How to File a Fair Housing Complaint
Where to file a fair housing complaint
You file a fair housing complaint with the Department of Housing and Urban Development (HUD), either through their national office or your regional office. You can file online at hud.gov, by phone at 1-800-669-9777, or by mail to your regional HUD office. HUD accepts complaints about housing discrimination based on race, color, national origin, religion, sex, familial status, disability, or sexual orientation.
You can also file with your state or local fair housing agency if your state has one — many do, and some have stricter protections than federal law. Your state attorney general's office can tell you whether your state has its own fair housing enforcement body. Filing with a state or local agency does not prevent you from also filing with HUD, and sometimes filing locally moves faster.
If you are in public housing or receive a housing voucher, you can also file a complaint with your local housing authority directly, though HUD complaints remain an option. The housing authority has its own process and timeline separate from HUD's.
Key Takeaways
- HUD accepts fair housing complaints by phone (1-800-669-9777), online at hud.gov, or by mail, and you must file within one year of the discrimination.
- You do not need a lawyer to file, and you do not pay a fee — HUD investigates at no cost to you.
- Have your lease, any written communication with your landlord or housing provider, and dates of the incidents ready when you file.
- HUD's investigation typically takes 30 to 120 days, and the agency can order the housing provider to pay damages, stop the discrimination, or both.
- If your state or local area has its own fair housing agency, filing there may be faster, and you can file in both places.
What information you need to provide
When you file, have the following ready: your name and contact information, the name and address of the housing provider or landlord you are complaining about, the date the discrimination occurred (or the date you first noticed it), and a description of what happened. Write down the specific dates and what was said or done. If the discrimination happened more than once, list each incident with its date.
Bring or mention any written evidence: text messages, emails, letters from your landlord, your lease, proof of payment, denial letters, or photos. If other people witnessed the discrimination or experienced it themselves, note their names and how to reach them. You do not need all of this to file — HUD will investigate — but having it ready speeds the process.
If you filed a complaint with your local housing authority or another agency first, have that complaint number ready. If you are still living in the housing and fear retaliation, tell HUD that when you file.
The HUD investigation process and timeline
After you file, HUD assigns an investigator to your case. The investigator contacts the housing provider and asks them to respond to your complaint. The housing provider has 10 days to send HUD their written response. During this time, HUD may also contact you to clarify details or ask follow-up questions.
The investigator then gathers evidence: they may interview you, the housing provider, and any witnesses; request documents like lease agreements, payment records, or communications; and inspect the property if relevant. This phase usually takes 30 to 60 days, though complex cases take longer. You will be told the investigator's name and can contact them with new information.
After investigation, HUD issues a information letter. If HUD finds reasonable cause to believe discrimination occurred, the case moves to a conciliation phase where HUD tries to negotiate a settlement between you and the housing provider. If conciliation fails or HUD finds no reasonable cause, either party can request a hearing before an administrative law judge. The entire process from filing to a final decision typically takes 30 to 120 days, though some cases extend longer.
What happens if HUD finds discrimination
If HUD determines that discrimination occurred, the agency can order the housing provider to stop the discriminatory conduct, pay you damages for harm you suffered (such as emotional distress or costs you incurred), and pay a civil penalty to the federal government. HUD can also order the housing provider to make reasonable accommodations or modifications if your complaint involved disability discrimination.
You do not receive money directly from HUD — the housing provider pays you. If the housing provider refuses to comply with HUD's order, HUD can refer the case to the Department of Justice for federal court action. In practice, most housing providers settle during the conciliation phase rather than face a formal finding.
If you disagree with HUD's information, you or the housing provider can request a hearing before an administrative law judge within 30 days of receiving the information letter. The hearing is conducted by video or phone, and you can represent yourself or bring a lawyer.
How to prepare your complaint before filing
Write out a timeline of events before you call or file online. Start with the date you first contacted the housing provider about your need (for example, when you asked for a reasonable accommodation or disclosed your disability). Then list every relevant interaction: dates you were denied housing, dates you were told something was not allowed, dates you received a lease violation notice, or dates you were threatened with eviction. Include what was said, who said it, and whether anyone else was present.
Gather copies of everything in writing: your lease, any emails or text messages, letters from the housing provider, your move-in inspection report, photos of your unit, proof you paid rent, denial letters, or lease violation notices. If you have a recording of a conversation (and your state allows recording without consent from both parties), include that. If you do not have originals, copies are fine — HUD will work with what you have.
If you have a disability and requested a reasonable accommodation, keep a copy of that request and any response. If you have an assistance animal and the housing provider said no, keep proof of the animal's status (a letter from your healthcare provider or, for service animals, documentation from the trainer).
Filing by phone, online, or mail
The fastest route is usually the phone: call HUD's fair housing hotline at 1-800-669-9777. A HUD representative will ask you questions and file the complaint on the spot. The call takes 15 to 30 minutes. You will receive a complaint number and the name of your investigator within a few business days.
You can also file online at hud.gov/fairhousing. The online form walks you through the questions and lets you upload documents. After you submit, you will receive a confirmation email with your complaint number.
To file by mail, send a letter to your regional HUD office (hud.gov has a list by state) that includes your name, address, and phone number; the housing provider's name and address; the date of the discrimination; and a description of what happened. Include copies of any supporting documents. Mail it certified with return receipt so you have proof HUD received it. You must file within one year of the discrimination.
What to do if you face retaliation
Retaliation — eviction, rent increases, lease violations, or threats — after you file a fair housing complaint is illegal. If your landlord or housing provider retaliates against you after you file with HUD, you can file a separate retaliation complaint with HUD. Tell HUD about the retaliation in writing or by phone as soon as it happens, and include the date and details.
If you are in immediate danger of eviction, contact a legal aid organization or tenant rights group in your area while your HUD complaint is pending. Some can file an emergency motion in court to stop the eviction. Your state bar association or local legal aid office can refer you to free or low-cost legal help.
HUD takes retaliation seriously and will investigate it as part of your original complaint or as a separate matter. Document any retaliation the same way you documented the original discrimination: dates, what happened, and any written evidence.
Frequently Asked Questions
Do I need a lawyer to file a fair housing complaint?
No. You can file and represent yourself throughout the HUD process at no cost. If your case goes to a hearing before an administrative law judge, you can still represent yourself, though having a lawyer helps. Many legal aid organizations and fair housing nonprofits offer free or low-cost legal help for housing discrimination cases.
What if I missed the one-year deadline to file?
HUD generally will not accept complaints filed more than one year after the discrimination occurred. However, if the discrimination was ongoing (for example, your landlord continues to refuse a reasonable accommodation), the one-year clock may restart with each new incident. Contact HUD to ask whether your situation qualifies.
Can I file a complaint if I am not a U.S. citizen?
Yes. Fair housing protections apply to everyone in the United States regardless of immigration status. You do not need to provide immigration documents to file with HUD. Your immigration status will not be reported to immigration authorities as a result of filing a fair housing complaint.
What if the housing provider says they did not know about the fair housing law?
Ignorance of the law is not a defense. If a housing provider discriminated against you, they are liable even if they did not know it was illegal. HUD will still investigate and can still order them to stop and pay damages.
How long does it take to get money if I win?
If HUD orders the housing provider to pay you damages, the timeline depends on whether they settle during conciliation or the case goes to a hearing. In settlement, payment usually happens within 30 to 60 days of the agreement. If a judge orders payment after a hearing, the housing provider has 30 days to pay, though some take longer and may require follow-up.