Fair Housing Description Checker

What the Fair Housing Act covers

The Fair Housing Act (42 U.S.C. § 3601–3619) prohibits discrimination in housing based on seven protected classes: race, color, religion, sex, national origin, familial status, and disability. Many states and municipalities add additional protections covering age, sexual orientation, gender identity, source of income, and veteran status.

For real estate agents, compliance starts with language. The words you use in listing descriptions, advertisements, and social media posts are subject to Fair Housing law. A single prohibited term can result in complaints filed with HUD, state civil rights agencies, or private lawsuits — with penalties ranging from tens of thousands to over $100,000 for repeat violations.

Protected classes and what they mean for listings

Race, color, and national origin. Never reference the racial or ethnic composition of a neighborhood. Avoid terms like “integrated,” “diverse,” “ethnic,” or any language referencing specific racial or national groups. Describe the property and its features — not the people who live nearby.

Religion. Do not reference proximity to religious institutions as a selling point (“near church,” “close to synagogue”). While a factual description of nearby landmarks may be permissible in some contexts, it is safest to avoid these references entirely in marketing materials.

Familial status. This is one of the most commonly violated categories. Avoid phrases that suggest a property is suited for — or unsuitable for — families with children. “Perfect for families,” “great for kids,” “adults only,” and “no children” are all prohibited. Senior housing exemptions exist but have strict legal requirements.

Disability. Never use language that implies a person must have certain physical abilities to live in the property. “Must climb stairs,” “able-bodied,” and “no wheelchairs” are prohibited. Instead, describe the property's physical characteristics factually (“third-floor unit,” “stairs to entry”).

Sex and gender. Avoid gendered descriptions of rooms or spaces. Terms like “man cave,” “she-shed,” “bachelor pad,” and “his and hers” carry gender associations. Use neutral alternatives: “bonus room,” “studio shed,” “studio-style living,” and “dual.”

Common violations by category

The “master” problem. The real estate industry has largely moved away from “master bedroom,” “master bath,” and “master suite” due to racial connotations. The standard replacement is “primary” — primary bedroom, primary bath, primary suite. Most MLS systems now use this terminology, and NAR recommends it.

Accessibility language. “Walking distance” implies that residents can walk, which excludes people with mobility disabilities. Use “short distance,” “nearby,” or “close to” instead. Similarly, “walk to shops” becomes “near shops.”

Income source discrimination. In many jurisdictions, refusing to accept Section 8 vouchers or government housing assistance is illegal. Phrases like “no Section 8,” “no vouchers,” or “no housing assistance” should never appear in listing descriptions.

Coded language. Some phrases are not explicitly discriminatory but function as proxies for protected classes. “Exclusive neighborhood,” “desirable neighbors,” and “prestigious area” can imply racial or socioeconomic exclusion. “Safe neighborhood” and “quiet neighborhood,” while seemingly innocuous, have been cited in Fair Housing complaints as coded references to neighborhood demographics.

Tips for writing compliant descriptions

Describe the property, not the occupant. Focus on physical features, finishes, layout, and amenities. Never describe the ideal buyer or tenant. “Spacious 4-bedroom home with updated kitchen” is compliant. “Perfect family home for young professionals” is not.

Be factual about the neighborhood. You can mention proximity to schools, parks, transit, and shopping without characterizing the neighborhood's demographics. “Near Riverside Park and downtown dining” is fine. “Quiet, safe neighborhood with good families” is not.

Use gender-neutral room names. Primary bedroom, bonus room, guest suite, studio shed, en-suite bathroom. Avoid any room name that implies a specific gender.

Run every description through a checker. Even experienced agents miss terms that have become habitual. Automated compliance scanning catches the terms you have stopped noticing. Use the checker above before every MLS submission.