Rights, in real situations
Housing
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Choose where it happened. Read the rule, the exceptions and what you can do next. No chat needed.
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Housing
What kinds of housing discrimination does federal law prohibit?Background reading
Background reading
The Fair Housing Act prohibits covered housing discrimination based on race, color, national origin, religion, sex, disability or having children in the household.
The law can apply to renting, buying, mortgages and other housing services.
This is background information, not a state-specific answer. Legal review pending.
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Where can I report housing discrimination?Background reading
Background reading
Report it through HUD’s housing discrimination page or call 1-800-669-9777. Include what happened, when, the property and who was involved.
HUD also explains accessible reporting options and protections against retaliation on the linked page.
This is background information, not a state-specific answer. Legal review pending.
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My apartment has unassigned parking. Can I request a nearby reserved space for my disability?Federal rule · specific setting
Federal rule · specific setting
For this situationA resident with a disability seeking an exception to an unassigned-parking policy at housing covered by the Fair Housing Act.
Yes. In housing covered by the Fair Housing Act, reserving an available accessible space can be a required reasonable accommodation when disability makes it necessary to use and enjoy your home.
What to do next
- Ask the manager for an identified nearby space and explain how the distance affects your disability-related access.
- Put the request in writing for your records and keep any response, though no special phrase or form is essential.
- If refused, ask for the reason and discuss an effective alternative. Preserve the request and denial for HUD.
What could change this answer?
- If both the disability and need are obvious, the provider should not demand extra disability documentation.
- If they are not apparent, reliable information establishing the disability-related need may be requested; full medical records are usually unnecessary.
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Federal rule. State or local protections may add to it. Legal review pending.
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Can my landlord forbid disability-related grab bars because the lease bans alterations?Federal rule · specific setting
Federal rule · specific setting
For this situationA disability-related structural change, such as bathroom grab bars, in a rental home covered by the Fair Housing Act.
A landlord covered by the Fair Housing Act generally must permit a reasonable modification needed because of a disability. In ordinary private housing, the tenant usually pays for that modification.
What to do next
- Describe the proposed installation and explain why it is needed for disability-related use of the home.
- Discuss the work plan, necessary permits and proper installation with the landlord. Keep approval and cost arrangements in writing.
- Clarify any lawful restoration requirement before work begins, and keep records if permission is refused.
What could change this answer?
- Federally assisted housing can have additional Section 504 obligations that change who pays.
- Restoration is not automatic for every modification. Removing grab bars may be reasonable while removing wall reinforcement ordinarily is not.
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A landlord rejected me because a background check lists someone else’s eviction. What can I get?Federal rule · specific setting
Federal rule · specific setting
For this situationA rental decision based at least partly on a consumer or tenant screening report, under the Fair Credit Reporting Act.
You are entitled to the screening company’s contact information and notice of your dispute rights. Request a free copy of the report from that company within 60 days of the adverse action.
What to do next
- Save the denial and ask the landlord for the screening company’s name, address and telephone number.
- Request the free report within 60 days. Compare names, birth dates and court information with your own records.
- Dispute the mistaken identity with the screening company, attach supporting copies, and tell the landlord you are challenging the error.
What could change this answer?
- Adverse action can include requiring a cosigner, higher rent or a larger deposit because of the report.
- The company generally has 30 days to investigate, with up to 45 days in some cases; an urgent rental deadline does not shorten that federal period.
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My subsidized landlord demands a police report before recognizing domestic-violence protections. Is that required?Federal rule · specific setting
Federal rule · specific setting
For this situationSurvivors of domestic violence, dating violence, sexual assault or stalking in a VAWA-covered housing program, regardless of sex.
Generally no. In a covered housing program, a survivor may choose from permitted documentation, including HUD’s self-certification form. A provider normally cannot insist on a police report.
What to do next
- Identify your housing program and ask for the Notice of Occupancy Rights and HUD-5382 certification form.
- If documentation is requested, keep the dated written request and check its deadline. Select a permitted documentation option that fits your situation.
- Keep a secure copy of what you provide and its delivery date. Ask HUD about a refusal to accept permitted documentation.
What could change this answer?
- These program-specific protections do not cover every private rental. Confirm the program before relying on them.
- VAWA information has confidentiality protections, with exceptions including written consent, eviction proceedings and disclosures required by law.
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A maintenance worker says he will fix my heat only if I have sex with him. Is that housing discrimination?Federal rule · specific setting
Federal rule · specific setting
For this situationSexual demands or other unlawful sexual harassment connected to obtaining or keeping housing, repairs or housing services.
Conditioning repairs on sexual conduct is a form of sexual harassment in housing that can violate the Fair Housing Act. You can report conduct by maintenance workers, managers or landlords to DOJ or HUD.
