{"id":14732,"date":"2021-02-22T14:52:00","date_gmt":"2021-02-22T22:52:00","guid":{"rendered":"https:\/\/www.rentecdirect.com\/blog\/?p=14732"},"modified":"2021-02-22T14:52:00","modified_gmt":"2021-02-22T22:52:00","slug":"updated-state-anti-discrimination-and-federal-fair-housing-laws","status":"publish","type":"post","link":"https:\/\/www.rentecdirect.com\/blog\/updated-state-anti-discrimination-and-federal-fair-housing-laws\/","title":{"rendered":"In the News | Updated State Anti-Discrimination and Federal Fair Housing Laws"},"content":{"rendered":"<p><img loading=\"lazy\" decoding=\"async\" class=\"alignright size-full wp-image-14736\" src=\"https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2021\/02\/In-the-News-_-Updated-State-Anti-Discrimination-and-Federal-Fair-Housing-Laws.jpg\" alt=\"In the News | Updated State Anti-Discrimination and Federal Fair Housing Laws\" width=\"950\" height=\"558\" srcset=\"https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2021\/02\/In-the-News-_-Updated-State-Anti-Discrimination-and-Federal-Fair-Housing-Laws.jpg 950w, https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2021\/02\/In-the-News-_-Updated-State-Anti-Discrimination-and-Federal-Fair-Housing-Laws-300x176.jpg 300w, https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2021\/02\/In-the-News-_-Updated-State-Anti-Discrimination-and-Federal-Fair-Housing-Laws-600x352.jpg 600w, https:\/\/www.rentecdirect.com\/blog\/wp-content\/uploads\/2021\/02\/In-the-News-_-Updated-State-Anti-Discrimination-and-Federal-Fair-Housing-Laws-768x451.jpg 768w\" sizes=\"(max-width: 950px) 100vw, 950px\" \/><\/p>\n<p><span style=\"font-weight: 400;\">2021 has brought new legislation regarding tenant screening practices. These recent changes to state anti-discrimination and federal fair housing laws affect the criteria landlords and property managers can use to determine rental eligibility.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Colorado passed two anti-discrimination ordinances which impact the tenant screening process in their state and the Department of Housing and Urban Development (HUD) will expand its scope to investigate discrimination claims based on sexual orientation and gender identity. <\/span><\/p>\n<h2><span style=\"font-weight: 400;\">Colorado Renter Income Source Legislation<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">The new Colorado regulation that took effect in January of this year requires landlords to accept any legal source of income, including vouchers for subsidized housing.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The new state law prohibits housing discrimination against individuals based on their source of income, so all<\/span><a href=\"https:\/\/leg.colorado.gov\/bills\/hb20-1332\"><span style=\"font-weight: 400;\"> legal income sources are acceptable when qualifying potential renters. This includes subsidies, self-employment or gig work earnings, and employer-provided housing stipends.\u00a0<\/span><\/a><\/p>\n<p><span style=\"font-weight: 400;\">Despite the fact that many renters rely on subsidized housing, many landlords have shied away from accepting these vouchers due to what they consider the red tape involved in participating in a voucher program. With this barrier removed, housing options increase for those who\u2019ve received assistance.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Those seeking rental properties with non-traditional income also face difficulty, as self-employment earnings and other sources of income can cause concerns over their fluctuation in amount and consistency.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">If Colorado landlords do not qualify as exempt, they now have to accept any legal source of income as proof of income as well as accept subsidized payments and follow the housing program.\u00a0\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Exceptions for landlords with: <\/span><\/p>\n<ul>\n<li><span style=\"font-weight: 400;\">3 or fewer rental units<\/span><\/li>\n<li><span style=\"font-weight: 400;\">no more than 5 total rental units (which include single family homes) are not required to accept federal housing choice vouchers for those single family homes.\u00a0<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">As with all legislation changes, check with your legal advisor and research state regulations for exact details of regulation changes and exceptions.\u00a0<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">Colorado Renter Citizenship Status\u00a0<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">Colorado also passed new legislation in regards to citizenship status. Under the new <\/span><a href=\"https:\/\/leg.colorado.gov\/bills\/sb20-224\"><span style=\"font-weight: 400;\">Immigration Tenant Protection Act<\/span><\/a><span style=\"font-weight: 400;\">, Colorado landlords are no <\/span><a href=\"https:\/\/www.koaa.com\/several-new-laws-go-into-effect-in-colorado-on-jan-1-2021\"><span style=\"font-weight: 400;\">longer allowed to ask applicants about their citizenship status<\/span><\/a><span style=\"font-weight: 400;\"> nor will they be able to deny them for it.