2021 -- S 0561

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LC002263

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     STATE OF RHODE ISLAND

IN GENERAL ASSEMBLY

JANUARY SESSION, A.D. 2021

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A N   A C T

RELATING TO PROPERTY -- RHODE ISLAND FAIR HOUSING PRACTICES ACT

     

     Introduced By: Senators Kallman, Quezada, Ciccone, Goodwin, Mack, Acosta, Euer, and
Murray

     Date Introduced: March 04, 2021

     Referred To: Senate Judiciary

     It is enacted by the General Assembly as follows:

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     SECTION 1. Sections 34-37-1, 34-37-2, 34-37-3, 34-37-4 and 34-37-5.3 of the General

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Laws in Chapter 34-37 entitled "Rhode Island Fair Housing Practices Act" are hereby amended to

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read as follows:

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     34-37-1. Finding and declaration of policy.

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     (a) In the State of Rhode Island and Providence Plantations, hereinafter referred to as the

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state, many people are denied equal opportunity in obtaining housing accommodations and are

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forced to live in circumscribed areas because of discriminatory housing practices based upon race,

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color, religion, sex, sexual orientation, gender identity or expression, marital status, lawful source

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of income, military status as a veteran with an honorable discharge or an honorable or general

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administrative discharge, servicemember in the armed forces, country of ancestral origin, disability,

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age, familial status, or on the basis that a tenant or applicant or a member of the household is, or

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has been, or is threatened with being the victim of domestic abuse, or that the tenant or applicant

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has obtained, or sought, or is seeking, relief from any court in the form of a restraining order for

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protection from domestic abuse. These practices tend unjustly to condemn large groups of

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inhabitants to dwell in segregated districts or under depressed living conditions in crowded,

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unsanitary, substandard, and unhealthful accommodations. These conditions breed intergroup

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tension as well as vice, disease, juvenile delinquency, and crime; increase the fire hazard; endanger

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the public health; jeopardize the public safety, general welfare, and good order of the entire state;

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and impose substantial burdens on the public revenues for the abatement and relief of conditions

 

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so created. These discriminatory and segregative housing practices are inimical to and subvert the

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basic principles upon which the colony of Rhode Island and Providence Plantations was founded

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and upon which the state and the United States were later established. Discrimination and

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segregation in housing tend to result in segregation in our public schools and other public facilities,

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which is contrary to the policy of the state and the constitution of the United States. Further,

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discrimination and segregation in housing adversely affect urban renewal programs and the growth,

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progress, and prosperity of the state. In order to aid in the correction of these evils, it is necessary

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to safeguard the right of all individuals to equal opportunity in obtaining housing accommodations

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free of discrimination.

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     (b) It is hereby declared to be the policy of the state to assure to all individuals regardless

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of race, color, religion, sex, sexual orientation, gender identity or expression, marital status, lawful

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source of income, military status as a veteran with an honorable discharge or an honorable or

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general administrative discharge, servicemember in the armed forces, country of ancestral origin,

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or disability, age, familial status, housing status, or those tenants or applicants or members of a

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household who are, or have been, or are threatened with being the victims of domestic abuse, or

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those tenants or applicants who have obtained, or sought, or are seeking relief from any court in

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the form of a restraining order for protection from domestic abuse, equal opportunity to live in

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decent, safe, sanitary, and healthful accommodations anywhere within the state in order that the

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peace, health, safety, and general welfare of all the inhabitants of the state may be protected and

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ensured.

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     (c) The practice of discrimination in rental housing based on the lawful source of income

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of an applicant for tenancy, or the potential or actual tenancy of a person with a minor child, or on

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the basis that a tenant or applicant or a member of the household is, or has been, or is threatened

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with being the victim of domestic abuse, or that the tenant or applicant has obtained, or sought, or

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is seeking relief from any court in the form of a restraining order for protection from domestic

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abuse is declared to be against public policy.

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     (d) This chapter shall be deemed an exercise of the police power of the state for the

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protection of the public welfare, prosperity, health, and peace of the people of the state.