What to do next
- Save messages, repair requests and the words used, with dates and the person’s role. Keep copies somewhere they cannot access.
- Write down witnesses and any withheld repair, threatened eviction or other housing consequence.
- Use DOJ’s reporting route or contact HUD. Explain both the sexual conduct and the housing benefit or penalty involved.
What could change this answer?
- The conduct may involve a property employee even if the owner did not personally make the demand.
- An agency report does not automatically resolve an urgent repair or stop an eviction; obtain timely local help for those separate needs.
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In California, when must my landlord return my deposit after I move out?Background reading
Background reading
Choose California to read this local rule and its limits.
This is background information, not a state-specific answer. Legal review pending.
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California law
For this situationA tenant moving out of a California residential rental.
Within 21 days after you move out, the landlord must return the remaining deposit and provide an itemized statement of deductions.
What to do next
- Keep the lease, deposit receipt, move-out date, key-return record and dated photographs.
- Give a forwarding address in writing. Compare each deduction with the move-in condition and supporting records.
- After the deadline, request the missing balance and accounting in writing. If unresolved, review California Courts form SC-100 and the small claims filing instructions.
What could change this answer?
- When work cannot reasonably finish within 21 days, a permitted good-faith estimate can precede the final accounting; the final statement and balance are due within 14 days after completion.
- Ordinary wear is excluded, but damage caused by the tenant or guests can be deductible.
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Can I ask for a California move-out inspection before deposit deductions are decided?Background reading
Background reading
Choose California to read this local rule and its limits.
This is background information, not a state-specific answer. Legal review pending.
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California law
For this situationA California residential tenant preparing for an ordinary move-out, rather than an eviction covered by a statutory inspection exception.
Yes. You can request an initial inspection during the last two weeks of the tenancy, attend it, and receive an itemized list of proposed deductions so you can address them before leaving.
What to do next
- Request the initial inspection in writing after giving move-out notice, and ask to be present.
- Arrange a time within the final two weeks. Keep the landlord’s proposed-deduction list and take photographs.
- Address listed cleaning or repairs you can properly complete before leaving. Save receipts and photographs of the final condition.
Words you can use
I request an initial move-out inspection and would like to attend. My planned move-out date is [DATE]. Please propose a time within the final two weeks.
Replace the brackets with your details. Keep only what is true for you.
What could change this answer?
- The inspection is optional for the tenant; it is separate from the final deposit accounting.
- An eviction for specified tenant violations can remove the initial-inspection requirement.
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When must a New York landlord return a deposit for an apartment that is not rent regulated?Background reading
Background reading
Choose New York to read this local rule and its limits.
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New York law
For this situationA New York residential tenant moving out of a rental that is not subject to rent stabilization or rent control.
Within 14 days after you vacate, the landlord must provide an itemized statement of deductions and return the remaining deposit. Missing that deadline forfeits the right to retain any of it.
What to do next
- Keep proof of the deposit, vacancy date, returned keys and condition at move-in and move-out.
- Provide your forwarding address and request the balance and itemized statement in writing.
- If the deadline passes or deductions are disputed, use the New York Attorney General’s rent security complaint form and attach supporting records.
What could change this answer?
- Lawful deductions can include unpaid rent or damage beyond ordinary wear.
- Additional damages for willful violations require proof; they are not an automatic payment from filing a complaint.
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Can a New York landlord charge me $100 for an apartment credit check?Background reading
Background reading
Choose New York to read this local rule and its limits.
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New York law
For this situationA prospective residential tenant applying to a New York landlord, outside the cooperative-apartment exception.
For a covered rental application, a landlord’s background or credit-check fee is limited to the actual cost or $20, whichever is less.
What to do next
- Ask what the charge covers and request an itemized invoice and copy of the background or credit report.
- If you have a qualifying check from the previous 30 days, provide a copy and request waiver of the check fee.
- Save the listing, payment demand, report and receipt. Report an excessive rental-application charge to the New York Attorney General.
What could change this answer?
- The landlord must waive the check fee when the applicant supplies a background or credit check conducted within the past 30 days.
- The landlord cannot collect the fee without providing the applicant a copy of the check and the receipt or invoice for its cost.
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My one-year New York lease is ending. How much notice is required for a 5% rent increase?Background reading
Background reading
Choose New York to read this local rule and its limits.
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New York law
For this situationA New York residential tenant with a lease of at least one year but less than two years, occupancy under two years, and a proposed increase of at least 5%, outside rent regulation.
For a covered tenant with a one-year lease who has occupied the unit for less than two years, the landlord must give at least 60 days’ written notice of a renewal increase of 5% or more.
What to do next
- Keep your lease, original move-in date and the written renewal notice with its delivery date.
- Calculate the percentage increase and compare the proposed start date with the required notice period.
