</font>
</ul>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">What
Happens when You File a Complaint?</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">HUD
will notify you when it receives your complaint. Normally, HUD also
will:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Notify
the alleged violator of your complaint and permit that person
to submit an answer</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Investigate
your complaint and determine whether there is reasonable cause
to believe the Fair Housing Act has been violated</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Notify
you if it cannot complete an investigation within 100 days of
receiving your complaint</font>
</ul>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Conciliation</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Complaint
Referrals</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">What
if You Need Help Quickly?</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Irreparable
harm is likely to occur without HUD's intervention</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">There
is substantial evidence that a violation of the Fair Housing Act
occurred</font>
</ul>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">What
Happens after a Complaint Investigation?</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">The
Administrative Hearing:</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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 (ALA)
will consider evidence from you and the respondent. If the ALA decides
that discrimination occurred, the respondent can be ordered:</font></p>
<ul>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">To
compensate you for actual damages, including humiliation, pain
and suffering.</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">To
provide injunctive or other equitable relief, for example, to
make the housing available to you.</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">To
pay the Federal Government a civil penalty to vindicate the public
interest. The maximum penalties are $16,000 for a first violation
and $65,000 for a third violation within seven years.</font>
<li><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">To
pay reasonable attorney's fees and costs.</font>
</ul>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Federal
District Court</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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 ALA, the District Court can order relief,
and award actual damages, attorney's fees and costs. In addition,
the court can award punitive damages.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">In
Addition</font></h3>
<p><font face="Verdana, Geneva, Arial, Helvetica, sans-serif"><b><i><font size="2">You
May File Suit:</font></i></b><font size="2"> 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.</font></font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">Other
Tools to Combat Housing Discrimination:</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">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.</font></p>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">The
Attorney General may file a suit in a Federal District Court if
there is reasonable cause to believe a pattern or practice of housing
discrimination is occurring.</font></p>
<h3><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">For
Further Information:</font></h3>
<p><font size="2" face="Verdana, Geneva, Arial, Helvetica, sans-serif">The
<a href="http://www.usdoj.gov/crt/housing/title8.htm">Fair Housing
Act</a> and HUD's regulations contain more detail and technical
information. If you need a copy of the law or regulations, contact
the <a href="http://www.hud.gov/offices/fheo/aboutfheo/fhhubs.cfm">HUD
Office </a>nearest you.</font>
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