Initiating Remedies for Our Unconstitutional and Unlawful Residential Segregation
Richard Rothstein
In 1866, Congress passed a Civil Rights Act outlawing burdens on freed slaves not also imposed on free whites, reasoning that racial discrimination—both public and private—undermined effective emancipation. However, subsequent Supreme Court jurisprudence did not honor or uphold this law and its progeny. Had it done so, the hard-fought promise of equality would not have been broken, the America we know today would not be so racially segregated, and the “badges and incidents” of slavery could have been timely eliminated. The racial segregation of America’s neighborhoods is not, as was long thought, merely the result of private activities such as unethical mortgage lending and the use of racially restrictive covenants. (more…)
Gilead: Municipal Liability for Punitive Damages Under the Fair Housing Act
Robert G. Schwemm
The 1968 Fair Housing Act (“FHA”) has always been understood to apply to local governments, which have proved to be among the most frequent and significant violators of this law, especially in their opposition to housing of particular value to racial minorities and persons with disabilities. Yet not until the Second Circuit’s decision last year in Gilead Community Services, Inc. v. Town of Cromwell did an appellate court approve an FHA-based punitive-damage award against a municipality. Before Gilead, district courts had generally blocked such awards, applying § 1983’s immunities to protect local governments and their officials from the FHA’s full set of remedies. In rejecting this approach, Gilead charts a new course, offering a potential breakthrough for deterring municipal housing discrimination. (more…)
Legal and Policy Responses to Sexual Harassment in Housing
Rigel C. Oliveri
The sexual harassment of low-income women by their housing providers is a clear national problem that has only recently become the focus of coordinated nationwide enforcement efforts by federal agencies, including the Department of Justice. While these developments are welcome, the problem requires proactive responses as well. (more…)
Eliminating Extratextual Exemptions from the Fair Housing Act
Stacy E. Seicshnaydre
The Supreme Court has held that the language of the Fair Housing Act (“FHA”) is “broad and inclusive,” and the Court has given it a broad construction. Correspondingly, the traditional interpretive canons suggest that courts must construe exceptions narrowly. However, some courts have restricted coverage under the FHA by broadly reading an exception or by inferring an exception. (more…)
Revisiting Geography and Sovereignty in the Digital Age
Melvin J. Kelley IV
Fair housing advocates have already brought successful lawsuits challenging the use of property technology (“PropTech”) where it has been found to perpetuate or replicate discriminatory practices in a range of contexts including the use of automated screening tools to evaluate prospective tenants. While substantive interventions in unlawful exclusions and differential treatment via PropTech are laudatory, this Article argues that these steps do not go far enough and moreover, that insufficient attention has been paid to the procedural implications of the federal Fair Housing Act (“FHA”) as a source of ex ante enforcement. (more…)
AI Governance: Overcoming Policy Barriers to Fairness and Privacy
Michael Akinwumi
Artificial intelligence (“AI”) is increasingly influencing critical sectors such as housing and finance, and raising concerns about fairness, bias, and regulatory compliance. This Essay explores the policy considerations essential for operationalizing AI fairness, particularly in regulated industries. (more…)
Big Banks: Go Small!
Rashmi Dyal-Chand
Despite the promise of the Fair Housing Act and other civil rights laws, racial gaps in wealth, homeownership, and mortgage lending persist today. Our nation’s biggest banks deny mortgage loan applications to Black and Brown consumers at a rate higher than the rest of the industry, often claiming that lending to historically marginalized consumers is too risky. Instead, these lending institutions focus on providing highly profitable financial services to wealthy consumers. (more…)
Slum Managers
Anika Singh Lemar
All sorts of landlords—governmental landlords, cooperatives, large-scale corporate landlords, and mom-and-pops—engage in slumlording to some degree. Despite that fact, some of the most popular proposed solutions to the problem focus on a property owner’s size and corporate form, rather than its property management practices. (more…)
Evicted By Default
Nicole Summers & Justin Steil
The prevalence of default judgments in eviction cases affects housing stability and raises concerns about access to procedural justice for tenants. There is substantial variation across states in the rules governing default judgments that may contribute to variation in the frequency of eviction cases ending in defaults. (more…)
California’s Ban on Cruel or Unusual Punishment: A State Constitutional Analysis of Anti-Camping Ordinances
Anna R. Janson
In Martin v. City of Boise, the United States Court of Appeals for the Ninth Circuit relied on the Cruel and Unusual Punishment Clause of the Eighth Amendment to rule that a class of involuntarily unhoused individuals may not be criminally punished for sleeping on public property in the absence of “sufficient alternatives” for all unhoused people. In Johnson v. City of Grants Pass, the Ninth Circuit elaborated that civil schemes which lead to criminal punishment are unconstitutional as well. (more…)