LEGAL UPDATE: FAIR HOUSING CASES + DEVELOPMENTS
(June 2009–June 2010)
U.S. Dept. of Housing & Urban Development – 2010 Fair Housing Policy Conference
New Orleans, La.
July 20, 2010
© Robert G. Schwemm
Ashland-Spears Professor
College of Law
University of Kentucky
Lexington, KY 40506-0048
schwemmr@uky.edu
I. Introduction and Overview
A. The Federal Fair Housing Act: Basic Coverage
1. Properties
2. Transactions
3. Bases of Discrimination
B. Standards of Proof ("Because of race" and Others)
C. Procedures and Relief
D. Potential Amendments to the Fair Housing Act + Related Legislative Activity
-- Wall Street Reform and Consumer Protection Act of 2010
1
-- National Mortgage Reform and Anti-Predatory Lending Act (H.R. 1728)
-- Fair and Inclusive Housing Rights Act of 2010 (H.R. 4820) &
Housing Nondiscrimination Act of 2010 (H.R. 4828)
-- Housing Fairness Act of 2010 (H.R. 476)
-- Community Reinvestment Modernization Act of 2009 (H.R. 1749)
E. Importance of Other Laws: Federal, State, and Local [see also VII-A-2 and -3]
-- Rodriguiz v. Marrone
-- McDonald v. Burton
F. Deference to HUD Interpretations of the FHA
-- Committee Concerning Community Improvement v. City of Modesto
-- Bloch v. Frischholz
-- Ojo v. Farmers Group, Inc.
-- Fair Housing Council-San Diego v. Penasquitos Casablanca Ass’n
-- Overlook Mutual Homes, Inc. v. Spencer
-- Sentell v. RPM Management Co., Inc.
2
G. Note on the Current Supreme Court in Civil Rights Cases
-- Cuomo v. The Clearing House Association
-- Lewis v. City of Chicago
-- Ricci v. DeStefano
-- Gross v. FBL Financial Services, Inc.
-- Ashcroft v. Iqbal
-- Perdue v. Kenny A.
H. Note on Current Publications
II. Properties Covered and Exemptions
A. "Dwellings" vs. Temporary Housing: §3602(b)
-- Jenkins v. New York City Department of Homeless Services
-- Community House, Inc. v. City of Boise
-- Intermountain Fair Housing Council v. Boise Rescue Mission Ministries
-- Utah Labor Commission v. Paradise Town
3
-- Fialka-Feldman v. Oakland University Board of Trustees
B. Exemptions: "Mrs. Murphy" Apartments and Others
-- United States v. Hadlock
-- Utah Labor Commission v. Paradise Town
-- Ho v. HUD
III. Transactions Covered
A. Basic Transactions: §3604(a) and §3604(b)
-- Lindsay v. Yates
-- Jenkins v. New York City Department of Homeless Services
-- Moore v. The Club at Orlando Condominium Association
B. Other Transactions: §3604(a) and §3604(b)
1. §3604(a)'s "Otherwise Make Unavailable" Provision
a. Steering
b. Exclusionary Land-Use
4
-- Greater New Orleans Fair Housing Center v. St. Bernard Parish
-- Roy v. Board of County Commissioners
-- Human Resource Research & Management v. County of Suffolk
-- Inclusive Communities Project v. Town of Flower Mound, Texas
-- R. J. Investments v. Board of Comm’s for Queen Anne’s County
-- Homebuilders Association of Mississippi v. City of Brandon, Ms.
c. Financial and Insurance Discrimination; Predatory Lending
(see III-D + III-E)
d. Other Practices
-- Bloch v. Frischholz
-- AHF Community Development, LLC v. City of Dallas
-- Jenkins v. New York City Department of Homeless Services
-- United States v. Hadlock
2. §3604(b): Harassment, "Exploitation" Theory, and Other Practices
-- Bloch v. Frischholz
5
-- Committee Concerning Community Improvement v. City of Medesto
-- Fair Housing Council-SD v. Penasquitos Casablanca Owner’s Ass’n
-- Pack v. Port Washington II
3. Other Cases
C. §3604(c): Notices, Statements, and Advertising
1. Advertising
-- McDermott v. New York Metro LLC
-- Rigel Oliveri Article: Discriminatory Housing Advertisements
On-Line: Lessons from Craigslist, 43 Indiana L. Rev. --- (2010)
on the internet at http://papers.ssrn.com/sol3/papers.cfm?abstract_id=1549905
2. Notices and Statements
-- Hawn v. Shoreline Towers
-- United States v. Hadlock
-- Pack v. Port Washington II
3. Reasonable Reader-Listener Standard (Strict Liability)
4. Standing to Sue
6
-- United States v. Hadlock
-- McDermott v. New York Metro LLC
D. Mortgage Discrimination: §3604(a) and §3605
-- Schwemm’s New Article: Discretionary Pricing, Mortgage Discrimination, and
the Fair Housing Act, 45 Harvard Civil Rights-Civil Liberties Law Review —
(2010) [with Jeff Taren], available on the internet at
http://papers.ssrn.com/sol3/cf_dev/AbsByAuth.cfm?per_id=417480
1. Government Enforcement: HUD; DOJ; Others
2. Private Litigation
-- Mayor and City Council of Baltimore v. Wells Fargo Bank
-- NAACP v. Ameriquest Mortgage Co.
