The Fair Housing Act protects you from discrimination in housing based on seven characteristics: race, color, religion, sex (including gender identity and sexual orientation), national origin, disability, and familial status. If a landlord refuses to rent to you, charges you more, or treats you differently because of any of these, that's illegal. You can file a complaint with HUD for free, and there's no time limit for the investigation — though complaints filed within one year are strongest.
The Seven Protected Classes
Federal fair housing law (the Fair Housing Act of 1968, as amended) protects you from discrimination based on:
Race and color. A landlord cannot refuse to rent, charge more, or provide different services based on your race or skin color.
National origin. Discrimination based on where you're from, your accent, your ethnicity, or your immigration status is illegal in housing.
Religion. A landlord cannot refuse to rent or treat you differently because of your religious beliefs or practices.
Sex. This includes discrimination based on sex, gender identity, and sexual orientation (per Supreme Court interpretation and HUD policy).
Familial status. Families with children under 18 are protected. A landlord cannot refuse to rent to you because you have kids, or charge families more. Senior housing (55+ and 62+ communities) is the one exception.
Disability. Landlords must make reasonable accommodations to rules and policies and allow reasonable modifications to the physical unit for tenants with disabilities.
Source of Income Discrimination
Federal law doesn't protect against source of income discrimination — a landlord rejecting you specifically because you have a housing voucher. However, many states and cities have passed their own laws making this illegal. Currently, more than 20 states plus Washington, D.C., and dozens of cities prohibit source of income discrimination. See our Source of Income Protections guide for the current list.
Check whether your state or city protects voucher holders. If it does and a landlord refuses your voucher, that's a violation of local law.
How Discrimination Shows Up
Discrimination isn't always obvious. Watch for:
Different treatment. The landlord was friendly on the phone but cold in person. The unit is suddenly "no longer available" after meeting you. You're quoted a higher rent than what was advertised.
Steering. A property manager tries to show you units in only certain buildings or neighborhoods.
Different terms. You're required to provide more documentation, a higher deposit, or additional references compared to other applicants.
Harassment. After moving in, the landlord or neighbors engage in hostile behavior targeting your protected class.
Refusal of reasonable accommodation. A landlord refuses to allow an assistance animal, won't provide an accessible parking space, or won't modify their "no modifications" policy for disability-related needs.
How to File a Complaint
HUD complaint. File online at hud.gov, call 1-800-669-9777, or visit your local HUD office. The complaint is free and HUD investigates on your behalf.
State or local fair housing agency. Many states have their own fair housing enforcement agencies that may provide faster resolution.
Fair housing organizations. Local fair housing groups can test whether discrimination is occurring, provide counseling, and help you file complaints.
Private lawsuit. You can also sue the landlord directly in federal court. Many fair housing attorneys work on contingency.
Documenting Discrimination
If you suspect discrimination: write down exactly what happened as soon as possible (date, time, who said what), save all communications (texts, emails, voicemails), note the names of any witnesses, keep copies of the listing showing availability and price, and take photos or screenshots when relevant.