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     (e) Nothing in this section shall prevent a landlord from proceeding with eviction action

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against a tenant who fails to comply with § 34-18-24(7).

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     34-37-2. Right to equal housing opportunities -- Civil rights.

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     The right of all individuals in the state to equal housing opportunities regardless of race,

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color, religion, sex, sexual orientation, gender identity or expression, marital status, lawful source

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of income, military status as a veteran with an honorable discharge or an honorable or general

 

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administrative discharge, servicemember in the armed forces, country of ancestral origin, disability,

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age, familial status, or regardless of the fact that a tenant or applicant or a member of the household

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is, or has been, or is threatened with being the victim of domestic abuse, or that the tenant or

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applicant has obtained, or sought, or is seeking, relief from any court in the form of a restraining

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order for protection from domestic abuse, is hereby recognized as, and declared to be, a civil right.

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Nothing in this section shall prevent a landlord from proceeding with eviction action against a

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tenant who fails to comply with § 34-18-24(7).

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     34-37-3. Definitions.

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     When used in this chapter:

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     (1) "Age" means anyone over the age of eighteen (18).

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     (2) "Armed forces" means the Army, Navy, Marine Corps, Coast Guard, Merchant

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Marines, or Air Force of the United States and the Rhode Island National Guard.

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     (3) "Commission" means the Rhode Island commission for human rights created by § 28-

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5-8.

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     (4) "Disability" means a disability as defined in § 42-87-1.

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     Provided, further, that the term "disability" does not include current, illegal use of, or

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addiction to, a controlled substance, as defined in 21 U.S.C. § 802.

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     (5) "Discriminate" includes segregate, separate, or otherwise differentiate between or

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among individuals because of race, color, religion, sex, sexual orientation, gender identity or

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expression, marital status, lawful source of income, military status as a veteran with an honorable

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discharge or an honorable or general administrative discharge, servicemember in the armed forces,

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country of ancestral origin, disability, age, housing status, or familial status or because of the race,

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color, religion, sex, sexual orientation, gender identity or expression, marital status, lawful source

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of income, military status as a veteran with an honorable discharge or an honorable or general

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administrative discharge, servicemember in the armed forces, country of ancestral origin, disability,

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age, housing status, or familial status of any person with whom they are, or may wish to be,

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associated.

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     (6) The term "domestic abuse" for the purposes of this chapter shall have the same meaning

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as that set forth in § 15-15-1 and include all forms of domestic violence as set forth in § 12-29-2,

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except that the domestic abuse need not involve a minor or parties with minor children.

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     (7)(i) "Familial status" means one or more individuals who have not attained the age of

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eighteen (18) years being domiciled with:

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     (A) A parent or another person having legal custody of the individual or individuals; or

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     (B) The designee of the parent or other person having the custody, with the written

 

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permission of the parent or other person, provided that, if the individual is not a relative or legal

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dependent of the designee, that the individual shall have been domiciled with the designee for at

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least six (6) months.

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     (ii) The protections afforded against discrimination on the basis of familial status shall

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apply to any person who is pregnant or is in the process of securing legal custody of any individual

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who has not attained the age of eighteen (18) years.

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     (8) The terms, as used regarding persons with disabilities, "auxiliary aids and services",

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"reasonable accommodation", and "reasonable modifications" have the same meaning as those

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terms are defined in § 42-87-1.1.

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     (9) The term "gender identity or expression" includes a person's actual or perceived gender,

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as well as a person's gender identity, gender-related self image, gender-related appearance, or

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gender-related expression; whether or not that gender identity, gender-related self image, gender-

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related appearance, or gender-related expression is different from that traditionally associated with

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the person's sex at birth.

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     (10) "Housing accommodation" includes any building or structure, or portion of any

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building or structure, or any parcel of land, developed or undeveloped, that is occupied or is

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intended, designed, or arranged to be occupied, or to be developed for occupancy, as the home or

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residence of one or more persons.

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     (11) "Otherwise qualified" includes any person with a disability who, with respect to the

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rental of property, personally or with assistance arranged by the person with a disability, is capable

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of performing all the responsibilities of a tenant as contained in § 34-18-24.

