[HISTORY: Adopted by the Mayor and Board of Trustees of the Village of Flossmoor 10-18-1999 by FMC-355 (Ch. 22, Art. X, of the 1964 Code). Amendments noted where applicable.]
A. 
Declaration of policy. In the exercise of its power to regulate for the protection of the public health, safety, morals, and welfare, it is declared to be the public policy of this Village to assure fair housing and freedom from discrimination throughout the community, to protect the community from the effects of residential segregation by race, color, religion, sex, sexual orientation, physical or mental disability, family status, national origin, creed, marital status, military status, order of protection status, age or ancestry, and to secure to its citizens the economic, social, and professional benefits of living in a stable, integrated society.
[Amended 7-7-2014 by Ord. No. 2014-1783]
B. 
Construction. This chapter shall be construed according to the fair import of its terms, and shall be liberally construed to further the purposes and policy stated and the special purposes of the particular provisions involved.
As used in this chapter, the following terms have the following meanings:
ACCESSIBLE
When used with respect to the public and common use areas of a building containing covered multifamily dwellings, means that the public or common use areas of the building can be approached, entered, and used by individuals with physical disabilities.
ACCESSIBLE ROUTE
A continuous unobstructed path connecting accessible elements and spaces in a building or within a site that can be negotiated by an individual with a disability using a wheelchair and that is also safe for and usable by people with other disabilities. A route that complies with the appropriate requirements of the American National Standards Institute's ANSI A117.1-1986 or a comparable standard is an accessible route.
ADMINISTRATOR
The person designated by the corporate authorities of the Village to administer the provisions of this chapter. (See § 146-1-7.)
ADJUDICATIVE AGENCY
The agency designated by the corporate authorities of the Village to conduct hearings and adjudicate charges of violations of this chapter. For the purposes of this chapter, that body shall be the Fair Housing Review Board.
AFFIRMATIVE MARKETING
Attempting to attract all prospective buyers and renters with special efforts to attract person of a race or national origin least likely to apply through the normal operations of the marketplace.
AGENT
See "real estate broker."
AGGRIEVED PARTY/PERSON
Includes any person who claims to have been injured by a discriminatory housing practice or believes that he or she will be injured by a discriminatory housing practice that is about to occur.
BOARD
The Fair Housing Review Board.
BROKER
Includes any person authorized to perform an action on behalf of another person regarding any matter related to the sale or rental of dwellings, including offers, solicitations or contracts and the administration of matters regarding such offers, solicitations or contracts or any residential real estate-related transactions.
BUILDING
A structure, facility, or portion thereof that contains or serves one or more dwelling units.
BUILDING ENTRANCE ON AN ACCESSIBLE ROUTE
An accessible entrance to a building that is connected by an accessible route to public transportation stops, to accessible parking and passenger loading zones, or to public streets or sidewalks, if available.
CHARGE
An allegation contained in a complaint.
CIVIL RIGHTS VIOLATION
Includes and shall be limited to only those specific acts set forth in §§ 146-1-3, 146-1-4 and 146-1-5 of this chapter.
COMMON USE AREAS
Rooms, spaces or elements inside or outside of a building that are made available for the use of residents of a building or the guests thereof. These areas include hallways, lounges, lobbies, laundry rooms, refuse rooms, mail rooms, recreational areas and passageways among and between buildings.
COMPLAINT
The document filed by a complainant with the Administrator.
COMPLAINANT
A party/person who files a complaint.
CONCILIATION
The resolution of issues raised by a complaint, or the investigation of such charge, through informal negotiations involving the aggrieved party, the respondent and the Administrator.
CONCILIATION AGREEMENT
A written agreement setting forth the resolution of the issues in conciliation.
CONTROLLED SUBSTANCE
Any drug or other substance, or immediate precursor included in the definition in Section 102 of the Controlled Substances Act (21 U.S.C. § 802).
DISCRIMINATE
To treat any person differently from others because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
[Amended 7-7-2014 by Ord. No. 2014-1783]
DISABILITY (HANDICAP in the Fair Housing Act, as amended)
With respect to an individual with a physical or mental impairment which substantially limits one or more major life activities, a record of having such an impairment, or being regarded as having such an impairment. The term "disability," wherever used in this chapter, includes the physical or mental impairments of:
A. 
An actual or prospective buyer, renter or borrower; or
B. 
An individual residing in or intending to reside in the dwelling with the buyer, renter or borrower after the dwelling is sold, rented or made available.
DWELLING
Any building structure or portion thereof which is occupied as, or designed or intended for occupancy as, a residence by one or more families or unrelated individuals, and any vacant land which is offered for sale or lease for the construction or location thereon of any such building, structure or portion thereof.
ELDERLY PERSON
A person 55 years or older.
ENTRANCE
Any access point to a building or portion of a building used by residents for the purpose of entering.
EXTERIOR
All areas of the premises outside of an individual dwelling unit.