- Request a corrected start date if notice is short. Use the Attorney General’s tenant guide to identify legal help and check additional protections.
What could change this answer?
- A lease term of at least two years triggers a 90-day period; longer occupancy can also change the required notice.
- Without timely notice, existing terms continue until the required notice period expires.
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When is my Maryland security deposit due after my tenancy ends normally?Background reading
Background reading
Choose Maryland to read this local rule and its limits.
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Maryland law
For this situationA Maryland residential tenant whose tenancy has ended normally, with possession returned to the landlord.
Within 45 days after the tenancy ends, the landlord must return the deposit with applicable interest, less lawful deductions, and mail a written itemization of claimed damage costs.
What to do next
- Keep the lease, deposit receipt, move-out evidence and photographs. Give your forwarding address in writing.
- Count 45 days from the tenancy’s end and compare any itemized deductions with your records.
- Request the unpaid balance and accounting in writing. Use Maryland Attorney General landlord/tenant mediation or the Court Help Center if unresolved.
What could change this answer?
- After qualifying abandonment or early eviction, send a first-class written demand with a new address within 45 days; the landlord then has 45 days after receipt.
- Ordinary wear is excluded from damages. Interest rules depend on the deposit amount and how long it was held.
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Can Maryland rent escrow help when my landlord leaves a serious health hazard unrepaired?Background reading
Background reading
Choose Maryland to read this local rule and its limits.
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Maryland law
For this situationA Maryland residential tenant facing a serious hazard, such as dangerous wiring or lack of required heat, rather than a minor cosmetic defect.
Maryland rent escrow can address serious conditions threatening life, health or safety after the landlord has notice and a reasonable opportunity to repair. The court can direct rent into escrow and order relief.
What to do next
- Document the hazard and give the landlord dated written notice. Preserve inspection reports and repair requests.
- Allow a reasonable repair opportunity based on the danger. Contact the Maryland Court Help Center about timing and local procedures.
- Prepare District Court form DC-CV-083 and supporting records. Attend the hearing and comply with any order to pay rent into court.
What could change this answer?
- Thirty days is not a mandatory waiting period for every hazard; urgent conditions can require faster repair.
- Tenant-caused conditions or denial of reasonable repair access can affect relief.
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Can my DC landlord use my deposit to replace carpet worn out through ordinary use?Background reading
Background reading
Choose the District of Columbia to read this local rule and its limits.
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District of Columbia law
For this situationA DC residential tenant disputing a replacement charge for normal deterioration, age or ordinary use.
DC law does not allow a landlord to charge the tenant or deduct from the deposit for replacement value caused by ordinary wear and tear.
What to do next
- Gather move-in and move-out photographs, inspection reports and any information about the item’s age.
- Ask for an itemized explanation identifying the damage, cause, proposed replacement and amount charged.
- Dispute ordinary-wear charges in writing with supporting copies. Contact the DC Office of the Tenant Advocate for help choosing the proper remedy.
What could change this answer?
- Wear from intended use and deterioration due to age are different from tenant-caused damage.
- This rule addresses wear-related replacement charges; unpaid rent and other lawful deductions require a separate review.
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Can my DC landlord raise the rent immediately after sending a notice?Background reading
Background reading
Choose the District of Columbia to read this local rule and its limits.
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District of Columbia law
For this situationA DC residential tenant receiving a landlord’s notice of a rent increase.
No. The increase can take effect on the first normal rent due date more than 60 calendar days after notice, subject to any longer required notice period.
What to do next
- Keep the notice, delivery date, lease and normal monthly rent due date.
- Count more than 60 calendar days, then identify the next normal rent due date. Check whether your lease requires a longer period.
- Ask the landlord to correct a premature effective date and contact the DC Office of the Tenant Advocate about rent-control coverage and the increase amount.
What could change this answer?
- If the lease requires more than 30 days’ notice from you of an intent to vacate, the rent-increase notice must be at least 30 days longer than that tenant notice period.
- A 60-day tenant notice clause therefore requires at least 90 days’ rent-increase notice; other lease protections can also matter.
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An apartment advertisement says “adults only.” Does federal law allow that?Federal rule · specific setting
Federal rule · specific setting
For this situationA rental advertisement expressing a preference against households with children under 18.
An advertisement excluding families with children generally violates the Fair Housing Act’s familial-status protection unless a valid exemption, such as qualifying older-person housing, applies.
What to do next
- Save the full advertisement, date, listing address and advertiser’s identity.
- Ask what legal exemption the provider relies on and keep its response.
- Report the exclusion to HUD with the listing and any messages refusing your application.
What could change this answer?
- Qualifying housing for older persons can lawfully restrict occupancy under specific federal conditions.
- Reasonable occupancy limits are a separate issue and cannot simply disguise a blanket ban on children.