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     (12) "Owner" includes any person having the right to sell, rent, lease, or manage a housing

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accommodation.

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     (13) "Person" includes one or more individuals, partnerships, associations, organizations,

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corporations, labor organizations, mutual companies, joint stock companies, trusts, receivers, legal

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representatives, trustees, other fiduciaries, or real estate brokers or real estate salespersons as

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defined in chapter 20.5 of title 5.

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     (14) "Senior citizen" means a person sixty-two (62) years of age or older.

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     (15) The term "sexual orientation" means having, or being perceived as having, an

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orientation for heterosexuality, bisexuality, or homosexuality. This definition is intended to

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describe the status of persons and does not render lawful any conduct prohibited by the criminal

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laws of this state nor impose any duty on a religious organization. This definition does not confer

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legislative approval of said status, but is intended to ensure the basic human rights of persons to

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hold and convey property and to give and obtain credit, regardless of such status.

 

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     (16) The term "victim" means a family or household member and all other persons

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contained within the definition of those terms as defined in § 12-29-2.

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     (17) The term "housing status" means the status of having or not having a fixed or regular

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residence, including the status of living on the streets or in a homeless shelter or similar temporary

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residence.

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     (18) The term "lawful source of income" means and includes any income, benefit, or

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subsidy derived from child support; alimony; Social Security; Supplemental Security Income; any

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other federal, state, or local public assistance program, including, but not limited to, medical or

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veterans assistance; any federal, state, or local rental assistance or housing subsidy program,

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including Section 8 Housing Choice Vouchers as authorized by 42 U.S.C. § 1437; and any

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requirement associated with such public assistance, rental assistance, or housing subsidy program.

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     34-37-4. Unlawful housing practices.

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     (a) No owner having the right to sell, rent, lease, or manage a housing accommodation as

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defined in § 34-37-3(10), or an agent of any of these, shall, directly or indirectly, make, or cause to

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be made, any written or oral inquiry concerning the race, color, religion, sex, sexual orientation,

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gender identity or expression, marital status, lawful source of income, military status as a veteran

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with an honorable discharge or an honorable or general administrative discharge, servicemember

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in the armed forces, country of ancestral origin or disability, age, familial status nor make any

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written or oral inquiry concerning whether a tenant or applicant or a member of the household is,

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or has been, or is threatened with being the victim of domestic abuse, or whether a tenant or

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applicant has obtained, or sought, or is seeking relief from any court in the form of a restraining

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order for protection from domestic abuse, of any prospective purchaser, occupant, or tenant of the

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housing accommodation; directly or indirectly, refuse to sell, rent, lease, let, or otherwise deny to

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or withhold from any individual the housing accommodation because of the race, color, religion,

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sex, sexual orientation, gender identity or expression, marital status, lawful source of income,

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military status as a veteran with an honorable discharge or an honorable or general administrative

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discharge, servicemember in the armed forces, country of ancestral origin, disability, age, or

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familial status of the individual or the race, color, religion, sex, sexual orientation, gender identity

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or expression, marital status, lawful source of income, military status as a veteran with an honorable

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discharge or an honorable or general administrative discharge, servicemember in the armed forces,

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country of ancestral origin or disability, age, or familial status of any person with whom the

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individual is or may wish to be associated; or shall, or on the basis that a tenant or applicant, or a

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member of the household, is or has been, or is threatened with being, the victim of domestic abuse,

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or that the tenant or applicant has obtained, or sought, or is seeking, relief from any court in the

 

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form of a restraining order for protection from domestic abuse. Nor shall an owner having the right

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to sell, rent, lease, or manage a housing accommodation as defined in § 34-37-3(10), or an agent of

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any of these, directly or indirectly, issue any advertisement relating to the sale, rental, or lease of

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the housing accommodation that indicates any preference, limitation, specification, or

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discrimination based upon race, color, religion, sex, sexual orientation, gender identity or

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expression, marital status, lawful source of income, military status as a veteran with an honorable