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">A landlord may not ask questions regarding status or require citizenship as a criteria to be approved for housing.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The only exception is if housing is in connection to an offer of employment such as onsite maintenance or property managers. Employers offering housing as part of the employment package must follow state and federal hiring practices which might include confirming citizenship to qualify for employment.\u00a0<\/span><\/p>\n<blockquote><p><span style=\"font-weight: 400;\">Remember | Non discrimination laws also prohibit the listing of restrictions or preferences in any document or advertising such as rental listings and advertising. This also applies to asking questions in person or on rental applications related to these state and federally protected classes.\u00a0 \u00a0<\/span><\/p><\/blockquote>\n<h2><span style=\"font-weight: 400;\">Federal Fair Housing Law Updates<\/span><\/h2>\n<p><a href=\"https:\/\/www.whitehouse.gov\/briefing-room\/presidential-actions\/2021\/01\/20\/executive-order-preventing-and-combating-discrimination-on-basis-of-gender-identity-or-sexual-orientation\/\"><span style=\"font-weight: 400;\">President Biden signed an executive order last month to combat discrimination based on sexual orientation and gender identity<\/span><\/a><span style=\"font-weight: 400;\"> and gave agencies 100 days to set policy and begin enforcement of this order.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Although the Fair Housing Act has provisions in place against housing discrimination based on race, color, religion, sex, disability, and familial status, it will expand the class to include sexual orientation and gender identity.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In a recent press release, Housing and Urban Development (HUD) announced that it will begin to implement the policy set in motion by this new executive order and outlined the next steps their agency will take for compliance.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Read the full press release here | <\/span><a href=\"https:\/\/www.hud.gov\/press\/press_releases_media_advisories\/HUD_No_21_021\"><span style=\"font-weight: 400;\">HUD to Enforce Fair Housing Act to Prohibit Discrimination on the Basis of Sexual Orientation and Gender Identity\u00a0<\/span><\/a><\/p>\n<h2><span style=\"font-weight: 400;\">A Warning About Unintended Discrimination\u00a0<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">It\u2019s important to not only know your state and federal regulations in regards to discrimination but then also ensure you are treating all potential renters and current tenants in a manner that is consistent to avoid even the appearance of discrimination.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">When policy and actions are not consistent it can be categorized as discriminatory; even if unintentional. The term disparate impact generally refers to unintentional discrimination, while disparate treatment is deliberate.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Although disparate treatment has been illegal since the Fair Housing Act of 1968, in 2015 The Supreme Court ruled in favor of recognizing disparate impact as a valid claim for a discrimination lawsuit under the Fair Housing Act. These disparate impact claims are meant to target artificial, arbitrary, and unnecessary barriers to equal housing access.\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Like all Fair Housing laws, the decision is enacted with the intent of providing a protected class of people with equal opportunity housing.\u00a0<\/span><span style=\"font-weight: 400;\">In the case of rental housing, a landlord or property manager could be charged with a Fair Housing lawsuit claim on the grounds of disparate impact if their screening criteria or rental policies prevented a protected group from accessing housing.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Even when a rental policy has no clear discriminatory intent, if the policy adversely affects a protected group\u2019s access to housing, that policy may violate the Fair Housing Act on disparate impact.\u00a0<\/span><span style=\"font-weight: 400;\">For example, disparate impact arises when a practice produces different effects across racial groups, even if the practice wasn\u2019t racially motivated.<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">What do These Legislation Changes Mean for Landlords?