-- Barrett v. H & R Block, Inc.
-- Anderson v. Wachovia Mortgage Corp.
-- Whitley v. Taylor Bean & Whitacker Mortgage Corp.
-- Davis v. Wells Fargo Bank
7
-- Hafiz v. Greenpoint Mortgage Funding, Inc.
-- National Community Reinvestment Coalition v. Novastar Financial
-- Goodwin v. Executive Trustee Services, Inc.
3. Predatory Lending
-- Mathis v. United Homes, LLC
-- Whitley v. Taylor Bean & Whitacker Mortgage Corp.
E. Insurance Discrimination: §3604(a-b)
-- Ojo v. Farmers Group, Inc.
-- Fair Housing Opportunities of NW Ohio v. American Family Mutual Ins. Co.
F. Discriminatory Assessments: §3604(a-b), §3605, §3606
-- Mathis v. United Homes, LLC
G. Harassment and Interference Claims: §3617
-- Bloch v. Frischholz
-- Quigley v. Winter
1. Traditional Intimidation Claims
8
-- Rodriguiz v. Marrone
2. Retaliation; Different Focus re: "On Account of . . ."
-- Reyes v. Fairfield Properties
-- HUD v. Astralis Condominium Ass’n
3. Interference
-- Quigley v. Winter
-- AHF Community Development, LLC v. City of Dallas
4. Against Housing Provider or Other Third Party
5. 1st Amendment Defense
6. Other Issues
H. Discriminatory Brokerage Services: §3606
I. Governmental Discrimination and §3608
-- U.S. ex rel. Anti-Discrimination Center of New York v. Westchester County
-- Inclusive Communities Project, Inc. v. HUD
9
IV. The "Old" Bases of Discrimination
A. Race-Color-National Origin
B. Religion
1. Cases and Other Developments
-- Bloch v. Frischholz
-- Ungar v. New York City Housing Authority
-- Community House, Inc. v. City of Boise
-- Intermountain Fair Housing v. Boise Rescue Mission Ministries
2. The "Religious" Landlord Issue (see VII-B)
C. Sex and Sexual Harassment
-- Quigley v. Winter
-- Fair Housing Council of S.D. v. Penasquitos Casablanca Owner’s Ass’n
-- McDonald v. Burton
-- Community House, Inc. v. City of Boise
10
-- Intermountain Fair Housing Council v. Boise Rescue Mission Ministries
-- HUD: Memorandum from FHEO Assistant Secretary Kim Kendrick to All
FHEO Regional and Program Center Directors re: Questions and Answers on Sexual
Harassment under the Fair Housing Act (Nov. 17, 2008)
V. Handicap/Disability
A. Definition of "Handicap": §3602(h)
-- Evans v. UDR Inc.
-- Solivan v. Valley Housing Development Corp.
-- Powers v. Kalamazoo Breakthrough Consumer Housing Cooperative
-- United States v. Hialeah Housing Authority
-- Boston Housing Authority v. Bridgewaters
B. Group Homes
-- Quad Enterprises Co., LLC v. Town of Southold
-- Human Resource Research & Management Group v. County of Suffolk
-- Schwartz v. City of Treasure Island
11
-- United States v. Town of Garner, North Carolina
C. Reasonable Accommodations: §3604(f)(3)(B)
1. General Standards and Burdens of Proof
-- Boston Housing Authority v. Bridgewaters
2. Traditional Cases: Animals; Parking; Others
-- Hawn v. Shoreline Towers
-- Overlook Mutual Homes, Inc. v. Spencer
-- HUD v. Astralis Condominium Ass’n
3. Other Claims
-- Solivan v. Valley Housing Development Corp.
-- Sutton v. Piper
-- Reyes v. Fairfield Properties
-- Powers v. Kalamazoo Breakthrough Consumer Housing Coop.
-- Fialka-Feldman v. Oakland University Board of Trustees
-- Taylor v. Housing Authority of New Haven
12
-- Utah Labor Commission v. Paradise Town
-- Kennedy v. Related Management
-- Evans v. UDR Inc.