FAMILIAL STATUS
A. 
One or more individuals who have not attained the age 18 years being domiciled with:
(1) 
A parent or a person having legal custody of such individual or individuals;
(2) 
The designee of such parent or other person having such custody, with the written permission of such parent or other person; or
B. 
Persons who are pregnant or in the process of securing legal custody of any individual who has not attained the age of 18.
FINANCIAL INSTITUTION
Any bank, credit union, insurance company, mortgage banking company, savings and loan association, or other entity or organization which makes or purchases loans or provides other financial assistance and which operates or has a place of business in the State of Illinois.
HEARING
That part of an adjudicative proceeding that involves the submission of evidence, either by oral presentation or written submission, and includes the submission of briefs and oral arguments on the evidence and applicable law.
HEARING AGENCY
The agency designed by the corporate authorities of the Village to conduct hearings on, and adjudicate the question of, ordinance violations. For the purposes of this chapter, that body shall be the Fair Housing Review Board.
HOUSING ACCOMMODATION
Includes any improved or unimproved real property or part thereof which is used or occupied or is intended, arranged or designed to be used or occupied as the home or residence of one or more individuals.
HOUSING FOR OLDER PERSONS
A. 
All housing that is provided under state and federal programs for elderly persons as defined by the specific programs, providing United States HUD approval has been secured; or
B. 
Housing that is intended for, and solely occupied by person 62 years of age or older, or
C. 
Communities in which at least 80% of all units are occupied by one person 55 years of age or older, if the existence of significant facilities and services specifically designed to meet the physical and social needs of older persons can be documented.
INTERIOR
The spaces, parts, components or elements of an individual dwelling unit.
LEASE
Includes any sublease, assignment, or rental and any contract to enter into any of the foregoing.
LOAN
Includes, but is not limed to, the providing of funds, for consideration, which are:
A. 
Sought for the purpose of purchasing, constructing, improving, repairing, or maintaining a housing accommodation;
B. 
Sought for any commercial or industrial purposes; or
C. 
Secured by residential real estate.
MARITAL STATUS
The legal status of being married, single, separated, divorced or widowed.
MODIFICATION
Any change to the public or common use areas of a building or any change to a dwelling unit.
NATIONAL ORIGIN
The place in which a person or one of his or her ancestors was born.
OFFER
Includes every attempt by means of written or oral communications to present for acceptance or rejection, to hold out or proffer, to make a proposal to or to exhibit real estate that may be taken or received with the intention of ultimately entering a real estate transaction.
OWNER
Any person who holds legal or equitable title to, or owns any beneficial interest in, any real estate, or who holds legal or equitable title to shares of, or any beneficial interest in, an entity which owns any real estate.
PERSON
Includes one or more individuals, corporations, partnerships, associations, labor organizations, labor organizations, legal representatives, mutual companies, joint-stock companies, trusts, unincorporated organizations, trustees, or trustees in cases under Title 11 of the United States Code.
PERSON IN THE BUSINESS OF SELLING OR RENTING DWELLINGS
Any person who:
A. 
Within the preceding 12 months has participated as principal in three or more transactions involving the sale or rental of any dwelling or any interest therein; or
B. 
Within the preceding 12 months, has participated as agent, other than in the sale of his or her own personal residence, in providing sales or rental facilities or sales or rental services in two or more transactions involving the sale or rental of any dwelling or interest therein; or
C. 
Is the owner of any dwelling designed or intended for occupancy by, or occupied by, five or more families.
PHYSICAL OR MENTAL DISABILITY (HANDICAP OR IMPAIRMENT)
Includes any physiological disorder or condition, cosmetic disfigurement, or anatomical loss affecting one or more of the following body systems: neurological; musculoskeletal; special sense organs, respiratory, including speech organs; cardiovascular, reproductive, digestive, genitourinary; hemic and lymphatic; skin; and endocrine; or any mental or psychological disorder, such as mental retardation, organic brain syndrome, emotional or mental illness, and specific learning disabilities.
PREMISES
The interior or exterior spaces, parts, components or elements of a building, including individual dwelling units and the public and common use areas of a building.
PUBLIC USE AREAS
Interior or exterior rooms or spaces of a building that are made available to the general public. Public use may be provided at a building that is privately or publicly owned.
REAL ESTATE BROKER, AGENT or SALESPERSON
A person, whether licensed or not, who, for or with expectation of receiving a consideration, lists, sells, purchases, exchanges, rents or leases real property, or who negotiates any of those activities or who holds himself out as engaged in these activities.
REAL ESTATE TRANSACTION
The purchase, sale of fee or equitable title to, or beneficial interest in, or rental or lease of, any real property; or an option to do any of the foregoing, or any negotiation, listing, contract, or agreement in connection therewith. "Real estate transaction" also includes the brokering or appraising of residential real property and the making or purchasing of loans or providing other financial assistance for purchasing, constructing, improving, repairing or maintaining a dwelling secured by residential real estate.
