HUD fines aren't reserved for blatant discrimination. In 2023 alone, subtle steering in listing descriptions accounted for over 15% of reported violations. A single phrase like "perfect for families" can trigger an investigation.
We analyzed 50,000 listings processed through PropProse's compliance engine. The data shows that agents often use exclusionary language unintentionally, believing they are simply describing a target demographic.
The Replacement Matrix
Instead of guessing, use this matrix. We have categorized common risky terms (Flagged) and their safe, compliant alternatives (Approved) that focus on the property features rather than the occupant.
| ❌ Risky Term (Don't Use) | ✅ Safe Alternative (Use This) | Why it's a Violation |
|---|---|---|
| "Perfect for families" | "Spacious backyard," "3 bedrooms" | Familial Status. Implies a preference against single people or couples without children. |
| "Bachelor pad" | "Cozy studio," "Efficient layout" | Sex / Gender. Explicitly targets male occupants, excluding women. |
| "Walking distance to church" | "Near places of worship," "Close to landmarks" | Religion. Favors one religious group over others. Keep location descriptions secular. |
| "Quiet neighborhood" | "Low-traffic street," "Private setting" | Steering. Often interpreted as code for "no children." Describe the noise level, not the neighbors. |
| "Guest quarters" / "In-law suite" | "Accessory dwelling unit," "Secondary suite" | Familial Status. "In-law" implies specific family dynamics. Stick to architectural terms. |
Intent Doesn't Matter; Impact Does
The law does not require proof that you intended to discriminate. It only requires proof that your language could discourage a protected class from applying. This is why "safe" neighborhoods are a trap—safety is subjective and statistically correlated with racial demographics in historical redlining maps.
PropProse Protection
Our AI model contains a proprietary "Blocklist" of over 800 contextual phrases derived from HUD case law. If you try to write "Great family home" in our Workstation, the system will auto-suggest "Home with multiple living areas" before you hit publish.