-- United States v. Hialeah Housing Authority
-- Boston Housing Authority v. Bridgewaters
-- Sabi v. Sterling
D. Modifications of Existing Premises: §3604(f)(3)(A)
-- Reyes v. Fairfield Properties
E. Design and Construction Requirements: §3604(f)(3)(C)
1. Cases
-- United States v. Thouvenot, Wade & Moerschen, Inc.
-- Equal Rights Center v. Niles Bolton Associates
-- United States v. Murphy Development
-- United States v. Shanrie Co., Inc.
13
-- Sentell v. RPM Management Co., Inc.
-- Reyes v. Fairfield Properties
-- Memphis Center for Independent Living v. Woodglen Village Apts
-- Equal Rights Center v. Post Properties
2. Other Issues and Initiatives
F. Other Disability Issues under the Fair Housing Act
G. Americans with Disabilities Act: Relevance to Housing
-- Fialka-Feldman v. Oakland University Board of Trustees
1. Title II: State and Local Governmental Programs
2. Title III: Public Accommodations Re: Housing
-- Reyes v. Fairfield Properties
VI. Familial Status
A. Traditional and Group-Home Cases
-- United States v. Hadlock
14
-- Pack v. Port Washington II
B. Occupancy Standards
C. Safety Defense
-- Community House, Inc. v. City of Boise
D. §3604(c) Statements
E. Housing-for-Older-Persons Exemption: §3607(b)
F. Others
VII. Other Bases: FHA + Disparate Impact; State and Local Laws
A. Income and Source of Income
1. Fair Housing Act
2. Section 8
-- Sabi v. Sterling
3. State and Local Laws
B. Marital Status; the "Religious" Landlord Defense
15
C. Sexual Orientation
-- HUD’s proposed rule defining “family” for public and subsidized housing,
Fair Housing--Fair Lending Rptr., Report Bulletin ¶11.8 (Nov. 1, 2009)
-- HUD’s requirement that grant applicants comply with state + local LGBT
laws, HUD Press Release (June 7, 2010)
D. U.S. Citizenship
-- Villas of Parkside v. City of Farmers Branch
E. Others
VIII. The Standards of Proof ("Because of race, . . .")
A. Discriminatory Intent Cases ("Disparate Treatment")
-- Gross v. FBL Financial Services, Inc. (employment)
-- Bloch v. Frischholz
-- Artisan/American Corp. v. City of Alvin, Texas
-- Greater New Orleans Fair Housing Action Center v. St. Bernard Parish
1. Direct Evidence
16
-- Human Resource Research & Management Group v. Cty of Suffolk
2. Circumstantial Evidence: The Prima Facie Case Concept
-- Lindsay v. Yates
-- Anderson v. Wachovia Mortgage Corp.
3. Other Sources of Intent Evidence
-- Artisan/American Corp. v. City of Alvin, Texas
B. Discriminatory Effect Cases ("Disparate Impact")
-- Schwemm & Pratt, Disparate Impact Under the Fair Housing Act:
A Proposed Approach (2010), available on the internet at
http://papers.ssrn.com/sol3/cf_dev/AbsByAuth.cfm?per_id=417480
1. Court Cases
-- Lewis v. City of Chicago + Ricci v. DeStefano (Title VII)
-- Committee Concerning Community Improvement v. City of Modesto
-- Bloch v. Frischholz
-- Artisan/American Corp. v. City of Alvin, Texas
-- Ojo v. Farmers Group, Inc.
17
-- Quad Enterprises Co., LLC v. Town of Southold
-- Ungar v. New York City Housing Authority
-- Greater New Orleans Fair Housing Center v. St. Bernard Parish
-- Roy v. Board of County Commissioners
-- AHF Community Development, LLC v. City of Dallas
-- Reece v. Miami-Dade County
-- Fair Housing Opportunities-NW Ohio v. Am. Family Mutual Ins. Co.
-- Homebuilders Association of Mississippi v. City of Brandon, Miss.
-- NAACP v. Ameriquest Mortgage Co.
-- Barrett v. H & R Block, Inc.
2. HUD-DOJ Developments
3. Issues
C. §3604(c) Cases (see III-C-3)
D. §3604(f)(3): Special Disability Cases (see V-C, -D, and -E)
18
E. §3617 Retaliation Cases (see III-G-2)
F. "Pattern or Practice" Standard in DOJ's §3614 Cases
-- United States v. Shanrie Co., Inc.
IX. Plaintiffs and Defendants
A. Plaintiffs
1. In General
-- Fair Housing Council-San Diego v. Penasquitos Casablanca Ass’n
-- AHF Community Development, LLC v. City of Dallas
-- Human Resource Research & Management Group v. Cty of Suffolk
-- Homebuilders Association of Mississippi v. City of Brandon, Miss.