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discharge or an honorable or general administrative discharge, servicemember in the armed forces,

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country of ancestral origin, disability, age, familial status, or on the basis that a tenant or applicant

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or a member of the household is, or has been, or is threatened with being the victim of domestic

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abuse, or that the tenant or applicant has obtained, or sought, or is seeking relief from any court in

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the form of a restraining order for protection from domestic abuse, or shall, directly or indirectly,

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discriminate against any individual because of his or her race, color, religion, sex, sexual

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orientation, gender identity or expression, marital status, lawful source of income, military status

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as a veteran with an honorable discharge or an honorable or general administrative discharge,

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servicemember in the armed forces, country of ancestral origin, disability, age, familial status, or

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on the basis that a tenant or applicant or a member of the household is, or has been, or is threatened

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with being the victim of domestic abuse, or that the tenant or applicant has obtained, or sought, or

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is seeking relief from any court in the form of a restraining order for protection from domestic

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abuse, in the terms, conditions, or privileges of the sale, rental, or lease of any housing

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accommodation or in the furnishing of facilities or services in connection with it. Nothing in this

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subsection shall be construed to prohibit any oral or written inquiry as to whether the prospective

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purchaser or tenant is over the age of eighteen (18).

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     Nothing in this section shall be construed to prohibit any oral or written inquiry as to

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whether the prospective purchaser or tenant is eighteen (18) years of age or older, or to confirm the

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source, amount and expected duration of the lawful source of income of the prospective purchaser

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or tenant to determine whether the prospective purchaser or tenant meets the nondiscriminatory

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standards and preferences or terms, conditions, limitations or specifications permitted under

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subsection (c) of this section.

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     (b) No person to whom application is made for a loan or other form of financial assistance

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for the acquisition, construction, rehabilitation, repair, or maintenance of any housing

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accommodation, whether secured or unsecured shall directly or indirectly make or cause to be made

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any written or oral inquiry concerning the race, color, religion, sex, sexual orientation, gender

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identity or expression, marital status, military status as a veteran with an honorable discharge or an

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honorable or general administrative discharge, servicemember in the armed forces, country of

 

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ancestral origin, disability, age, familial status, or any express written or oral inquiry into whether

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a tenant or applicant or a member of the household is, or has been, or is threatened with being the

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victim of domestic abuse, or whether a tenant or applicant has obtained, or sought, or is seeking

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relief from any court in the form of a restraining order for protection from domestic abuse, of any

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individual seeking the financial assistance, or of existing or prospective occupants or tenants of the

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housing accommodation; nor shall any person to whom the application is made in the manner

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provided, directly or indirectly, discriminate in the terms, conditions, or privileges relating to the

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obtaining or use of any financial assistance against any applicant because of the race, color, religion,

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sex, sexual orientation, gender identity or expression, marital status, military status as a veteran

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with an honorable discharge or an honorable or general administrative discharge, servicemember

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in the armed forces, country of ancestral origin, disability, age, familial status, or on the basis that

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a tenant or applicant or a member of the household is, or has been, or is threatened with being the

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victim of domestic abuse, or that the tenant or applicant has obtained, or sought, or is seeking relief

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from any court in the form of a restraining order for protection from domestic abuse, of the applicant

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or of the existing or prospective occupants or tenants. Nothing in this subsection shall be construed

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to prohibit any written or oral inquiry as to whether the applicant is over the age of eighteen (18).

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     (c) Nothing in this section contained shall be construed in any manner to prohibit or limit

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the exercise of the privilege of every person and the agent of any person having the right to sell,

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rent, lease, or manage a housing accommodation to establish standards and preferences and set

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terms, conditions, limitations, or specifications in the selling, renting, leasing, or letting thereof or

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in the furnishing of facilities or services in connection therewith that do not discriminate on the

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basis of the race, color, religion, sex, sexual orientation, gender identity or expression, marital

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status, lawful source of income, military status as a veteran with an honorable discharge or an

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honorable or general administrative discharge, servicemember in the armed forces, country of