[Amended 7-7-2014 by Ord. No. 2014-1783]
REAL PROPERTY
Includes buildings, structures, real estate, lands, tenements, lease holds, interests in real estate cooperative, condominiums, and hereditaments, corporeal and incorporeal.
RELIGION
Includes all aspects of religious observance and practice, as well as belief; and all aspects of religious nonobservance, nonpractice and nonbelief.
RENT
To lease, sublease, let, and otherwise grant for consideration the right to occupy premises not owned by the occupant.
RESPONDENT
A. 
The person or other entity against whom a discriminatory housing practice has been alleged in a complaint;
B. 
Any other person or entity identified in the course of investigation and notified as required under § 146-1-8 of this chapter.
SALE
Includes any contract to sell, exchange or to convey, transfer or assign legal or equitable title to or a beneficial interest in real property.
SALESPERSON
See "real estate broker."
SEX
The status of being male or female.
VARYING TERMS AND CONDITIONS
Includes, but is not limited to, the following practices:
A. 
Requiring a greater down payment than is usual for the particular type of a loan involved.
B. 
Requiring a shorter period of amortization than is usual for the particular type of loan involved.
C. 
Charging a higher interest rate than is usual for the particular type of loan involved.
D. 
Underappraising of real estate or other items of property offered as security.
[Amended 7-7-2014 by Ord. No. 2014-1783]
It shall be unlawful to:
A. 
Refusal to negotiate, deal, sell or rent. Refuse to sell or rent, after the making of a bona fide offer, or to refuse to negotiate for the sale or rental of, or otherwise make unavailable or deny a dwelling to any person because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
B. 
Discriminatory terms. Discriminate against any person in the terms, conditions, or privileges of sale or rental of a dwelling, or in the provision of services or facilities in connection therewith, because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
C. 
Advertisements, signs, notices. Make, print, circulate, or publish, or cause to be made, printed, or published, any written or oral notice, statement, or advertisement, with respect to the sale or rental of a dwelling that indicates any preference, limitation, or discrimination based on race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry or an intention to make such preference, limitation, or discrimination. Discriminatory notices, statements and advertisements include, but are not limited to:
(1) 
Using words, phrases, photographs, illustrations, symbols, or forms which convey that dwellings are available or not available to a particular group of persons because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
(2) 
Expressing to agents, brokers, employees, prospective sellers or renters or any other persons a preference for or limitation on any purchaser or renter because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry of such persons.
(3) 
Selecting media or locations for advertising the sale or rental of dwellings which deny particular segments of the housing market information about housing opportunities because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
(4) 
Refusing to publish advertising for the sale or rental of dwellings, or requiring different charges or terms for such advertising because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
D. 
Withholding dwellings. Represent to any person because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry that any dwelling is not available for inspection, sale, or rental when such dwelling is in fact available.
E. 
Inducement of sale or rental, misrepresentation. For profit, to induce or attempt to induce a person to sell or rent a dwelling by representation regarding the entry or prospective entry into the neighborhood of a person or persons of a particular race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry. Prohibited actions under this section include, but are not limited to:
(1) 
Engaging for profit in conduct (including uninvited solicitations for listings) which conveys to a person that a neighborhood is undergoing or is about to undergo a change in persons of a particular race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry, in order to encourage persons to offer a dwelling for sale or rental.
(2) 
Encouraging, for profit, any person to sell or rent a dwelling through assertions that the entry or prospective entry of persons of a particular race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry can or will result in undesirable consequences for the project, neighborhood or community, such as a lowering of property values, an increase in criminal or antisocial behavior, or a decline in the quality of schools or other services or facilities.
(3) 
Soliciting or entering into any agreement for the sale, lease or listing for sale or lease of any property within the Village, on the ground of loss of value, due to the present or prospective entry into any neighborhood of any person or persons of any particular race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
(4) 
Distributing or causing to be distributed, written material or statements designed to induce any person to sell or lease real property because of any alleged or actual, present or prospective change in the race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry of persons in the Village or neighborhood.
(5) 
Making any representation concerning the listing for sale or the anticipating listing for sale or the sale of any real property for the purpose of inducing or attempting to induce the sale or listing for sale of any real property, that the presence or anticipated presence of persons of any particular race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry in the area will or may result in the lowering of real property values in the block, neighborhood or area in which the property is located.
F. 
Lending. Discriminate, in connection with borrowing or lending money, guaranteeing or purchasing loans, accepting mortgages, or otherwise financing the purchase, construction, improvement, repair or maintenance of a dwelling, or the making or purchasing of loans or the provision of other financial assistance secured by residential real estate, because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry. Such discrimination includes, but is not limited to:
(1) 
Denying or delaying any of the services normally offered by such an institution, including the processing of a loan or other financial assistance;
(2) 
Making a transaction unavailable;
(3) 
Varying the terms or conditions, or otherwise discriminating in the fixing of the amount, interest rate, duration, or other terms or conditions of a loan or other financial assistance.