2. §3604(c) Claims (see III-C-4)
3. Fair Housing Organizations and Testers
-- McDonald v. Burton
-- NAACP v. Ameriquest Mortgage Co.
19
-- United States v. Hadlock
-- Inclusive Communities Project v. Town of Flower Mound, Texas
-- Inclusive Communities Project, Inc. v. HUD
-- Memphis Center for Independent Living v. Woodglen Village Apts
-- Equal Rights Center v. Post Properties
-- Mississippi State Conference NAACP v. HUD
B. Defendants
-- Reyes v. Fairfield Properties
1. Principal-Agent
-- Fair Housing Council-San Diego v. Penasquitos Casablanca Ass’n
-- Whitley v. Taylor Bean & Whitacker Mortgage Corp.
2. Condos, Coops, and Other Self-Contained Communities
-- Bloch v. Frischholz
-- Fair Housing Council-San Diego v. Penasquitos Casablanca Ass’n
-- Overlook Mutual Homes, Inc. v. Spencer
20
-- HUD v. Astralis Condominium Ass’n
-- Moore v. The Club at Orlando Condominium Association
3. Housing Provider’s Liability for Tenant's Harassment
4. Liability Insurers
-- Insurance Co. of the State of Pennsylvania v. City of Long Beach
5. Federal, State, and Local Defendants; Immunity Issues
-- AHF Community Development, LLC v. City of Dallas
-- Fialka-Feldman v. Oakland University Board of Trustees
6. Others
-- Equal Rights Center v. Niles Bolton Associates
-- United States v. Murphy Development
-- Lindsay v. Yates
-- Mathis v. United Homes, LLC
-- Sentell v. RPM Management Co., Inc.
21
-- National Community Reinvestment Coalition v. Novastar Financial
X. HUD Proceedings
A. Substantial Equivalency
1. About 40 States and 70 Localities
-- City of Kansas City, Missouri v. Yarco Company, Inc.
2. De-Certification
B. Investigation and Charge; Timing
C. Conciliations
-- HUD v. Bassali
D. The Election-to-Court Option
-- City of Kansas City, Missouri v. Yarco Company, Inc.
E. Intervention
F. Non-Elected Cases
-- Ho v. HUD
22
-- HUD v. Bassali
-- HUD v. Astralis Condominium Ass’n
XI. Other Procedural Issues
-- Milsap v. Cornerstone Residential Management, Inc.
A. Evidence; Defendant's Dealings with Others in Protected Group
-- Quigley v. Winter
-- Committee Concerning Community Improvement v. City of Modesto
B. Statutes of Limitations
-- Lewis v. City of Chicago (Title VII)
-- Committee Concerning Community Improvement v. City of Modesto
-- Barrett v. H & R Block, Inc.
-- Sentell v. RPM Management Co., Inc.
-- Solivan v. Valley Housing Development Corp.
-- Goodwin v. Executive Trustee Services, Inc.
23
C. Jury Trials
-- Quigley v. Winter
-- McDonald v. Burton
-- Homebuilders Association of Mississippi v. City of Brandon, Miss.
D. Collateral Estoppel and Res Judicata; the Rooker-Feldman Doctrine
-- Homebuilders Association of Mississippi v. City of Brandon, Miss.
-- Pondexter v. Allegheny County Housing Authority
-- Greengael v. Board of Supervisors of Culpeper County
-- Reyes v. Fairfield Properties
-- United States v. Town of Garner, North Carolina
E. Discovery
-- United States v. Autumn Ridge Condominium Ass’n, Inc.
F. Class Actions
-- Taylor v. Housing Authority of New Haven
G. Miscellaneous
24
-- Ashcroft v. Iqbal [Supreme Court raises standards for pleading]
-- Equal Rights Center v. Niles Bolton Associates
-- Petrello v. Nath
-- Overlook Mutual Homes, Inc. v. Spencer
-- National Community Reinvestment Coalition v. Novastar Financial, Inc.
-- Barrett v. H & R Block, Inc.
-- Inclusive Communities Project, Inc. v. Town of Flower Mound, Texas
-- Mayor and City Council of Baltimore v. Wells Fargo Bank
-- City of Kansas City, Missouri v. Yarco Company, Inc.
XII. Relief
A. Actual/Compensatory Damages
1. Elements
-- Solivan v. Valley Housing Development Corp.
2. Legal Principles
25
3. Significant Awards
-- Rodriguiz v. Marrone
-- McDonald v. Burton
-- HUD v. Astralis Condominium Ass’n
B. Punitive Damages
1. Legal Principles
-- Quigley v. Winter
-- Fair Housing Council-San Diego v. Penasquitos Casablanca Ass’n
-- United States v. Autumn Ridge Condominium Ass’n, Inc.