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A mortgage lender says pregnancy makes me ineligible even though I meet its financial standards. Can it do that?Federal rule · specific setting
Federal rule · specific setting
For this situationA mortgage application affected by pregnancy or assumptions about future family responsibilities.
A lender cannot deny housing credit because you are pregnant. Federal fair-housing protection for familial status includes pregnancy.
What to do next
- Save the lender’s pregnancy-related statements and your income documentation.
- Ask for the specific written reason for denial or changed loan terms.
- Report pregnancy-based treatment to HUD and preserve any deadlines for the home purchase.
What could change this answer?
- A real documented income change can affect underwriting if assessed consistently.
- A complaint does not automatically extend a purchase contract or guarantee financing.
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A real-estate agent shows me only neighborhoods where people share my race. Is that discrimination?Federal rule · specific setting
Federal rule · specific setting
For this situationRace-based restriction of housing choices by a covered broker or provider.
Steering a buyer or renter toward or away from neighborhoods because of race can violate the Fair Housing Act, even without an outright refusal to sell or rent.
What to do next
- Write down the properties you requested and which ones the agent discouraged or omitted.
- Save messages explaining the neighborhood recommendations and state your actual search criteria in writing.
- Report the pattern with specific examples and any similarly situated comparison you already have.
What could change this answer?
- A lack of available homes matching objective criteria does not alone prove steering.
- Racial steering can affect applicants of any race.
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A landlord told me there were no vacancies, then offered the same apartment to someone of another race. What should I save?Federal rule · specific setting
Federal rule · specific setting
For this situationA suspected race-based false statement about an available dwelling.
Falsely denying housing availability because of race is prohibited. The timing, unit and comparison can help establish what happened.
What to do next
- Keep the listing, your inquiry and the exact no-vacancy response.
- Record the unit, dates and source of the later offer without fabricating a comparison.
- Give HUD the sequence and witnesses who can describe their own interactions.
What could change this answer?
- Different application qualifications or intervening vacancies may explain different answers.
- A fair-housing organization can assess testing; do not trespass or secretly record where unlawful.
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A landlord says people from my country must pay a larger security deposit. Is that allowed?Federal rule · specific setting
Federal rule · specific setting
For this situationA covered rental provider requiring a nationality-based security deposit.
For covered housing, imposing different rental terms because of national origin violates the Fair Housing Act. A nationality-based deposit rule is a different term of rental.
What to do next
- Save the quoted amounts and the explanation referring to your country or ancestry.
- Ask for the written deposit criteria and a corrected offer under the same standards used for other applicants.
- Report the discriminatory term with your application and correspondence.
What could change this answer?
- Federal coverage has exemptions that require examining the property and transaction.
- This answer does not set the maximum deposit amount under state law.
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My landlord threatened me after I agreed to be a witness in a neighbor’s housing-discrimination case. Am I protected?Federal rule · specific setting
Federal rule · specific setting
For this situationThreats or adverse treatment linked to assisting a fair-housing complaint.
Federal fair-housing law prohibits coercion, intimidation, threats or interference because you helped someone exercise protected housing rights.
What to do next
- Preserve the threat and record when the landlord learned about your participation.
- Keep earlier rent, inspection and lease records for comparison.
- Tell the investigator about retaliation immediately and seek legal help for any eviction deadline.
What could change this answer?
- A provider may still enforce legitimate lease duties for nondiscriminatory reasons.
- Protection can cover assistance even when you are not the original discrimination complainant.
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An ordinary rental application asks every applicant to list psychiatric diagnoses. Must I answer?Federal rule · specific setting
Federal rule · specific setting
For this situationAn ordinary rental application where you have not requested disability-related eligibility or accommodation.
Housing providers generally may not ask whether applicants have disabilities or ask about their nature or severity. Ask why the information is needed and whether the question will be withdrawn.
What to do next
- Save the blank application and identify the exact medical question.
- Ask the provider to explain the legal purpose and evaluate ordinary tenancy qualifications without diagnoses.
- Report an improper inquiry to HUD while keeping records of any resulting denial.
What could change this answer?
- Housing lawfully reserved for people with particular disabilities may verify eligibility.
- A requested accommodation can justify limited relevant information, rather than unrestricted medical history.
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My disability prevents me from visiting the office to pay rent. Can I request payment by mail?Federal rule · specific setting
Federal rule · specific setting
For this situationA covered tenant who needs a disability-related alternative to an in-person rent-payment policy.
A change to an in-person payment rule can be a reasonable accommodation when necessary because of a disability and when it does not create an undue burden or fundamental change.
What to do next
- Explain why the disability interferes with visiting the office and propose a workable payment method.
- Provide limited verification if the disability-related need is not apparent.
- Get the accepted method and delivery requirements in writing and keep payment proof.
What could change this answer?
