Fair Housing Testing and Enforcement in Washington State

If you rent a home or apartment in Washington State, it’s important to know your rights regarding fair housing and to understand what to do if you face discrimination. State and federal laws protect tenants from unfair treatment based on race, national origin, disability, family status, and more. This guide walks you through how fair housing rights are enforced in Washington, how official testing works, and how to get help if you believe you’ve been discriminated against when renting.

What Is Fair Housing Testing?

Fair housing testing is a method used by enforcement agencies to check whether landlords, property managers, or rental companies are following anti-discrimination laws. Trained testers, posing as renters, check how landlords respond to different people with similar qualifications but varying backgrounds. This process helps identify and document illegal housing discrimination practices.

Who Enforces Fair Housing Laws in Washington?

Multiple government bodies help protect your fair housing rights in Washington State:

• Washington State Human Rights Commission (WSHRC): Handles state-level complaints and investigations for housing discrimination under the Washington Law Against Discrimination.
• U.S. Department of Housing and Urban Development (HUD): Manages federal fair housing complaints under the Fair Housing Act for all states, including Washington.
• Some city and county governments in Washington (such as Seattle’s Office for Civil Rights) may also help enforce local fair housing rules.

If you believe your rights were violated, these agencies can help investigate your complaint, often using fair housing testing to support your case.

Protected Classes Under Fair Housing Laws in Washington

In Washington, you are protected against housing discrimination based on:

• Race or color
• National origin
• Sex
• Disability
• Religion
• Familial status (including children under 18)
• Sexual orientation or gender identity
• Veteran or military status
• Use of a service animal or support animal

This is enforced under both the Washington Law Against Discrimination (RCW 49.60) and the federal Fair Housing Act.^[1][2]

Filing a Housing Discrimination Complaint in Washington

If you think you’ve experienced housing discrimination, you can file a formal complaint with an enforcement agency. Your complaint is confidential and free of charge.

How to File a Complaint with the WSHRC

• Download and complete: WSHRC Housing Discrimination Complaint Form (no specific form number). Use this if you were denied housing, treated unfairly, or harassed because of a protected class. For example, a renter who is refused an apartment because they have children can file this form.
• Submit the form: Online through the WSHRC portal, by email, or mail. Instructions and addresses are included on the official page.

Filing with HUD

• Download and complete: HUD Housing Discrimination Complaint Form (HUD-903.1). This is used when discrimination violates federal law, such as refusing to rent due to disability. An example: A person with a service dog is denied housing despite medical documentation.
• Submit: Online via the HUD complaint website, or by mailing/faxing the completed form to your regional HUD office.

After filing, an investigator may contact you. Agencies may use fair housing testing—sending in testers to see if landlords behave differently toward renters in protected classes.

What Happens After You File?

After your complaint is received:

• The agency will review and confirm if your issue falls under fair housing law.
• If accepted, an investigator will be assigned. This investigator may interview you, the landlord, and witnesses, and can use fair housing testing to gather evidence.
• The agency will mediate between you and the landlord if possible. If not, it may pursue legal action, hold hearings, or require remedies to stop discrimination.

Relevant Laws and Tribunals

• Washington Law Against Discrimination (RCW 49.60)
• Federal Fair Housing Act
• Washington State Human Rights Commission (enforcement agency and main tribunal for state fair housing cases)

Summary

Washington agencies actively protect renters from discrimination. Complaints are free to file and may involve fair housing testing and legal follow-up. Knowing the process makes it easier to stand up for your rights or support someone else who needs help.

Frequently Asked Questions About Fair Housing Testing and Enforcement Agencies in Washington

1. What protections do renters have against discrimination in Washington?
   Washington law protects renters from discrimination based on race, color, religion, national origin, sex, disability, familial status, sexual orientation, veteran status, and having service or support animals.
2. Can I file a discrimination complaint online?
   Yes, both the Washington State Human Rights Commission and HUD allow you to submit housing discrimination complaints online using their official portals.
3. What is fair housing testing and why is it important?
   Fair housing testing uses trained testers to check if landlords treat some renters unfairly. This helps agencies gather proof of discrimination—even when there isn’t direct evidence.
4. What happens if my complaint is proven?
   If the agency finds discrimination occurred, it may order the landlord to stop the practice, pay damages, or change policies. Some cases can head to mediation, settlement, or a hearing.
5. Is there a deadline to file a fair housing complaint?
   Yes; generally, you must file your complaint within one year of the alleged discrimination. It’s best to act quickly so agencies can investigate while evidence is fresh.

Key Takeaways

• Washington protects renters from many forms of housing discrimination.
• State and federal agencies both accept complaints—filing is quick and free.
• Fair housing testing helps agencie gather evidence if you suspect unfair treatment.

Need Help? Resources for Renters

• File a complaint with the Washington State Human Rights Commission
• File a federal fair housing complaint with HUD
• Seattle Office for Civil Rights – Fair Housing
• Washington State Attorney General – Fair Housing Information
• For more guidance, call the Washington State Human Rights Commission: 1-800-233-3247

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^{[1] See Washington Law Against Discrimination (RCW 49.60)
[2] See Fair Housing Act – U.S. Department of Justice}

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