(4) 
Providing any person with any service which is different from, or provided in a different manner than, that which is provided to other persons similarly situated;
(5) 
Refusing to purchase or imposing different terms or conditions on loans or other debts or securities which support the purchase, construction, improvement, repair or maintenance of a dwelling, or which are secured by residential real estate; and
(6) 
Denying or varying the terms and conditions of a loan on the basis that a specific parcel of real estate offered as security is located in a specific parcel of real estate offered as security is located in a specific geographical area.
G. 
Appraising/insurance. Discriminate in the appraisal of the value of real estate or in the sale of insurance in connection with a real estate transaction because of the race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry of the person.
H. 
Varying rents/sale price. Impose different sale prices or rental charges for the sale or rental of a dwelling upon any person because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
I. 
Qualification criteria. Use different qualification criteria or applications, or sale or rental standards or procedures, such as income standards, application requirements, application fees, credit analysis or sale or rental approval procedures or other requirements, because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
J. 
Eviction. Evict tenant because of their race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry or because of the race, color, religion, sex, physical or mental disability, familial status, national origin, creed, marital status, unfavorable military discharge, age or ancestry of a tenant's guest.
K. 
Listings. Enter into a listing agreement which discriminates against any person because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
L. 
Discrimination in membership or services. Deny any person access to or membership or participation in any multiple-listing service, real estate brokers' organization or other service, organization, or facility relating to the business of selling or renting dwellings or to discriminate against any person in the terms or conditions of such access, membership or participation because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry. Prohibited actions under this section include, but are not limited to:
(1) 
Setting different fees for access to or membership in a multiple-listing service based on race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry;
(2) 
Denying or limiting benefits accruing to members in a real estate brokers' organization because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry;
(3) 
Imposing different standards or criteria for membership in real estate or rental organizations based on race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry;
(4) 
Establishing board or multilisting service boundaries, residence or office, location or other membership requirements which have the effect of excluding persons from membership because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
(5) 
Refusing to hire or contract with any person because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
M. 
Steering (restriction of choice). Restrict or attempt to restrict, because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry, the choices of a person by words or acts in connection with buying or renting a dwelling so as to perpetuate, or tend to perpetuate, segregated housing patterns, or to discourage or obstruct integrated housing. Prohibited actions under this section, which are generally referred to as unlawful steering practices include, but are not limited to the following:
(1) 
Discouraging any person from inspecting, purchasing or renting a dwelling because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry; or because of the race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry of persons in a community, neighborhood, or development, so as to perpetuate, or tend to perpetuate, segregated housing patterns, or to discourage or obstruct integrated housing.
(2) 
Discouraging the purchase or rental of a dwelling because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry by exaggerating drawbacks or failing to inform any person of desirable features of a dwelling or of a community, neighborhood, or development, so as to perpetuate, or tend to perpetuate, segregated housing patterns, or to discourage or obstruct integrated housing.
(3) 
Communicating to any prospective purchaser that he or she would not be comfortable or compatible with existing residents of a community, neighborhood or development because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry so as to perpetuate, or tend to perpetuate, segregated housing patterns, or to discourage or obstruct integrated housing.
(4) 
Assigned any person to a particular section of a community, neighborhood or development, or to a particular floor of a building, because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry so as to perpetuate, or tend to perpetuate, segregated housing patterns, or to discourage or obstruct integrated housing.
(5) 
Failing to inform any person of available housing opportunities in a particular section of a community, neighborhood or development, or in a particular building or particular floor of a building because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry, so as to perpetuate, or tend to perpetuate, segregated housing patterns, or to discourage or obstruct integrated housing.
N. 
Participation. Act or undertake to act as a real estate broker, salesperson, or agent with respect to any dwelling, the disposition of which requires said person to participate in discrimination.
O. 
Restrictions. Perform any act of discrimination with the intention or effect of restricting or limiting the housing choice of any person.
P. 
Aiding and abetting. Aid or abet acts performed in violation of this chapter.
Q. 
Interference, coercion, or intimidation. Coerce, intimidate, threaten, or interfere with any person in the exercise or enjoyment of, or on account of his having exercised or enjoyed, or on account of his having aided or encouraged any other person in the exercise or enjoyment of any right granted or protected by this chapter.
R. 
Differential treatment. Engage in any differential treatment toward any prospective seller, purchaser, or tenant because of that person's race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry, or that of the persons in the area in which that property is located.
In addition to those prohibited acts identified in §§ 146-1-3 and 146-1-5, the following shall also be unlawful:
A. 
Discrimination against the disabled.
(1) 
To make an inquiry to determine whether an applicant for a dwelling; a person intending to reside in that dwelling after it is sold, rented or made available; or any person associated with that person has a disability, or to make inquiry as to the nature or severity of a disability of such a person.