2. Significant Awards
-- Quigley v. Winter
-- Rodriguiz v. Marrone
-- McDonald v. Burton
C. Civil Penalties
26
1. Legal Principles
2. Significant Awards
-- HUD v. Astralis Condominium Ass’n
D. Injunctive Relief + Civil Contempt
-- Fair Housing Council of San Diego v. Penasquitos Casablanca Ass’n
-- Petrello v. Nath
-- Greater New Orleans Fair Housing Action Center v. St. Bernard Parish
-- Goodwin v. Executive Trustee Services, Inc.
-- Fialka-Feldman v. Oakland University Board of Trustees
-- Human Resource Research & Management Group v. County of Suffolk
-- Stross v. The Gables Condominium Ass’n
E. Attorney's Fees and Costs
-- Quigley v. Winter
-- Fair Housing Council of San Diego v. Penasquitos Casablanca Ass’n
-- United States v. Thouvenot, Wade & Moerschen, Inc.
27
-- Greater New Orleans Fair Housing Action Center v. St. Bernard Parish
-- Pack v. Port Washington II
-- Tri-City Community Action Program, Inc. v. City of Malden
XII. Settlements
-- Aponte v. DeKalb Associates, LLC
$110,000 (for victim) + $40,000 (attorney’s fees)
Settlement Agreement (8-28-09)
New York, New York (N.Y. state court)
Source of income (loss of Sec. 8 voucher)
Fair Housing Justice Center: http://www.fairhousingjustice.org
-- Arizona v. FGPG Apartments
$100,000 (individual victims) + $50,000 (state civil rights division)
Settlement Agreement (11-16-09)
Tucson, Arizona (Arizona state court)
Disability (rental terms-and-conditions + retaliation)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶1.5 (Jan. 1, 2010)
-- Bourbeau v. The Jonathan Woodner Co.
$200,000
Settlement Agreement (6-09)
Washington, D.C. (D. D.C.)
Source of income (refusal to rent)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶8.8 (Aug. 1, 2009)
28
-- California Dept. of Fair Empl. & Housing v. United Dominion Realty, Inc.
$298,833
Settlement Agreement (11-09)
Orange County, California (Cal. state court)
Disability (rental terms-and-conditions)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶1.5 (Jan. 1, 2010)
-- Idaho AIDS Foundation v. Idaho Housing & Finance Association
$1,375,000
Settlement Agreement (6-09)
Idaho (D. Id.)
Disability (rental terms-and-conditions)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶8.8 (Aug. 1, 2009)
-- Laflamme v. New Horizons
$600,000 (for damages and attorney’s fees) + extensive injunctive relief
Settlement Agreement (10-09)
Unionville, Connecticut (D. Conn.)
Disability (rental terms-and-conditions/reasonable accommodations)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶11.6 (Nov. 1, 2009)
-- Lowrey v. Beztak Properties, Inc.
[Fair Housing Center of S.E. Michigan]
$227,500 to individual victim; $49,000 to fair housing center; $1,000,000 in
retrofits
Settlement (3-10)
Canton, Michigan (E.D. Mich.)
Disability (accessibility)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶4.9 (Apr. 1, 2010)
29
-- National Fair Housing Alliance v. A. G. Spanos Construction, Inc.
$950,000 to compensate victims; $1,325,000 in fees + media; $7.4 million in
retrofitting
Consent Agreement (1-13-10)
Multiple states (N.D. Cal.)
Disability (accessibility)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶2.1 (Feb. 1, 2010)
-- National Fair Housing Alliance v. Ovation Development Corp.
$750,000 (for damages and attorney’s fees) + renovate 1500 apartments
Settlement Agreement (9-28-09)
Southern Nevada (D. Nevada)
Disability (accessibility)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶11.6 (Nov. 1, 2009)
-- Pack v. Port Washington II
$100,000 (plaintiff-family + attorney’s fees)
Compromise Agreement (2-22-10)
California (E.D. Cal.)
Familial status (rental terms + conditions)
– 2010 U.S. Dist. LEXIS 23015
-- Vargas v. Town of Smithtown [Fair Housing Justice Center]
$925,000 (for damages and attorney’s fees) + reform Sec. 8 voucher program
Consent Order (8-28-09)
Smithtown, New York (E.D. N.Y.)
Race and National origin (Sec. 8 rentals/residency preferences)
– Fair Housing--Fair Lending Rptr., Report Bulletin ¶9.3 (Sept. 1, 2009)
30
[Justice Department settlements described below are available at Justice’s web site at
“http://www.usdoj.gov/crt/housing/hcehome.html”]
-- United States v. AIG Federal Saving Bank
$6,100,000 (victims fund) + $1,000,000 (consumer education fund)
Consent Order (3-10)
Nationwide (D. Del.)