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ancestral origin, disability, age, familial status, or on the basis that a tenant or applicant or a member

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of the household is, or has been, or is threatened with being the victim of domestic abuse, or that

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the tenant or applicant has obtained, or sought, or is seeking relief from any court in the form of a

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restraining order for protection from domestic abuse, of any prospective purchaser, lessee, tenant,

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or occupant thereof or on the race, color, religion, sex, sexual orientation, gender identity or

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expression, marital status, lawful source of income, military status as a veteran with an honorable

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discharge or an honorable or general administrative discharge, servicemember in the armed forces,

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country of ancestral origin, disability, age, or familial status of any person with whom the

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prospective purchaser, lessee, tenant, or occupant is or may wish to be associated. Nothing

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contained in this section shall be construed in any manner to prohibit or limit the exercise of the

 

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privilege of every person and the agent of any person making loans for, or offering financial

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assistance in, the acquisition, construction, rehabilitation, repair, or maintenance of housing

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accommodations to set standards and preferences, terms, conditions, limitations, or specifications

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for the granting of loans or financial assistance that do not discriminate on the basis of the race,

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color, religion, sex, sexual orientation, gender identity or expression, marital status, military status

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as a veteran with an honorable discharge or an honorable or general administrative discharge,

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servicemember in the armed forces, country of ancestral origin, disability, age, familial status, or

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on the basis that a tenant or applicant or a member of the household is, or has been, or is threatened

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with being the victim of domestic abuse, or that the tenant or applicant has obtained, or sought, or

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is seeking relief from any court in the form of a restraining order for protection from domestic

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abuse, of the applicant for the loan or financial assistance or of any existing or prospective owner,

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lessee, tenant, or occupant of the housing accommodation. If a landlord requires that a prospective

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or current tenant have a certain minimum level of income, the standard for assessing eligibility

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shall be based only on the portion of the rent to be paid by the tenant, taking into account the value

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of any federal, state, or local rental assistance or housing subsidy.

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     (d) An owner may not refuse to allow a person with a disability to make, at his or her

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expense, reasonable modifications of existing premises occupied or to be occupied by the person if

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the modifications may be necessary to afford the person full enjoyment of the premises, except that,

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in the case of a rental, the owner may, where it is reasonable to do so, condition permission for a

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modification on the renter agreeing to restore the interior of the premises to the condition that

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existed before the modification, reasonable wear and tear excepted. Where it is necessary in order

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to ensure with reasonable certainty that funds will be available to pay for the restorations at the end

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of the tenancy, the landlord may negotiate as part of the restoration agreement a provision requiring

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that the tenant pay into an interest bearing escrow account, over a reasonable period, a reasonable

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amount of money not to exceed the cost of the restorations. The interest in the account shall accrue

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to the benefit of the tenant. The restoration deposition shall be exempt from § 34-18-19(a) but will

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be subject to § 34-18-19(b) -- through (f) inclusive.

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     (e)(1) An owner may not refuse to make reasonable accommodations in rules, policies,

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practices, or services when those accommodations may be necessary to afford an occupant with a

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disability equal opportunity to use and enjoy a dwelling.

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     (2) Every person with a disability who has a guide dog or other personal assistive animal,

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or who obtains a guide dog or other personal assistive animal, shall be entitled to full and equal

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access to all housing accommodations provided for in this section and shall not be required to pay

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extra compensation for the guide dog or other personal assistive animal but shall be liable for any

 

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damage done to the premises by a guide dog or other personal assistive animal. For the purposes

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of this subsection, a "personal assistive animal" is an animal specifically trained by a certified

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animal training program to assist a person with a disability to perform independent living tasks.