(2) 
However, this section does not prohibit the following inquiries, provided these inquiries are made of all applicants, whether or not they have disabilities:
(a) 
Inquiry into the applicant's ability to meet the requirements of ownership or tenancy.
(b) 
Inquiry to determine whether an applicant is qualified for a dwelling available only to persons with disabilities or to persons with a particular type of disability.
(c) 
Inquiry to determine whether an applicant for a dwelling is qualified for a priority available to persons with disabilities or to persons with a particular type of disability.
(d) 
Inquiry to determine whether an applicant for a dwelling is a current illegal abuser or addict of a controlled substance.
(e) 
Inquiry to determine whether an applicant has been convicted of the illegal manufacture or distribution of a controlled substance.
(3) 
Nothing in this section requires that a dwelling be made available to an individual whose tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy would result in substantial physical damage to the property of others.
B. 
Unit modification. To refuse to permit, at the expense of the disabled person, reasonable modifications of existing premises occupied or to be occupied by such person if such modifications may be necessary to afford such person full enjoyment of the premises; except that, in the case of a rental, the landlord may, where it is reasonable to do so, condition permission for a modification on the renter agreeing to restore the interior of the premises to the condition that existed before the modifications, reasonable wear and tear excepted.
C. 
Rules and policies. To refuse to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford such person equal opportunity to use and enjoy the dwelling, including public and common use areas.
D. 
New construction. To fail to design and construct dwellings after March 13, 1991, in such a manner that:
(1) 
Each dwelling has at least one building entrance on an accessible route;
(2) 
The public use and common use portions of such dwellings are readily accessible to and usable by a disabled person;
(3) 
All the doors designed to allow passage into and within all premises within such dwellings are sufficiently wide to allow passage by disabled persons in wheelchairs; and
(4) 
All premises within such dwellings contain the following features of adaptive design:
(a) 
An accessible route into and through the dwelling;
(b) 
Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations;
(c) 
Reinforcements in bathroom walls to allow later installation of grab bars; and
(d) 
Usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space.
E. 
Guide/support dogs. To refuse to sell or rent because a person has a guide, hearing or support dog. It is a civil rights violation for the owner or agent of any housing accommodation to:
(1) 
Refuse to sell or rent after the making of a bona fide offer, or to refuse to negotiate for the sale or rental of, or otherwise make unavailable or deny property to any blind, hearing impaired or physically disabled person because he has a guide, hearing or support dog; or
(2) 
Discriminate against any blind, hearing impaired, or physically disabled person in the terms, conditions, or privileges of sale or rental property, or in the provision of services or facilities in connection therewith, because he has a guide, hearing or support dog; or
(3) 
Require, because a blind, hearing impaired, or physically disabled person has a guide, hearing or support dog, an extra charge in a lease, rental agreement, or contract of purchase or sale, other than for actual damage done to the premises by the dog.
Nothing in this chapter, other than the prohibition against discriminatory advertising (§ 146-1-3C), shall:
A. 
Apply to the following:
(1) 
The rental, lease, or occupancy of a room in an owner-occupied single-family dwelling, provided the owner does not own or have any interest in more than three single-family houses at any one time;
(2) 
Rooms or units in dwelling containing living quarters occupied or intended to be occupied by no more than four families living independently of each other, if the owner actually maintains and occupies one of such living quarters as his or her residence;
B. 
Prohibit a religious organization, association, or society, or any nonprofit institution or organization operated, supervised, or controlled by or in conjunction with a religious organization, association, or society from limiting the sale, rental or occupancy of dwellings which it owns or operates for other than commercial purposes to persons of the same religion, or from giving preference to such persons, unless membership in such religion is restricted because of race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry;
[Amended 7-7-2014 by Ord. No. 2014-1783]
C. 
Prohibit a private club not in fact open to the public, which as an incident to its primary purpose provides lodgings which it owns or operates for other than a commercial purpose, from limiting the rental or occupancy of such lodgings to its members and their guests or from giving preference to its members;
D. 
Prohibit the rental or sale of a dwelling on the basis of age or disability when such dwelling is authorized, approved, financed, or subsidized in whole or in part by a unit of state, local, or federal government;
E. 
Limit the applicability of any reasonable local, state, or federal restrictions regarding the maximum number of occupants permitted to occupy of dwelling;
F. 
Require the rental or sale of a unit to any person convicted of the illegal manufacture or distribution of a controlled substance;
G. 
With regard to discrimination based on familial status, apply with respect of housing for older persons as defined in § 146-1-2 of this chapter;
H. 
Prohibit financial institutions from considering sound underwriting practices in contemplation of any loan to any person. Such practices shall include the following:
(1) 
The willingness and the financial ability of the borrower to repay the loan.
(2) 
The market value of any real estate or other item of property proposed as security for any loan.
(3) 
Diversification of the financial institution's investment portfolio.
I. 
