“If you had a veterans voucher or section 8 voucher, this house is not, does not have that permit.”

Long Island Housing Services (LIHS) settled a housing discrimination complaint against Howard Hanna Coach Realtors and Justine Nerzig based on an allegation of Source of Income Discrimination. Howard Hanna Coach Realtors is a licensed real estate company with an office in Huntington, New York. Nerzig is a licensed real estate agent with Howard Hanna Coach Realtors.

Source of Income Discrimination Investigation

As part of a 2022 systematic investigation, LIHS initiated testing against Howard Hanna Coach Realtors. The testing and investigation revealed evidence that prompted LIHS to file a complaint that Nerzig refused to assist an individual with housing subsidies, such as Section 8 Housing Choice Vouchers and Veterans Affairs Supportive Housing (VASH).

New York State, Suffolk County, and Nassau County Human Rights Laws prohibit discrimination based on a lawful source of income. Source of income discrimination occurs when a housing provider refuses to accept a lawful source of income, including, but not limited to, Supplemental Social Income (SSI), Social Security Disability (SSD), Section 8 Housing Choice Voucher Program, VASH, Nursing Home Transition and Diversion (NHTD) Housing Subsidy, Olmstead Housing Subsidy (OHS), Traumatic Brain Injury (TBI) Medicaid Waiver program, or child support.

It is unlawful to Reject Veterans Voucher and Housing Voucher Holders
Testers were told by Nerzig that the landlord was not approved for Section 8 Housing Choice Vouchers or any other vouchers and that the vouchers would not be accepted. Specifically, Nerzig told a tester that the landlord was “not voucher approved from the town of Huntington. If you had a veterans voucher or section 8 voucher, this house is not, does not have that permit.” No municipality requires a permit to rent to a voucher holder. Municipalities require a rental permit to rent to anyone, and it is unlawful to rent without one.

Reinforcing Fair Housing Rights

LIHS negotiated the settlement agreement which included monetary damages of $7,000 to LIHS, and the Respondents agreed to the following affirmative relief:

• Howard Hanna Coach Realtors agreed to offer free brokerage services to four clients with housing subsidies until the clients secure housing. LIHS will refer four clients with housing subsidies to Howard Hanna Coach Realtors.
• Adoption of non-discrimination fair housing policy.
• Update Coachrealtors.com website with a link to New York State Division of Human Rights (NYSDHR).
• Respondent Nerzig will participate in fair housing training.
• Amend the website to include a statement “we welcome all lawful sources of income.”
• Display NYSDHR poster in a conspicuous location in their place of business.

People who believe that they have experienced housing discrimination in Nassau or Suffolk Counties, can contact Long Island Housing Services, Inc. at 631-567-5111 ext. 375. Hablamos Español 631-567-5111 Ext. 378 or info@lifairhousing.org

Veterans and low-income renters need government provided housing

“This important resolution, which upholds fair housing protections for residents, was made possible, in part, through the funding and partnership with the County of Suffolk, Suffolk County Human Rights Commission, and New York State Homes and Community Renewal,” said Ian Wilder, Long Island Housing Services’ Executive Director.

“Veterans and low-income individuals being unable to use the vouchers that our federal government has provided is particularly troubling,” Wilder continued. This is not an isolated incident; we continue to see complaints about Source of Income discrimination across Long Island, New York State, and the nation. This pattern reflects a systemic market failure that must be addressed. There is simply no excuse for real estate agencies to perpetuate Source of Income discrimination, as it has been unlawful in Suffolk since 2018 and across New York State since 2019. Real estate agents already have regular education requirements in fair housing that should prevent this type of discrimination.

“Moreover, the Long Island Board of Realtors has established a public website that informs real estate agents and their clients about what is unlawful under Source of Income law. Agents must recognize that failing to advise their clients against requests that violate fair housing laws comes with significant cost. Given that the market continues to refuse these vouchers, despite the available corrective actions, we urge the federal government to allocate substantial funds to return to building and maintaining affordable housing. This is essential to achieving our national goals of providing housing for low-income individuals and Veterans.”

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Founded in 1969, Long Island Housing Services, Inc. is a private, nonprofit HUD-qualified Fair Housing Enforcement Organization and a federally certified Housing Counseling agency. Long Island Housing Services’ mission is the elimination of unlawful discrimination and promotion of decent and affordable housing through advocacy and education. (www.LIFairHousing.org)

The Fair Housing enforcement and advocacy work of LIHS was supported through funding from Suffolk County Human Rights Commission and New York State Homes and Community Renewal. The author and publisher are solely responsible for the accuracy of the statements and interpretations contained in this publication. Such interpretations do not necessarily reflect the views of Suffolk County or New York State governments.