- The provider may offer an effective alternative rather than your exact preferred method.
- Financial hardship alone is different from a disability-related need for a policy change.
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My father cannot communicate easily. Can I ask his landlord for a disability accommodation on his behalf?Federal rule · specific setting
Federal rule · specific setting
For this situationA representative requesting a housing policy change for a person with a disability.
Yes. A family member or another person acting for a resident may communicate a reasonable-accommodation request. The resident need not personally use legal terminology.
What to do next
- Identify the resident, your role and the specific accommodation requested.
- Explain the connection between the disability and the housing rule that needs adjustment.
- Keep a dated copy and ask for a response directed through a safe, accessible contact method.
What could change this answer?
- The provider may need relevant verification when the disability or need is not apparent.
- Authority to request an accommodation is different from authority to sign or terminate the resident’s lease.
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My landlord has ignored a completed disability-accommodation request for months. Does silence matter?Federal rule · specific setting
Federal rule · specific setting
For this situationAn unresolved disability accommodation in housing covered by the Fair Housing Act.
Yes. Housing providers must respond promptly, and an undue delay can amount to failure to provide a reasonable accommodation.
What to do next
- Collect the original request, delivery date and information already provided.
- Follow up in writing with the need, any urgency and a request for a definite response.
- Report an unexplained continuing delay and describe the practical harm it is causing.
What could change this answer?
- Necessary, relevant clarification can affect reasonable processing time.
- A complaint does not guarantee the specific request is reasonable; effective alternatives may need discussion.
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The landlord wants a $100 administrative fee just to approve my disability accommodation. Can it charge?Federal rule · specific setting
Federal rule · specific setting
For this situationA fee imposed specifically for a required disability-related housing policy accommodation.
A housing provider cannot require an extra fee or deposit as a condition of granting a reasonable accommodation under the Fair Housing Act.
What to do next
- Ask for the fee demand and what it supposedly covers in writing.
- Explain that you are requesting a reasonable accommodation and ask for the additional charge to be removed.
- Save any payment receipt or refusal and submit the issue to HUD.
What could change this answer?
- Physical modifications can have different cost rules from policy accommodations.
- A provider may assess whether the underlying request is reasonable and necessary before granting it.
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My landlord approves a disability ramp only if I promise to remove it when I leave. Is that required?Federal rule · specific setting
Federal rule · specific setting
For this situationA necessary disability-related exterior or common-area modification to covered housing.
Under the Fair Housing Act’s reasonable-modification rule, a provider cannot require restoration of an exterior modification or a modification to a common-use area.
What to do next
- Describe the ramp location and proposed work in your modification request.
- Provide reasonable plans and permit information and ask that an exterior-removal condition be withdrawn.
- Save the approval terms and seek HUD review if restoration is made a condition.
What could change this answer?
- Reasonable restoration of some interior modifications can be required.
- Who pays for construction can differ in federally assisted housing subject to Section 504.
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A recently built apartment building has four units and inaccessible entrances. Can federal design rules apply?Federal rule · specific setting
Federal rule · specific setting
For this situationPotential design barriers in a building containing at least four dwellings.
Yes. The Fair Housing Act requires specified accessibility features in covered multifamily housing designed and built for first occupancy after March 13, 1991.
What to do next
- Record the building address, approximate first-occupancy date and whether it has an elevator.
- Photograph specific access barriers without entering private areas unlawfully.
- Ask HUD or a fair-housing specialist to assess coverage and the required design features.
What could change this answer?
- In non-elevator buildings, the design requirements generally cover ground-floor units.
- Site conditions and technical exceptions require individual analysis rather than a visual guess alone.
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I experienced housing discrimination eleven months ago. Is it too late to contact HUD?Federal rule · specific setting
Federal rule · specific setting
For this situationA potential administrative complaint alleging a Fair Housing Act violation.
A Fair Housing Act complaint generally must be filed with HUD within one year after the discrimination occurred or ended. Contact HUD promptly rather than waiting for an informal negotiation to finish.
What to do next
- Write the dates of each discriminatory act and when any continuing conduct ended.
- Contact HUD immediately and provide the property, people involved and a concise account.
- Confirm that your complaint has been received and complete any requested intake or signature steps promptly.
What could change this answer?
- Private Fair Housing Act lawsuits generally use a separate two-year period with tolling rules.
- Do not assume a landlord’s internal review or a demand letter pauses the HUD deadline.
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HUD issued a discrimination charge in my case. How long do I have to choose federal court?Federal rule · specific setting
Federal rule · specific setting
For this situationA party who has received HUD’s formal Fair Housing Act charge of discrimination.
A complainant or respondent generally has 20 days after receiving notice of the charge to elect a federal civil trial instead of a HUD administrative hearing.
What to do next
- Save the charge and record the date it was served on you.