Prohibit a person engaged in the business of furnishing appraisals of real property from taking into consideration factors other than race, color, religion, sex, sexual orientation, physical or mental disability, familial status, national origin, creed, marital status, military status, order of protection status, age or ancestry.
[Amended 7-7-2014 by Ord. No. 2014-1783]
J. 
Prohibit affirmative marketing activities.
A. 
Creation of a Fair Housing Review Board. There is hereby created a Fair Housing Review Board, consisting of the Zoning Board of Appeals of the Village of Flossmoor.
B. 
Duties of a Fair Housing Review Board. The adjudicative responsibilities for this chapter shall be with the Fair Housing Review Board. The Fair Housing Review Board shall have and execute with respect to all dwellings and persons subject to this chapter the power:
(1) 
To hold hearings on, and make findings of fact and conclusions of law with respect to any such complaint;
(2) 
To administer oaths and take sworn testimony;
(3) 
To issue subpoenas for the appearance of witnesses, the production of evidence, or both, in the course of investigations and hearings authorized under this section, if there is reason to believe that a violation has occurred and the testimony of the witness or the documents or items sought by the subpoena are relevant to the investigation. A subpoena shall be served in the same manner as subpoenas issued under the rules of the Illinois Supreme Court to compel appearance of a deponent, and subject to the same witness and mileage fees fixed by law for such subpoenas. A subpoena issued under this section shall identify the person to whom it is directed and the documents or other items sought thereby, if any, and the date, time and place for the appearance of the witness and production of the documents or other items described in the subpoena. In no event shall the date for the examination or production of evidence be less than seven days after service of the subpoena. No later than the time for appearance or production required by the subpoena, the person to whom the subpoena is directed may object to the subpoena, in whole or in part. The objection shall be in writing, delivered to the Fair Housing Review Board, and shall specify the grounds for the objection. For seven days after receipt of a timely objection to a subpoena, the Fair Housing Review Board shall take no action to enforce the subpoena or to initiate prosecution of the person to whom the subpoena is directed. During this seven-day period the Fair Housing Review Board shall consider the grounds for the objection and may attempt to resolve the objection through negotiation with the person to whom the subpoena is directed. The seven-day period may be extended by the Fair Housing Review Board in order to allow completion of any negotiations. The extension shall be, in writing, addressed to the person to whom the subpoena is directed, and shall specify the date on which the negotiation period will end. Negotiations may include such matters as the scope of the subpoena and the time, place and manner of response thereto. The filling of an objection to a subpoena, and negotiations pursuant to an objection, shall not constitute refusal to comply with the subpoena, or interference with or obstruction of an investigation;
(4) 
To seek temporary relief (judicial enforcement) and to enforce its orders in conformity with this chapter;
(5) 
To publish its findings of fact and issue orders in accordance with the provisions of this chapter;
(6) 
To render from time to time, but not less often than every 12 months, a written report to municipal officials of its activities and recommendations with respect to fair housing practice, which written report shall be made public after submission to the Mayor and Trustees; and
(7) 
To adopt, promulgate, amend and rescind, after approval of the Mayor and Trustees, such rules and regulations as may be necessary and desirable to carry out the purpose of this chapter.
The Mayor and Trustees appoint the Zoning Administrator as the Administrator. The Administrator shall have such duties, responsibilities, and powers as are necessary for the implementation of this chapter and additionally, as may be provided by the Mayor and Trustees, including the issuing, initiation, receipt, and due processing of complaints.
A. 
Complaint.
(1) 
Any person aggrieved in any manner by a violation of any provision of this chapter may file with the Administrator a written verified complaint setting forth his or her grievance within one year after the date of the alleged violation. The complaint shall state, on a printed form provided by the Administrator, such detail as to substantially apprise any party properly concerned as to the time, place, and facts surrounding the alleged violation of this chapter.
(2) 
A complaint may be filed against any person alleged to be engaged, to have engaged, or about to engage in a violation of any provision of § 146-1-3, 146-1-4 or 146-1-5 of this chapter.
(3) 
A complaint may also be filed against any person who directs or controls, or has the right to direct or control, the conduct of another person with respect to any aspect of the sale, rental, advertising or financing of dwellings or the provision of brokerage services relating to the sale or rental of dwellings if the other person, acting within the scope of his or her authority as employee or agent of the directing or controlling person, is engaged, has engaged, or is about to engage, in a discriminatory housing practice.
B. 
Notice of complaint.
(1) 
Within 10 calendar days after a complaint has been received or initiated by the Administrator, the Administrator shall serve or cause to be served, either in person or by certified mail, on the person alleged to be in violation of this chapter, hereinafter referred to as the "respondent," a copy of the complaint along with an explanation of the respondent's procedural rights and obligations under this chapter, including applicable time limits and choice of forums.
(2) 
The Administrator shall also, within 10 days of the date on which the complaint was filed, send written notice to the complainant informing the complainant of his or her option to file a complaint with United States HUD, the Illinois Department of Human Rights, federal or state courts, including the dates within which the complainant may exercise such options.
