If you own rental property in Atlanta, GA, understanding housing discrimination laws is not just good practice—it’s essential for protecting your business and avoiding costly legal trouble. Landlords face strict requirements under both the federal Fair Housing Act and the Georgia Fair Housing Act, which prohibit illegal discrimination in housing-related activities. Violations can lead to civil penalties, lawsuits, and reputational damage.
Whether you’re renting out a single-family house or managing an apartment complex, you need to know what federal fair housing laws cover, who is protected, and what practices can get you into trouble. Platinum Property Management is here to break it all down so you can provide equal opportunity to all prospective tenants while protecting your investment.
Key Takeaways
The Fair Housing Act prohibits discrimination based on protected classes at the federal level—and Georgia law adds its own provisions.
Discrimination in housing can occur in advertising, tenant screening, lease terms, or any other housing-related activities.
Landlords must provide reasonable accommodations and reasonable modifications for tenants with disabilities, unless it causes undue financial or administrative burden.
The law applies to most properties, but there are very limited circumstances where exemptions apply (like certain owner-occupied buildings).
Keeping compliant with fair housing laws is easier when you work with an experienced property management company that understands both federal and state law requirements.
Understanding the Fair Housing Act
The Fair Housing Act (FHA) is a federal law that prohibits discrimination in housing-related activities based on:
Race
Color
National origin
Religion
Sex (including sexual orientation and gender identity)
Familial status (presence of children under 18 or pregnant individuals)
Disability (including mental or physical impairment that substantially limits one or more major life activities)
The Fair Housing Act covers a wide range of housing situations, from mortgage lending and housing assistance to rental advertising and real estate transactions. Whether you’re a small landlord or a large housing provider, these federal fair housing laws apply to your rental unit.
Federal Fair Housing Act: What It Means for Georgia Landlords
Under the federal fair housing rules, landlords must ensure equal access to housing for all protected classes. This means you cannot:
Refuse to rent to someone because of a protected characteristic.
Set different terms, conditions, or privileges for certain tenants.
Provide false information about housing availability.
Create advertisements that suggest a preference for or against a particular group.
It’s also illegal to limit occupancy or make housing unavailable for discriminatory reasons. Even casual comments like “This neighborhood is best for young families” can be viewed as illegal discrimination.
Georgia Fair Housing Act: State-Level Requirements
The Georgia Fair Housing Act mirrors many of the protections in federal law but is enforced at the state level through the Georgia Department of Community Affairs. If a landlord violates the act, tenants can file complaints, leading to investigations, mediation, and even civil penalties.
Key things to know about the Georgia Fair Housing law:
It applies to housing-related services such as leasing, selling, or advertising properties.
Both public housing and privately owned properties (including single-family houses sold or rented) are generally covered.
Discrimination based on mental illness, disability, national origin, religion, sexual orientation, or familial status is prohibited.
Discrimination in Housing: Common Pitfalls for Landlords
Many landlords unintentionally engage in housing practices that violate fair housing rights. Here are some common mistakes:
Improper Advertising: Ads that mention a preference for certain tenants (e.g., “No kids” or “Perfect for singles”) can be flagged as discriminatory.
Selective Screening: Applying different credit score or criminal history standards to certain groups is considered illegal discrimination.
Failure to Provide Reasonable Accommodation: If a tenant with a disability-related need requests a modification, such as a ramp installation, you may need to approve it under the reasonable accommodation rule—unless it creates an undue financial or administrative burden.
Occupancy Limits: While you can set reasonable occupancy standards, overly restrictive rules that disproportionately affect familial status can lead to violations.
Familial Status and Disability Protections
Two areas where landlords often make mistakes are familial status and disability protections.
Familial Status: You cannot deny housing to a family because they have children, are pregnant, or are in the process of adopting.
Disability: This includes mental illness, physical impairment, and other conditions that substantially limit major life activities. Landlords must allow reasonable modifications to the property if needed for accessibility, even in occupied units.
Criminal History and Fair Housing
While the federal Fair Housing Act does not list criminal history as a protected class, HUD guidance states that blanket bans on tenants with criminal records may violate the law if they disproportionately impact certain protected groups. Instead, landlords should:
Consider the nature and severity of the offense.
Review how much time has passed since the conviction.
Apply criteria consistently to all prospective tenants.
Limited Circumstances for Exemptions
Some housing situations are exempt from fair housing laws under very limited circumstances, including:
Owner-occupied buildings with four or fewer units.
Single-family houses sold or rented by an owner without a broker, under certain conditions.
Private clubs and religious organizations that operate housing for their members.
Even in these cases, other laws (like the Civil Rights Act) may still apply.
How Platinum Property Management Helps Landlords Stay Compliant
Understanding and complying with federal and state law can be overwhelming, especially when juggling tenant relations, property upkeep, and rent collection. At Platinum Property Management, we help landlords in Atlanta, GA navigate fair housing laws and avoid illegal discrimination claims.
Our team:
Screens tenants using compliant, consistent methods.
Prepares advertising that meets equal opportunity requirements.
Handles reasonable accommodation requests appropriately.
Stays up-to-date with federal fair housing laws and Georgia fair housing requirements.
If you want to protect your investment while reducing your legal risk, we offer a free rental pricing analysis to help you maximize returns while staying compliant.
Equal Opportunity Benefits Everyone
Following fair housing laws isn’t just about avoiding penalties—it’s about ensuring equal access and creating a positive rental environment. By treating all prospective tenants fairly, you expand your applicant pool, build a stronger reputation, and create a more stable rental business.
For landlords in Atlanta, GA, partnering with Platinum Property Management means you can focus on your investment while we handle the complex world of housing-related activities and compliance.
Contact us today to ensure your rental practices comply with all federal and Georgia fair housing laws while protecting your property and maximizing your returns.