- Discuss the forum choice promptly with the assigned HUD attorney or your own lawyer.
- Follow the notice’s written election instructions before the deadline and keep confirmation.
What could change this answer?
- If no party elects federal court, the case normally proceeds before a HUD administrative law judge.
- Another party can elect federal court even if you would prefer the administrative process.
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I fear imminent abuse if I remain in my subsidized unit. Can I ask for an emergency transfer?Federal rule · specific setting
Federal rule · specific setting
For this situationA survivor in a covered housing program seeking a safe transfer.
In a VAWA-covered housing program, you can expressly request an emergency transfer when you reasonably believe remaining exposes you to imminent harm from further covered violence.
What to do next
- Use a safe device or contact method and ask for the provider’s emergency-transfer plan.
- Expressly request transfer and describe the qualifying threat using the requested documentation process.
- State how staff can safely contact you and discuss safe available units or external transfer options.
What could change this answer?
- Sexual assault in the dwelling during the prior 90 days provides another qualifying basis.
- Eligibility and available-unit procedures vary by covered program, while confidentiality duties remain.
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Can my subsidized housing provider remove an abusive household member from the lease without evicting everyone?Federal rule · specific setting
Federal rule · specific setting
For this situationA household in a VAWA-covered housing program affected by qualifying domestic violence, dating violence, sexual assault or stalking.
VAWA allows a covered provider to split the lease to remove a household member for qualifying abuse while preserving protections for other household members.
What to do next
- Ask the provider about lease bifurcation and how it would protect remaining residents.
- Provide the permitted documentation through a confidential channel.
- Clarify remaining household eligibility and any transition period before agreeing to new lease terms.
What could change this answer?
- If the removed person established program eligibility, others must receive a reasonable period to establish eligibility or find housing.
- A private lease outside a covered program may require different remedies.
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My subsidized landlord gave me two days to document domestic violence. What response time does VAWA provide?Federal rule · specific setting
Federal rule · specific setting
For this situationA written request for evidence supporting VAWA housing protections.
After a covered provider’s written documentation request, you generally have at least 14 business days to respond. The provider may extend that period.
What to do next
- Save the dated request and note when you received it.
- Choose a permitted documentation method and respond within the applicable business-day period.
- If more time is needed, ask for a written extension before the deadline and keep the response.
What could change this answer?
- Weekends and holidays do not count toward the 14 business days.
- Conflicting evidence can trigger additional documentation procedures and different deadlines.
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Can my housing manager put my domestic-violence certification in a database shared with other landlords?Federal rule · specific setting
Federal rule · specific setting
For this situationInformation you gave a covered housing provider to obtain VAWA protections.
VAWA-covered providers must keep survivor information confidential and cannot place that information in a shared database.
What to do next
- Ask how the certification will be stored and who can access it.
- Identify safe contact details and avoid signing an unnecessarily broad release.
- If information was shared, record what was disclosed, to whom and when, and report the breach to HUD.
What could change this answer?
- A narrowly authorized disclosure is different from general access by staff or outside landlords.
- Protect copies on your own devices as well, especially if another person monitors them.
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A housing manager threatened to terminate my voucher because I challenged its VAWA policy. Is that allowed?Federal rule · specific setting
Federal rule · specific setting
For this situationAdverse treatment connected to exercising or supporting VAWA housing protections.
A covered housing provider cannot retaliate, intimidate or threaten you for opposing a VAWA violation or participating in enforcement of VAWA housing rights.
What to do next
- Save the complaint you made and the later threat or changed treatment.
- Record dates, witnesses and the manager’s stated reasons.
- Report the retaliation to HUD and seek prompt assistance with any termination hearing or appeal deadline.
What could change this answer?
- The protection can apply even if the original VAWA complaint was not ultimately substantiated.
- Witnesses and people helping another survivor can also be protected.
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Before signing for a 1960 apartment, should I receive information about lead paint?Federal rule · specific setting
Federal rule · specific setting
For this situationA prospective tenant in housing covered by the federal lead-disclosure rule.
For most pre-1978 housing, federal law requires disclosure of known lead-based paint hazards, available relevant records and the EPA pamphlet before you become bound by a lease.
What to do next
- Ask for the lead warning statement, known-hazard disclosure and available reports before signing.
- Read the EPA pamphlet and keep the signed disclosure with your lease.
- Report missing or misleading required disclosures to EPA and raise actual hazards through appropriate housing channels.
What could change this answer?
- Some housing and short leases are exempt under specific conditions.
- A statement that the owner has no knowledge is not a certification that the property is lead-free.
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I am buying a pre-1978 home. Can I get time to check for lead paint before being bound?Federal rule · specific setting
Federal rule · specific setting
For this situationA residential purchase covered by the federal lead-disclosure rule.