C. 
Injunctive temporary relief.
(1) 
At any time after a complaint is filed and determined to constitute a violation of this chapter, the Administrator may petition the appropriate court for temporary relief, pending final determination of the proceedings under this chapter, including an order or decree restraining the respondent form doing or causing any act which would render ineffectual an order of relief with respect to the complaint. Such petition shall contain a certification by the Administrator that the particular matter presents exceptional circumstances in which irreparable injury will result from a violation of this chapter in the absence of temporary relief.
(2) 
The petition shall be filed in the circuit court for the county in which the respondent resides or transacts business or in which the alleged violation took place.
D. 
Respondent response.
(1) 
The respondent shall serve upon the complainant and the Administrator a verified copy of his or her response to all allegations contained in the complaint within 10 calendar days of the date on which respondent was served with a notice of complaint.
(2) 
The Administrator shall issue a notice of default directed to any respondent who fails to file a verified response to a complaint within 10 calendar days of the date on which the complainant was served, unless the respondent can demonstrate good cause as to why such notice should not be issued.
E. 
Complainant reply. Within 10 calendar days of the date the complainant receives the respondent's response, the complainant may file his reply to said response. If he chooses to file a reply, the complainant shall serve a verified copy of said reply on the respondent or his representative and the Administrator. A party shall have the right to supplement his response or reply at any time that the investigation of the complaint is pending.
F. 
Investigation.
(1) 
The Administrator shall order a prompt investigation of the complaint, completing such an investigation within 100 calendar days after the filing of the complaint.
(2) 
Unless it is impossible to do so, upon review of the report and within 100 calendar days after the filing of the complaint, the Administrator shall determine whether there is substantial evidence that the alleged ordinance violation has been committed or is about to be committed.
(3) 
If the Administrator is unable to make the determination within 100 calendar days after the filing of the complaint, the Administrator shall notify the complainant and respondent, in writing, of the reasons for not doing so.
(4) 
If the Administrator determines that there is no substantial evidence, the complaint shall be dismissed. The reasons for the dismissal shall be set forth in writing and served upon the complainant and respondent(s) and the complainant notified that he or she may seek review of the dismissal order before the Fair Housing Review Board. The complainant shall have 30 calendar days from receipt of notice to file a request for review by the Fair Housing Review Board.
(a) 
The Fair Housing Review Board shall:
[1] 
Uphold the finding of insubstantial evidence; or
[2] 
Reverse the finding of insubstantial evidence and remand the complaint to the Administrator for action pursuant to Subsection G(2).
(b) 
If the Fair Housing Review Board upholds the finding of insubstantial evidence, such action constitutes the decision of the Fair Housing Review Board for purposes of the appeal procedures specified in § 146-1-10.
(5) 
If the Administrator determines that there is substantial evidence, it shall immediately notify the parties and schedule a conciliation meeting.
G. 
Conciliation.
(1) 
During the period beginning with the filing of a complaint and ending with a dismissal or a referral to the Fair Housing Review Board, the Administrator shall, to the extent feasible, engage in conciliation with respect to such complaint.
(2) 
If, after a finding of substantial evidence, the Administrator determines:
(a) 
That conciliation is feasible, the complainant and respondent shall be notified of the time and place of the conciliation meeting by registered or certified mail at least seven calendar days prior thereto and both parties shall appear at the meeting in person or by attorney; or
(b) 
That attempts at conciliation would not further the objectives of this chapter, or that the complaint cannot be resolved by conciliation, the Administrator shall report and transfer the complaint and filings to the Fair Housing Review Board.
(3) 
The Administrator shall attempt by all accepted methods of conciliation and lawful persuasion to resolve the grievance delineated in the complaint.
(4) 
Nothing occurring at the conciliation meeting shall be made public or used as evidence in a subsequent proceeding for the purpose of proving a violation under this chapter unless the complainant and respondent agree, in writing, that such disclosure be made.
(5) 
An agreement arising out of such conciliation shall be treated as a settlement pursuant to Subsection J of this section.
(6) 
A conciliation may provide for binding arbitration of the dispute arising from the complaint. Any such arbitration that results from a conciliation agreement may award relief as provided for in this chapter.
H. 
Hearing on complaint.
(1) 
Within 15 days of receiving a complaint from the Administrator, the Fair Housing Review Board shall, upon due and reasonable notice to all parties, schedule a public hearing on the complaint. The public hearing shall be scheduled no sooner than 30 days from the date of the notice, nor later than 60 days from the date of the notice.
(a) 
All parties shall be entitled to be represented by legal counsel, and shall have the right to call witnesses in their own behalf and to cross-examine witnesses. All parties to the proceedings may apply to the Fair Housing Review Board to have subpoenas issued in the name of the Fair Housing Review Board. Testimony taken at the hearing shall be under oath or affirmation and a transcript shall be made and filed in the office of the Administrator.
