Throughout the months of March 2001 throughout October 2001, the Fair Housing Council of Suburban Philadelphia (FHCSP) conducted an audit of housing discrimination in the region’s rental housing market. The purpose of this study was to determine the extent to which African American home seekers face discrimination in their search for rental housing. To our knowledge, previous to this study, there has never been a fair housing rental audit that focuses specifically on the Suburban Philadelphia area.

The audit consisted of 64 paired tests conducted in Chester, Delaware, Montgomery, and Bucks counties (16 tests in each of the four counties). Apartment complexes in 45 different townships were tested. Sites were chosen randomly from ads in local newspapers to ensure the results were representative of actual market practices. Both African American and white testers visited the sites to inquire about housing and recorded their experiences. FHCSP then compared their reports to see if the testers were treated equally.

This audit leaves no doubt that our region has not achieved equal access to housing, even 34 years after the passage of the Fair Housing Act. FHCSP found that African American home seekers that are qualified for the rental housing of their choice can expect to face discriminatory treatment 41% of the time in the Suburban Philadelphia area. Furthermore, this audit demonstrates that discriminatory practices are often quite subtle and are unlikely to be detected by an African American home seeker who does not have the benefit of comparing his or her treatment with that of a white home seeker. Rarely are African Americans told blatantly that they are being denied housing because of their race. In the 21^st century, discrimination is more often practiced with a smile and a handshake.

For example, in one test an African American tester visited a complex and met with an agent who tried to get the tester to fill out an application before viewing any units. The agent said she didn’t know what was available and did not show the tester any apartments. The agent explained that she was retired and just handed out applications and answered the phone. A white tester visited the complex approximately one hour after the first tester. The white tester was told by the same agent that there were two apartments available. The tester was shown the two apartments and told that he “looked like a nice stable guy”.

In another test, an African American visited a complex, and the agent told the tester she was unable to tell her what would be available by the tester’s move in date. The agent said there was one unit currently available, but she had three applications on it. She would not show the tester anything, explaining that she had recently had a back operation. A white tester that visited the complex was told there was one unit available currently and was shown the unit by the same agent. The agent said she could hold the unit until the tester was ready to move in.

“Despite the efforts of lawmakers over the past 34 years, discrimination in housing still pervades the United States,” said FHCSP Executive Director Jim Berry. “The results of these tests clearly show that housing discrimination persists in Philadelphia’s suburban counties. The area remains largely segregated, and access to the small supply of affordable housing stock is limited by barriers to racial minorities.” Berry went on to explain that FHCSP’s education and enforcement initiatives continue to be an essential element in reducing the number of discriminatory incidents in suburban Philadelphia. “FHCSP’s activities will also lay the groundwork for a longer-term strategy to ensure that Philadelphia’s suburbs continue to grow into a vibrant, diverse group of communities where all neighbors are tolerated and respected, regardless of their socio-cultural background, family status or appearance,” Mr. Berry said.

Read FHCSP's 2001 Rental Audit Report

FHCSP is pleased to announce that it was recently awarded a Private Enforcement Initiatives (PEI) grant by the U.S. Department of Housing & Urban Development (HUD) under their Fair Housing Initiatives Program (FHIP). The grant will be used for testing housing providers, homeowners insurance and mortgage companies throughout FHCSP’s service area for compliance with fair housing laws. With this funding, FHCSP will continue its partnership with the Disabilities Law Project in our work to enforce disability issues under the Fair Housing Act. FHCSP will also be working with La Communidad Hispana to do outreach and education to the Hispanic community as well as continue efforts at discovering and providing remedies for fair housing violations.

FHCSP is pleased to announce that it has received a grant from The Philadelphia Foundation. This grant is being awarded from the David S. Mathers Fund; the William P. Gest Memorial Fund #1 & the Isabel Howell Gest Memorial Fund #1: the Lillian Gest Memorial Fund, William P. Gest Memorial Fund #2, & Isabel Howell Gest Memorial Fund #2; and the Ada Wessel Fund. As the Delaware Valley’s primary provider of philanthropic services, The Philadelphia Foundation helps more than 450 caring families give something back to their community by managing their charitable giving funds. Revenue generated from these funds provides scholarships and support to hundreds of cultural, educational, and humanitarian programs in Southeastern Pennsylvania, exactly as the donors intend. FHCSP will use this money to continue its efforts to empower people with the knowledge they need to protect their rights to rent or buy a home.

n Saturday January 5, 2002 FHCSP held its 46th Annual Meeting. Reports of the past year’s successes and activities were given by President Jean Moore and Executive Director Jim Berry. The following returning members and new members were elected to the 2002 Board of Directors: Jean E. Moore, Ed.D., President; Barbara E. Ransom, Vice President; Sidney Johnson, Treasurer; Geraldine W. Talley, Assistant Treasurer; Carole Karash, Recording Secretary; Kathleen Henderson, Corresponding Secretary. Other members elected were: Mary E. Bunting, Eduardo F. Garcia, Gloria D.Gettys, Ira J. Goldstein, Ph.D., Lynne Green, Cary Isard, Carolyn E. Johnson, Esq., Trina Johnston, Emanuel J. Kenny, Jr., Carrie J. Miluski, Marion R. Murphy, and M. Elaine Saraceni.

We still have a few copies of FHCSP’s Year 2001 Annual Report of activities. If you would like to receive a copy, please contact us at (610) 604-4411.

According to Public Awareness of the Nation's Fair Housing Laws, a report prepared by the Urban Institute and released in April by the U.S. Department of Housing & Urban Development (HUD), most Americans support the concept behind the Fair Housing Act, but many do not fully grasp which activities are legal and which are not.

For example, only 38 percent of survey respondents were aware that it is illegal to refuse to rent to a family because they have children. Conversely, 81 percent thought it was illegal to restrict the sale of a home to white buyers, and 78 percent thought it was illegal to refuse to rent to a person with a different religion.

Crystal Hill, a 20-year old single mother from Belleville, IL, was discriminated against when a landlord refused to rent a one-bedroom apartment for her and her five-month-old son. Unlike many Americans, Hill knew the details of the federal fair housing law, and with the help of a local housing council, recently won a $50,000 settlement from the landlord.

"The Hill case illustrates the need for equal access to rental housing and homeownership," said HUD Secretary Mel Martinez. "Housing discrimination is not only illegal; it contradicts in every way the principles of freedom and opportunity we treasure as Americans."

Like Hill, 14 percent of the 1001 survey respondents believe that they have been subjected to housing discrimination. According to the study, Blacks and Hispanics were considerably more likely to hold this belief. However, in absolute terms, a far greater number of whites believed they have been discriminated against. A second indication of public attitude regarding fair housing was noted when 67 percent of respondents said that they support existing laws that prohibit homeowners from refusing to sell based on a buyer's race, religion, or nationality.