Covered buyers must generally receive a ten-day opportunity for a lead-based paint inspection or risk assessment before becoming obligated, unless the parties agree otherwise or the buyer waives it in writing.
What to do next
- Ask that the purchase paperwork clearly preserve the lead inspection opportunity.
- Arrange an appropriate qualified assessment within the agreed period.
- Review the result and contract terms before the inspection contingency or deadline expires.
What could change this answer?
- The ten-day period can be shortened or lengthened by agreement.
- This inspection opportunity is a buyer protection; renters have disclosure rights but not the identical statutory inspection window.
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My mortgage payment was credited to the wrong month. How do I trigger a formal servicing-error response?Federal rule · specific setting
Federal rule · specific setting
For this situationA servicing error on a mortgage covered by Regulation X.
Send a specific written notice of error to the servicer’s designated address. Covered servicers generally must acknowledge it within five business days and investigate within the applicable response period.
What to do next
- Identify the account, payment date, amount and precise error, with copies of payment proof.
- Send the notice to the published error-resolution address and preserve delivery evidence.
- Track acknowledgment and the written correction or explanation, and request supporting documents if needed.
What could change this answer?
- Many errors have a 30-business-day response period, with specified extensions or shorter deadlines.
- Duplicative, overbroad or certain late notices can fall outside normal response requirements.
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I am refinancing. How quickly must the current lender send an accurate payoff amount?Federal rule · specific setting
Federal rule · specific setting
For this situationA written request for a statement of the amount needed to pay off a covered home loan.
For a covered dwelling-secured consumer loan, a payoff statement generally must be sent within seven business days after a written request following reasonable request instructions.
What to do next
- Specify the account and proposed payoff date using the servicer’s official request channel.
- Authorize your closing agent if that person will receive the statement.
- Verify the statement’s expiration and independently confirm wiring instructions before sending money.
What could change this answer?
- Bankruptcy, foreclosure, certain unusual loans or disasters can permit a reasonable longer response.
- A payoff quote does not promise that later interest or contract charges will never accrue.
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My mortgage escrow payment increased, but I never received an annual breakdown. Am I entitled to one?Federal rule · specific setting
Federal rule · specific setting
For this situationA mortgage escrow account subject to federal RESPA escrow rules.
For a covered escrow account, the servicer generally must conduct an annual analysis and send an annual statement within 30 calendar days after the computation year ends.
What to do next
- Ask for the annual analysis and the start and end dates of the computation year.
- Compare actual tax and insurance payments, projected charges and any shortage.
- Identify a specific error in writing and request correction rather than assuming every increase is unlawful.
What could change this answer?
- Default, foreclosure or bankruptcy can create exceptions to annual-statement delivery.
- Real tax or insurance increases can justify higher escrow payments even with a fixed loan interest rate.
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My servicer added expensive hazard insurance without warning. What notices should precede the charge?Federal rule · specific setting
Federal rule · specific setting
For this situationA mortgage servicer purchasing hazard insurance because it lacks proof of required coverage.
A covered servicer generally must send an initial notice at least 45 days before charging for force-placed insurance and a reminder at least 15 days before the charge.
What to do next
- Request the initial and reminder notices and identify the claimed coverage gap.
- Send proof of your policy’s dates and insured property through the servicer’s designated channel.
- Ask for cancellation and correction of overlapping charges and retain its response.
What could change this answer?
- The reminder ordinarily must follow the initial notice by at least 30 days.
- Flood insurance and renewals involve additional or different requirements; actual coverage gaps can still be chargeable.
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My mortgage changed servicers, and I accidentally paid the old company on time. Can I get a late fee?Federal rule · specific setting
Federal rule · specific setting
For this situationA mortgage payment sent to the prior servicer during the protected transfer period.
During the 60-day period beginning on the servicing-transfer date, a timely payment received by the old servicer cannot be treated as late for any purpose under the federal rule.
What to do next
- Save the transfer notice and proof of when the old servicer received payment.
- Ask both servicers to trace the payment and correct any late fee or reporting.
- Verify the new address independently and update automatic payments without making an accidental duplicate.
What could change this answer?
- The payment must meet the applicable due date, including any contractual grace period.
- A servicing transfer ordinarily does not change the underlying loan terms.
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I missed two monthly mortgage payments. Can the servicer immediately make the first foreclosure filing?Federal rule · specific setting
Federal rule · specific setting
For this situationThe first foreclosure step on a mortgage covered by federal servicing restrictions.
For covered loans, a servicer generally cannot make the first foreclosure notice or filing until the loan is more than 120 days delinquent.
What to do next
- Contact the servicer promptly and ask for the delinquency date and assistance application.
- Gather income, hardship and household documents before the situation reaches a filing.
- Get housing-counseling or legal help immediately if you receive foreclosure papers.