Race (mortgage discrimination)
-- United States v. Bryan Construction Co.
$117,000 (victim’s fund) + $12,000 (civil penalty)
Consent Order (11-6-09)
Tennessee, Louisiana, and Texas (W.D. Tenn.)
Disability (accessibility)
-- United States v. C. F. Enterprises, LLC
$140,000 (victims fund) + $74,000 (civil penalty)
Consent Order (8-27-09)
Davie, Florida (S.D. Fla.)
Race (Rentals: refusals and terms + conditions)
-- United States + NFHA v. Coldwell Banker Bullard Realty Co.
$160,000
Consent Order (2-10)
Atlanta, Georgia (N.D. Ga.)
Race (sales – steering)
31
-- United States v. Fountain View Apartments
$315,000 (twelve individual victims) + $100,000 (civil penalty)
Consent Order (3-12-10)
Orange City, Florida (M.D. Fla.)
Race + Familial status (refusal to rent)
-- United States v. Fountainbleau Apartments
$116,500 (fifteen individual victims) + $15,000 (civil penalty)
Consent Order (11-9-09)
East Ridge, Tennessee (E.D. Tenn.)
Familial status (refusal to rent + steering)
-- United States + Lexington Fair Housing Council v. GuideOne Mutual Insurance
$29,500 (two individuals + fair housing council) + $45,000 (civil penalty)
Consent Order (10-1-09)
Kentucky and nationwide (W.D. Ky.)
Religion (home insurance terms + conditions)
-- United States v. Latvian Tower Condominium Ass’n
$77,500 (individual complainants) + $35,000 (victims fund) + $15,500
(civil penalty)
Consent Order (3-3-10)
Omaha, Nebraska (D. Neb.)
Familial Status (refusal to sell: condominium)
-- United States v. Morgan
[from Savannah-Chatham Cty. Fair Housing Council]
$350,000 (11 victims); $280,000 (damages+fees); $50,000 (civil penalty)
Consent Order (6-23-10)
Bloomindale, Georgia (S.D. Ga.)
32
Race and sex (Rentals: refusals and terms + conditions)
-- U.S. v. Murphy Development LLC
[from Tennessee Fair Housing Council]
$350,000 (victims) + $75,000 (civil penalty) + renovate 21 apt complexes
Consent Order (2-10)
Tennessee (M.D. Tenn.)
Disability (accessibility)
-- United States v. Portzen Construction, Inc.
$40,000 (victim’s fund) + $175,000 (retrofitting)
Consent Order (1-29-10)
Davenport, Iowa (S.D. Iowa)
Disability (accessibility)
-- United States v. Rathbone Retirement Community
$70,000 (three identified victims) + $25,000 (victim’s fund) + $21,000 (civil
penalty)
Consent Order (2-10)
Evansville, Indiana (S.D. Ind.)
Disability (rental terms + conditions)
-- United States v. Sterling
$2,625,000 (victims fund) + $100,000 (civil penalty)
Consent Order (11-3-09)
Los Angeles County, California (C.D. Cal.)
Race/National origin/Familial Status (Rentals: refusals and terms + conditions)
-- United States v. Sturdevant
$1,890,000 (victims fund) + $95,000 (civil penalty)
33
Consent Order (2-10)
Kansas City, Kansas (D. Kan.)
Race (rentals: refusals and terms + conditions); Retaliation
-- United States v. Witherington
$91,130 (victims fund) + $13,000 (complainant) + $30,000 (civil penalty)
Consent Order (9-22-09)
Daphne, Alabama (S.D. Ala.)
Familial Status (Rentals: mobile home lot)
34
CASE NAMES AND CITATIONS
AHF Community Development, LLC v. City of Dallas, 633 F. Supp.2d 287 (N.D. Tex
2009)
Anderson v. Wachovia Mortgage Corp., 609 F. Supp.2d 360 (D. Del. 2009)
Artisan/American Corp. v. City of Alvin, Texas, 588 F.3d 291 (5th Cir. 2009)
Ashcroft v. Iqbal, 129 S. Ct. 1937 (2009)
Barrett v. H & R Block, Inc., 652 F. Supp.2d 104 (D. Mass. 2009)
Bloch v. Frischholz, 587 F.3d 771 (7th Cir. 2009) (en banc)
Boston Housing Authority v. Bridgewaters, 898 N.E.2d 848 (Mass. 2009)
City of Kansas City, Missouri v. Yarco Co., Inc, 2009 WL 3379096 (W.D. Mo. 2009)
35
Committee Concerning Community Improvement v. City of Modesto, 583 F.3d 690 (9th
Cir. 2009)
Community House, Inc. v. City of Boise, 654 F. Supp.2d 1154 (D. Idaho 2009)
Cuomo v. Clearing House Ass’n, 129 S.Ct. 2710 (2009)
Equal Rights Center v. Niles Bolton Associates, 602 F.3d 597 (4th Cir. 2010)
Equal Rights Center v. Post Properties, 657 F. Supp.2d 197 (D. D.C. 2009)
Evans v. UDR Inc., 644 F. Supp.2d 675 (E.D. N.C. 2009)
Fair Housing Council of San Diego v. Penasquitoes Casablanca Owners Ass’n, 2010
WL 2232339 (9th Cir. 2010)
Fair Housing Opportunities of Northwest Ohio v. American Family Mutual Insurance Co.,
684 F. Supp.2d 964 (N.D. Ohio 2010)
Fialka-Feldman v. Oakland University Board of Trustees, 678 F. Supp.2d 576 (E.D.
