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ATJ Conf RHEIR 6 1 2011

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EGDunn

Presentation on the probable disparate impact of judicial records systems on the rental housing opportunities of African-American women with children. Given at 2011 Access to Justice Conference in Kennewick, Wash.

1  sur  36
Rental Housing’s Elephant in the Room The probable disparate impact of unlawful detainer case records in rental housing admissions
Eric Dunn, Staff Attorney Northwest Justice Project 401 Second Ave. S., Ste. 407 Seattle, Washington 98104 Tel. (206) 464-1519, ext. 234 [email_address] Merf Ehman, Managing Attorney Columbia Legal Services 101 Yesler Way Seattle, Washington 98104 Tel. (206) 287-9651 [email_address]
Fair Housing in Washington ,[object Object],[object Object],[object Object]
[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],Equal Access, Use & Enjoyment
Residential Tenant-Selection ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Disparate Treatment ,[object Object],[object Object],[object Object],On Montgomery between Linden and Norton. 2843 Montgomery St. 2 MONTHS RENT FREE!! Lovely 2 bedroom and 1 bath house. Large living, dining room, laundry room, and a large porch perfect for the summer. Partially fenced yard. Pets ok with extra deposit. Owner pays garbage. No section 8. Good credit required. One year lease required.
Circumstantial Evidence ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Disparate Impact ,[object Object],[object Object],[object Object],[object Object]
What makes a good tenant? ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Tenant-Selection Factors ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Criminal & eviction records often lead to denial of housing
Does the denial of housing to applicants with criminal or eviction records cause a disparate impact on members of any protected class?
Criminal Records: Racial Disparities ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Is the denial of rental housing to applicants with criminal records justified by a compelling business necessity?
Common justifications given for rejecting rental applicants with criminal records… ,[object Object],[object Object],[object Object],[object Object],Then again, so could a person with no criminal record…
Does a landlord owe a duty to protect tenants from criminal acts of third parties (e.g., other tenants? ,[object Object],[object Object]
After 5 Years, Offenders No More Likely Than Non-Offenders to Be Re-Arrested (Kurlychek, et al. “Scarlet Letters & Recidivism: Does An Old Criminal Record Predict Future Criminal Behavior?,” 2006)
Criminal Records: A Poor Proxy ,[object Object],[object Object],[object Object],[object Object]
Race Disparities: Factors ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Criminal history: factors ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Relevant Cases ,[object Object],[object Object],[object Object],[object Object]
Relevant Cases: Washington ,[object Object],[object Object],[object Object],[object Object]
Rule: denial of rental housing based on criminal convictions ,[object Object],[object Object]
Eviction Records ,[object Object],[object Object],[object Object]
Eviction Records ,[object Object],[object Object],[object Object]
Possible business justifications for denying housing to applicants with unlawful detainer records: ,[object Object],[object Object],[object Object],[object Object],[object Object]
UD Records: Factors ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Rule: denial of rental housing based on eviction filings ,[object Object],[object Object],[object Object]
Disparate Impact Revisited ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Empirical Studies (1) ,[object Object],[object Object],[object Object]
Empirical Studies (2) ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Eviction Demographics: King County
King County Eviction Data ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
The Elephant in the Room ,[object Object],[object Object],[object Object]
Eliminating Bias in the System ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Access to Justice Concerns 2.0 ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]

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ATJ Conf RHEIR 6 1 2011

  • 1. Rental Housing’s Elephant in the Room The probable disparate impact of unlawful detainer case records in rental housing admissions
  • 2. Eric Dunn, Staff Attorney Northwest Justice Project 401 Second Ave. S., Ste. 407 Seattle, Washington 98104 Tel. (206) 464-1519, ext. 234 [email_address] Merf Ehman, Managing Attorney Columbia Legal Services 101 Yesler Way Seattle, Washington 98104 Tel. (206) 287-9651 [email_address]
  • 3.
  • 4.
  • 5.
  • 6.
  • 7.
  • 8.
  • 9.
  • 10.
  • 11. Criminal & eviction records often lead to denial of housing
  • 12. Does the denial of housing to applicants with criminal or eviction records cause a disparate impact on members of any protected class?
  • 13.
  • 14. Is the denial of rental housing to applicants with criminal records justified by a compelling business necessity?
  • 15.
  • 16.
  • 17. After 5 Years, Offenders No More Likely Than Non-Offenders to Be Re-Arrested (Kurlychek, et al. “Scarlet Letters & Recidivism: Does An Old Criminal Record Predict Future Criminal Behavior?,” 2006)
  • 18.
  • 19.
  • 20.
  • 21.
  • 22.
  • 23.
  • 24.
  • 25.
  • 26.
  • 27.
  • 28.
  • 29.
  • 30.
  • 31.
  • 33.
  • 34.
  • 35.
  • 36.

Notes de l'éditeur

  1. Though, intent may be inferred from landlord’s unwillingness to use less-discriminatory alternative
  2. Small claims suits (security deposits), fair housing claims, DVPOs, personal injury suits
  3. A person who has committed a criminal offense in the past may be more likely to commit a criminal offense in the future
  4. Focus on facts of the crime, not its legal classification (felony/misdemeanor, degree, charge, etc.)
  5. Applicant’s criminal history could be considered
  6. Possibly on groups more highly-represented among renters as well
  7. Most UDs are based on non-payment of rent and happen after an income disruption (lost job, loss of roommate etc.); note parallels to criminal records—except that there is not even necessarily a “conviction”
  8. Could establish grounds for race, “color” based Disp. Imp. claims