Filing, Proving & Defending Complaints

An aggrieved person files with HUD within ONE YEAR (or sues in federal/state court within TWO). HUD investigates and attempts CONCILIATION; if reasonable cause is found, the case goes to an administrative law judge — civil penalties escalate for repeat offenders — or either party can elect federal court, where actual and punitive damages are unlimited. States with 'substantially equivalent' agencies handle referrals locally. For licensees, a single proven violation also triggers license discipline up to revocation. Proof can rest on TESTER evidence and statistics (disparate impact); 'I didn't intend to discriminate' is not a defense to a policy with unjustified discriminatory effect.