Mich. 2010)
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Goodwin v. Executive Trustee Services, Inc., 680 F. Supp.2d 1244 (D. Nev. 2010)
Greater New Orleans Fair Housing Action Center v. St. Bernard Parish, 641 F. Supp.2d
563 (E.D. La. 2009), and 648 F. Supp.2d 805 (E.D. La. 2009)
Greengael v. Board of Supervisors of Culpeper County, 313 Fed. Appx. 577 (4th Cir.
2008)
Gross v. FBL Financial Services, Inc., 129 S.Ct. 2343 (2009)
Hafiz v. Greenpoint Mortgage Funding, Inc., 652 F. Supp. 2d 1029 (N.D. Cal. 2009)
Hawn v. Shoreline Towers, 347 Fed. Appx. 464 (11th Cir. 2009)
Ho v. HUD, 569 F.3d 677 (7th Cir. 2009)
Homebuilders Association of Mississippi, Inc. v. City of Brandon, Mississippi, 640 F.
Supp.2d 835 (S.D. Miss. 2009)
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HUD v. Astralis Condominium Ass’n (HUD ALJ 2009), available at
http://www.hud.gov/offices/oha/oalj/cases/fha/pdf/astralis.pdf.
HUD v. Bassali, 330 Fed. Appx. 615 (7th Cir. 2009)
Human Resource Research & Management Group, Inc. v. County of Suffolk, 687 F.
Supp.2d 237 (E.D. N.Y. 2010)
Inclusive Communities Project, Inc. v. HUD, 2009 WL 3122610 (N.D. Tex. 2009)
Inclusive Communities Project, Inc. v. Town of Flower Mound, Texas, 2009 WL
2591176 (N.D. Tex. 2009), and 2009 WL 2145909 (N.D. Tex. 2009)
Insurance Co. of the State of Pennsylvania v. City of Long Beach, 342 Fed. Appx. 274
(9th Cir. 2009)
Intermountain Fair Housing Council v. Boise Rescue Mission Ministries, 655 F. Supp.2d
1150 (D. Idaho 2009)
Jenkins v. New York City Department of Homeless Services, 643 F. Supp.2d 507 (S.D.
N.Y. 2009)
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Kennedy v. Related Management, 2009 U.S. Dist. LEXIS 64732 (S.D. N.Y. 2009)
Lewis v. City of Chicago, 130 S. Ct. 2195 (2010)
Lindsay v. Yates, 578 F.3d 407 (6th Cir. 2009)
Mathis v. United Homes, LLC, 607 F. Supp.2d 411 (E.D. N.Y. 2009)
Mayor and City Council of Baltimore v. Wells Fargo Bank, 631 F. Supp. 2d 702 (D. Md.
2009), and 677 F. Supp.2d 847 (D. Md. 2010)
McDermott v. New York Metro LLC, 664 F. Supp. 2d 294 (S.D. N.Y. 2009)
McDonald v. Burton, No. 2008 cv 03225 (Ohio Common Pleas 2009), Fair Housing-Fair Lending Rptr., Report Bulletin ¶8.3 (Aug. 1, 2009)
Memphis Center for Independent Living v. Woodglen Village Apartments Partnership,
2010 WL 145351 (W.D. Tenn. 2010)
39
Miami Valley Fair Housing Center, Inc. v. Steiner & Associates, Inc., 2010 U.S. Dist.
LEXIS 63915 (S.D. Ohio 2010)
Milsap v. Cornerstone Residential Management, Inc., 2010 WL 427436 (S.D. Fla. 2010)
Mississippi State Conference NAACP v. HUD, 677 F. Supp. 2d 311 (D. D.C. 2010)
Moore v. The Club at Orlando Condominium Association, 2009 WL 4015571 (M.D. Fla.