What could change this answer?
- Narrow exceptions include certain due-on-sale violations and joining another lienholder’s foreclosure.
- Once filing is allowed, the later sale schedule depends on additional law and court procedures.
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I submitted a complete mortgage-assistance application 50 days before the foreclosure sale. Must the servicer review it?Federal rule · specific setting
Federal rule · specific setting
For this situationA complete application for mortgage assistance with a covered servicer before a scheduled sale.
A covered servicer receiving a complete loss-mitigation application more than 37 days before a sale generally must evaluate available options within 30 days and observe related foreclosure restrictions.
What to do next
- Ask for written confirmation that the application is complete and save the receipt date.
- Respond quickly to any legitimate request for missing information.
- Review the written decision and consult a housing attorney if sale activity conflicts with the applicable protections.
What could change this answer?
- Small-servicer and repeat-application exceptions can affect which procedures apply.
- The rule requires evaluation, not approval of a particular modification; appeal rights have separate timing conditions.
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My conventional mortgage balance reached 80% of the home’s original value. Can I ask to stop PMI?Federal rule · specific setting
Federal rule · specific setting
For this situationBorrower-paid PMI on a covered conventional mortgage for a single-family principal residence.
For many covered mortgages, you may request PMI cancellation in writing at 80% of original value if you meet payment-history, current-status and other required conditions.
What to do next
- Find the original-value and scheduled-cancellation figures in your PMI disclosure.
- Send a written cancellation request and ask which payment, lien and valuation conditions remain.
- Check later statements for removal and challenge continued premiums if the conditions are satisfied.
What could change this answer?
- Automatic termination generally occurs at the scheduled 78% point when payments are current.
- Rising market value alone is different from reaching the statutory original-value threshold, although investor policies may help.
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What should I save if my landlord ignores a repair request?Background reading
Background reading
Start with repair requests and responses; photos with dates; lease, notice, or relevant correspondence.
Keep your own observations separate from what someone told you. These are preparation steps, not a finding about your rights or eligibility.
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My landlord changed the locks or shut off an essential service. What now?Background reading
Background reading
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Virginia law
For this situationA residential tenancy covered by Virginia’s Residential Landlord and Tenant Act. Check separately for hotels, institutional or employment-linked housing.
For a covered Virginia tenancy, you can ask General District Court to restore access or essential services when the landlord acted willfully and without court authority. The initial hearing must be within five calendar days of filing.
What to do next
- Save the lease, messages, photos, utility notices and receipts showing what happened and who caused it.
- Complete DC-431, Tenant’s Petition for Relief from Unlawful Exclusion. State the facts and the relief you need.
- Contact the local General District Court clerk about filing, urgent scheduling and service. If fees are a barrier, ask about DC-409 fee relief.
- Keep proof of reasonable efforts to tell the landlord the hearing’s date and time. Attend with your evidence.
Words you can use
Since [TIME / DATE], I cannot [ENTER / USE SERVICE] at [ADDRESS] because [FACTS]. Please restore access or service immediately. Please respond in writing.
Replace the brackets with your details. Keep only what is true for you.
What could change this answer?
- A preliminary order without the landlord present requires good cause and reasonable efforts to give hearing notice.
- The court determines relief from the evidence. Filing does not itself order access restored or award money.
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I moved out more than 45 days ago. Where is my security deposit?Background reading
Background reading
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Virginia law
For this situationA security deposit for a residential tenancy covered by Virginia’s Residential Landlord and Tenant Act.
For a covered Virginia tenancy, the landlord generally must provide a written itemized accounting and refund the balance within 45 days after the tenancy ends or you move out, whichever is later.
What to do next
- Collect the lease, deposit receipt, termination notice, move-out and key-return evidence, photos and any deduction notices.
- Provide your forwarding address in writing. Count 45 days from the later of termination and move-out.
- Request the itemized accounting and balance. Identify disputed charges and include supporting copies.
- If unresolved, a money claim of $5,000 or less can use small claims form DC-402. Ask the court clerk about filing, service and the correct defendant.
Words you can use
My tenancy ended [DATE] and I vacated on [DATE]. My deposit was [AMOUNT]. Please send the itemized accounting and balance to [FORWARDING ADDRESS]. I dispute [CHARGE] because [REASON].
Replace the brackets with your details. Keep only what is true for you.
What could change this answer?
- Ordinary wear and tear is excluded from damage deductions, but authorized rent and other charges may be deducted.
- Damage exceeding the deposit and requiring a contractor can allow 15 extra days for itemization if notice was given within the first 45 days.
- Early termination, unpaid rent, utility deductions or co-tenants can change the amount due.
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These guides cover the situations they name. They are source-checked drafts, not a complete state law library or a lawyer’s review. County rules are not inferred from your state.
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