\u00a0<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">To avoid a disparate impact or disparate intent housing discrimination lawsuit, it\u2019s important to<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Stay up-to-date with both local and federal legislation.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Set a non discrimination policy that complies with regulations.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Keep staff informed of policy and equal opportunity housing legislation changes.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Create legal tenant screening practices and approval and denial criteria.<\/span><\/li>\n<\/ul>\n<p><a href=\"https:\/\/www.rentecdirect.com\/blog\/2015\/07\/how-to-avoid-a-risky-rental-situation\/\"><span style=\"font-weight: 400;\">Legal screening criteria<\/span><\/a><span style=\"font-weight: 400;\"> can be based on an applicant\u2019s credit report and criminal background, rental history, income, and employment verification, as long as the landlord can prove that every applicant was screened by the same standards and the basis for rejection was due to an applicant\u2019s potential inability to pay rent or seen as dangerous to the property or neighborhood.\u00a0\u00a0\u00a0<\/span><\/p>\n<p><span style=\"font-weight: 400;\">To protect oneself from disparate impact claims, a landlord must have supporting documentation that all applicants are treated exactly the same and a tenant was accepted or rejected based on legal screening criteria. <\/span><\/p>\n<p><span style=\"font-weight: 400;\">By collecting all of this information, not only can landlords make an informed decision about prospective renters, but they can show in court that they had valid reasons to select one tenant over another.<\/span><\/p>\n<h2><span style=\"font-weight: 400;\">Final Thoughts<\/span><\/h2>\n<p><span style=\"font-weight: 400;\">State and Federal Fair Housing laws change often, so it is always a good idea to reevaluate your rental business policies and seek legal counsel from someone familiar with landlord-tenant laws in your state before setting new ones in order to proactively address these potential issues before it is too late.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">So whether you are advertising your property, <\/span><a href=\"https:\/\/www.rentecdirect.com\/tenant-screening\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"font-weight: 400;\">screening new tenants, <\/span><\/a><span style=\"font-weight: 400;\">or setting apartment and community rules, make sure that you are in compliance with the law and that any actions or policies apply to everyone (with supporting documentation), and cannot be construed as affecting some people but not others.<\/span><\/p>\n<hr \/>\n<h3>RELATED READING FOR YOU:<\/h3>\n<ul>\n<li><a href=\"https:\/\/www.rentecdirect.com\/blog\/fair-housing-act\/\" target=\"_blank\" rel=\"noopener noreferrer\">The Fair Housing Act: Anti-Discrimination Laws for Landlords and Property Managers<\/a><\/li>\n<li><a href=\"https:\/\/www.rentecdirect.com\/blog\/social-media-fair-housing\/\" target=\"_blank\" rel=\"noopener noreferrer\">Fair Housing Laws and Social Media Tips for Landlords<\/a><\/li>\n<li><a href=\"https:\/\/www.rentecdirect.com\/blog\/emotional-support-animal-hud-guidelines\/\" target=\"_blank\" rel=\"noopener noreferrer\">New HUD Guidelines for an Emotional Support Animal<\/a><\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>2021 has brought new legislation regarding tenant screening practices. These recent changes to state anti-discrimination and federal fair housing laws affect the criteria landlords and property managers can use to determine rental eligibility.\u00a0 Colorado passed two anti-discrimination ordinances which impact the tenant screening process in their state and the Department of Housing and Urban Development [&hellip;]<\/p>\n","protected":false},"author":69,"featured_media":14736,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"","_et_pb_old_content":"","_et_gb_content_width":"","_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[275,13882,13881],"tags":[416,15252,766,16790,16789,779,11339],"class_list":["post-14732","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-education","category-landlord-tips","category-property-management-tips","tag-discrimination","tag-disparate-impact","tag-fair-housing","tag-federal-fair-housing-act","tag-housing-discrimination","tag-tenant-screening","tag-tenant-screening-criteria","et-has-post-format-content","et_post_format-et-post-format-standard"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.3 (Yoast SEO v27.3) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>In the News | Updated State Anti-Discrimination and Federal Fair Housing Laws<\/title>\n<meta name=\"description\" content=\"2021 has brought new legislation regarding tenant screening practices. 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