2009)
NAACP v. Ameriquest Mortgage Co., 635 F. Supp. 2d 1096 (C.D. Cal. 2009)
National Community Reinvestment Coalition v. Novastar Financial, Inc., 631 F. Supp.2d
1 (D. D.C. 2009)
Ojo v. Farmers Group, Inc., 600 F.3d 1201 (9th Cir. 2010) (en banc), and 600 F.3d
1205 (9th Cir. 2010) (en banc)
Overlook Mutual Homes, Inc. v. Spencer, 666 F. Supp. 2d 850 (S.D. Ohio 2009)
40
Pack v. Port Washington II, 689 F. Supp. 2d 1236 (E.D. Cal. 2009), and 2010 U.S.
Dist. LEXIS 23015 (E.D. Cal. 2010)
Perdue v. Kenny A., 130 S.Ct. 1662 (2010)
Petrello v. Nath, 350 Fed. Appx. 887 (5th Cir. 2009)
Pondexter v. Allegheny County Housing Authority, 329 Fed. Appx. 347 (3d Cir. 2009)
Powers v. Kalamazoo Breakthrough Consumer Housing Cooperative, 2009 U.S. Dist.
LEXIS 81728 (W.D. Cal. 2009)
Quad Enterprises Co., LLC v. Town of Southold, 2010 WL 807946 (2nd Cir. 2010)
Quigley v. Winter, 598 F.3d 938 (8th Cir. 2010)
R. J. Investments LLC v. Board of County Commissioners for Queen Anne’s County,
2009 U.S. Dist. LEXIS 120731 (D. Md. 2009), and 2010 U.S. Dist. LEXIS 23855 (D.
Md. 2010)
Reese v. Miami-Dade County, 2009 U.S. Dist. LEXIS 105333 (S.D. Fla. 2009)
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Reyes v. Fairfield Properties, 661 F. Supp.2d 249 (E.D. N.Y. 2009)
Ricci v. DeStefano, 129 S.Ct. 2658 (2009)
Rodriguiz v. Marrone, No. 09 L 3194 (Ill. Circuit Ct. 2009), Fair Housing--Fair Lending
Rptr., Report Bulletin ¶10.2 (Oct. 1, 2009)
Roy v. Board of County Commissioners, 607 F. Supp.2d 1297 (N.D. Fla. 2009)
Sabi v. Sterling, 107 Cal.Rptr.3d 805, 2010 WL 1382333 (Cal. App. 2010)
Schwartz v. City of Treasure Island, 2009 WL 5176535 (M.D. Fla. 2009)
Sentell v. RPM Management Co., Inc., 653 F. Supp.2d 917 (E.D. Ark. 2009), and 2009
WL 2601367 (E.D. Ark. 2009)
Solivan v. Valley Housing Development Corp, 2009 WL 3763920 (E.D. Pa. 2009)
Stross v. The Gables Condominium Ass’n, 2009 U.S. Dist. LEXIS 52918 (W.D. Wash.
2009)
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Sutton v. Piper, 344 Fed. Appx. 101 (6th Cir. 2009)
Taylor v. Housing Authority of New Haven, 267 F.R.D. 36 (D. Conn. 2010)
Tri-City Community Action Program, Inc. v. City of Malden, 680 F. Supp.2d 306 (D.
Mass. 2010)
Ungar v. New York City Housing Authority, 2010 WL 276735 (2nd Cir. 2010)
United States v. Autumn Ridge Condominium Ass’n, Inc., 265 F.R.D. 323 (N.D. Ind.
2009)
United States v. Hadlock, 2010 WL 331772 (D. Ore. 2010)
United States v. Hialeah Housing Authority, 2010 U.S. Dist. LEXIS 38280 (S.D. Fla.
2010)
United States v. Murphy Development, 2009 U.S. Dist. LEXIS 100149 (M.D. Tenn.
2009)
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United States v. Shanrie Co., Inc., 610 F. Supp.2d 958 (S.D. Ill. 2009), and 669 F.
Supp.2d 932 (S.D. Ill. 2009)
United States v. Thouvenot, Wade & Moerschen, Inc., 596 F.3d 378 (7th Cir. 2010)
United States v. Town of Garner, North Carolina, 2010 U.S. Dist. LEXIS 62079 (E.D.
N.C. 2010)
U.S. ex rel. Anti-Discrimination Center of Metro New York, Inc. v. Westchester County,
668 F. Supp.2d 548 (S.D. N.Y. 2009)
Utah Labor Commission v. Paradise Town, 660 F. Supp.2d 1256 (D. Utah 2009)
Villas of Parkside v. City of Farmers Branch, ---F. Supp. 2d ---, 2010 WL 1141398
(N.D. Tex. 2010)
Whitley v. Taylor Bean & Whitacker Mortgage Corp., 607 F. Supp.2d 885 (N.D. Ill.
2009)
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