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     (f) Any housing accommodation of four (4) units or more constructed for first occupancy

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after March 13, 1991, shall be designed and constructed in such a manner that:

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     (1) The public use and common use portions of the dwellings are readily accessible to and

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usable by persons with disabilities;

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     (2) All the doors designed to allow passage into and within all premises within the

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dwellings are sufficiently wide to allow passage by persons with disabilities in wheelchairs;

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     (3) All premises within the dwellings contain the following features of adaptive design:

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     (i) Accessible route into and through the dwelling;

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     (ii) Light switches, electrical outlets, thermostats, and other environmental controls in

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accessible locations;

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     (iii) Reinforcements in bathroom walls to allow later installation of grab bars; and

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     (iv) Usable kitchens and bathrooms such that an individual in a wheelchair can maneuver

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about the space. To the extent that any state or local building codes, statutes, or ordinances are

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inconsistent with this section, they are hereby repealed. The state building code standards

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committee is hereby directed to adopt rules and regulations consistent with this section as soon as

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possible, but no later than September 30, 1990.

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     (g) Compliance with the appropriate requirements of the state building code 14

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"accessibility for individuals with disabilities for residential use groups" suffices to satisfy the

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requirements of subsection (f).

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     (h) As used in subsection (f), the term "housing accommodation of four (4) units or more"

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means:

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     (1) Buildings consisting of four (4) or more units if those buildings have one or more

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elevators; and

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     (2) Ground floor units in other buildings consisting of four (4) or more units;

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     (i) Nothing in subsection (f) shall be construed to limit any law, statute, or regulation that

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requires a greater degree of accessibility to persons with disabilities.

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     (j) Nothing in this section requires that a dwelling be made available to an individual whose

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tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy

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would result in substantial physical damage to the property of others.

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     (k) Nothing contained in this chapter shall be construed to prohibit an owner, lessee,

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sublessee, or assignee from advertising or selecting a person of the same or opposite gender to rent,

 

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lease, or share the housing unit that the owner, lessee, sublessee, or assignee will occupy with the

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person selected.

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     (l) No person shall aid, abet, incite, compel, or coerce the doing of any act declared by this

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section to be an unlawful housing practice; or obstruct or prevent any person from complying with

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the provisions of this chapter or any order issued thereunder; or attempt directly or indirectly to

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commit any act declared by this section to be an unlawful housing practice.

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     (m) No owner; person defined in § 34-37-3(13); person to whom application is made for a

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loan or other form of financial assistance for the acquisition, construction, rehabilitation, repair, or

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maintenance of any housing accommodation, whether secured or unsecured; no financial

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organization governed by the provisions of title 19 or any other credit-granting commercial

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institution; or respondent under this chapter; or any agent of these shall discriminate in any manner

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against any individual because he or she has opposed any practice forbidden by this chapter, or

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because he or she has made a charge, testified, or assisted in any manner in any investigation,

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proceeding, or hearing under this chapter.

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     (n) Nothing in this section shall prevent a landlord from proceeding with eviction action

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against a tenant who fails to comply with § 34-18-24(7).

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     34-37-5.3. Fostering of segregated housing prohibited.

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     It shall be an unlawful discriminatory housing practice to for profit induce, or attempt to

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induce, any person to sell or rent any dwelling by representations regarding the entry or prospective

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entry into the neighborhood of a person or persons of a particular race, color, religion, marital

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status, lawful source of income, military status as a veteran with an honorable discharge or an

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honorable or general administrative discharge, servicemember in the armed forces, country of

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ancestral origin, sex, sexual orientation, gender identity or expression, age, disability, or familial

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status.

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     SECTION 2. Chapter 34-37 of the General Laws entitled "Rhode Island Fair Housing

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Practices Act" is hereby amended by adding thereto the following section:

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     34-37-4.6. Discrimination based on lawful source of income - Exemption.

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     Nothing in this chapter shall prohibit an owner of a housing accommodation from refusing

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to rent to a person based on their lawful source of income if the housing accommodation is three

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(3) units or less, one of which is occupied by the owner.

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     SECTION 3. This act shall take effect upon passage.

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EXPLANATION

BY THE LEGISLATIVE COUNCIL

OF

A N   A C T

RELATING TO PROPERTY -- RHODE ISLAND FAIR HOUSING PRACTICES ACT

***

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     This act would prohibit discrimination in housing against those persons who have a lawful

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source of income.

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     This act would take effect upon passage.

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