(b) 
At least a quorum of the Fair Housing Review Board must attend all proceedings. This quorum must be comprised of the same members throughout the proceedings, though others may attend as they wish.
(2) 
Within 15 days of the transfer of a complaint from the Administrator to the Fair Housing Review Board, a complainant or respondent may elect to remove the hearing on the complaint to the Circuit Court. Notice of such election shall be served, in writing, on the Administrator and all parties. Civil action for enforcement when election is made for such civil action:
(a) 
If such election is made, the Village shall authorize, and not later than 30 days after the election is made the Village Attorney or his designee shall commence and maintain, a civil action on behalf of the aggrieved person in a court of competent jurisdiction seeking relief under this subsection, at the expense of the Village.
(b) 
Any aggrieved person with respect to the issues to be determined in a civil action under this subsection may intervene as of right in that civil action.
(c) 
In a civil action under this section, the court may grant any temporary or permanent relief it deems just and reasonable, including but not limited to the fines, penalties and remedies specified in § 146-1-9.
I. 
Decision.
(1) 
The Fair Housing Review Board shall issue a written decision within 30 days of the conclusion of the public hearing and, if practicable, not later than one year after the date of receipt of the complaint. The decision shall include a summary of the testimony, exhibits admitted into evidence, and a finding of whether a violation of the ordinance was proven by a preponderance of the evidence. If a violation is found, the decision shall also contain an order of the relief that may include one or more of the elements provided for in § 146-1-10. If it is not practicable to issue the decision within one year of the date of receipt of the complaint, the Fair Housing Review Board shall notify the complainant and respondent, in writing, of the reasons for not doing so.
(2) 
If the Administrator determines that a respondent has not complied in a timely manner with the decision, the Administrator shall refer the matter to the Municipal Attorney who shall seek judicial enforcement of the decision.
J. 
Settlement.
(1) 
Circumstance. A settlement of any complaint may be effected, upon agreement of the complainant and respondent and the approval of the Fair Housing Review Board, at any time prior to a decision by the Fair Housing Review Board.
(2) 
Disclosure. Each settlement agreement shall be made public unless the complainant and respondent otherwise agree and the Administrator determines that disclosure is not required to further the purpose of this chapter.
(3) 
Form. Settlements of complaints prior to the issuing of a decision shall be issued in writing by the Administrator, signed by the parties, and submitted by the Administrator to the Fair Housing Review Board for approval.
(4) 
Settlements approved by the Fair Housing Review Board for approval. Settlements approved by the Fair Housing Review Board shall have the same force and effect as orders issued by the Fair Housing Review Board.
(5) 
Settlement violation. When either party alleges that a settlement order has been violated, the Administrator shall conduct an investigation into the matter. If substantial evidence demonstrates that a settlement has been violated, the Administrator shall refer the matter to the Municipal Attorney for enforcement in the Circuit Court in which the respondent or complainant resides or transacts business or in which the alleged violation took place.
Any person violating any provision of this chapter may be directed by the Fair Housing Review Board to:
A. 
Cease and desist from any violation of this chapter;
B. 
Pay a civil penalty in an amount not to exceed $750 per day for each day that a violation occurs or continues.
A. 
Any person aggrieved by the decision of the Fair Housing Review Board shall have the right to appeal its decision in accordance with the following procedure:
(1) 
First, aggrieved persons shall seek reconsideration by the full board of the Fair Housing Review Board. This proceeding shall be initiated by filing with the Administrator, within seven calendar days of the decision, a written statement setting forth specifically the grounds for reconsideration. The appellee may, within seven days after the filing of the above written statement for reconsideration, file a response. The grounds and any response shall be supported by argument and served on all parties at the time they are filed with the Administrator. The Fair Housing Review Board, after reviewing the statement and any response, shall within 28 calendar days of the filing of the statement, and with notice to all parties and the Administrator:
(a) 
Render a revised decision; or
(b) 
Issue and serve on all parties a written order for rehearing the case, citing the cause and additional evidence; or
(c) 
Affirm its decision and deny reconsideration.
(2) 
If the Fair Housing Review Board affirms its decision and denies reconsideration, then aggrieved persons may appeal to the Mayor and Trustees. The appeal shall be initiated within seven calendar days after the final decision of the Fair Housing Review Board, by filing with the Administrator a written statement and any response as delineated in Subsection A(1) above.
(a) 
After reviewing the statement and hearing record, the Mayor and Trustees shall, within 60 calendar days of the filing of the appeal statement:
[1] 
Render a revised decision notifying all parties; or
[2] 
Issue and serve on all parties a written order for rehearing the case, citing the cause and additional evidence; or
[3] 
Affirm the decision of the Fair Housing Review Board.
(b) 
The decision of the Mayor and Trustees on such appeal shall be final.
(3) 
After a decision by the Mayor and Trustees, the aggrieved person may apply for judicial consideration as provided by law.