EMPLOYMENT PROGRAMS
106.04(1)(1)
Intent. It is the intent of this section to render unlawful discrimination in housing. It is the declared policy of this state that all persons shall have an equal opportunity for housing regardless of sex, race, color, sexual orientation, disability, religion, national origin, marital status, family status, lawful source of income, age or ancestry and it is the duty of the political subdivisions to assist in the orderly prevention or removal of all discrimination in housing through the powers granted under
ss. 66.432 and
66.433. The legislature hereby extends the state law governing equal housing opportunities to cover single-family residences which are owner-occupied. The legislature finds that the sale and rental of single-family residences constitute a significant portion of the housing business in this state and should be regulated. This section shall be deemed an exercise of the police powers of the state for the protection of the welfare, health, peace, dignity and human rights of the people of this state.
106.04(1m)(ad)
(ad) "Advertise" means to publish, circulate, issue or display, or cause to be published, circulated, issued or displayed, any communication, notice, advertisement or sign in connection with the sale, financing or rental of housing.
106.04(1m)(am)
(am) "Age", in reference to a member of a protected class, means at least 18 years of age.
106.04(1m)(b)
(b) "Aggrieved person" means a person who claims to have been injured by discrimination in housing or believes that he or she will be injured by discrimination in housing that is about to occur.
106.04(1m)(c)
(c) "Complainant" means a person who files a complaint alleging discrimination in housing or public place of accommodation or amusement.
106.04(1m)(d)
(d) "Conciliation" means the attempted resolution of issues raised by a complaint or by the investigation of the complaint, through informal negotiations involving the aggrieved person, the complainant, the respondent and the department.
106.04(1m)(g)
(g) "Disability" means a physical or mental impairment that substantially limits one or more major life activities, a record of having such an impairment or being regarded as having such an impairment. "Disability" does not include the current illegal use of a controlled substance, as defined in
s. 961.01 (4), or a controlled substance analog, as defined in
s. 961.01 (4m), unless the individual is participating in a supervised drug rehabilitation program.
106.04(1m)(h)
(h) "Discriminate" means to segregate, separate, exclude or treat a person or class of persons unequally in a manner described in
sub. (2),
(2m) or
(2r) because of sex, race, color, sexual orientation, disability, religion, national origin, marital status, family status, lawful source of income, age or ancestry.
106.04(1m)(i)
(i) "Dwelling unit" means a structure or that part of a structure that is used or intended to be used as a home, residence or sleeping place by one person or by 2 or more persons who are maintaining a common household, to the exclusion of all others.
106.04(1m)(k)
(k) "Family status" means any of the following conditions that apply to a person seeking to rent or purchase housing or to a member or prospective member of the person's household regardless of the person's marital status:
106.04(1m)(k)2.
2. A person is in the process of securing sole or joint legal custody, periods of physical placement or visitation rights of a minor child.
106.04(1m)(k)3.
3. A person's household includes one or more minor or adult relatives.
106.04(1m)(k)4.
4. A person's household includes one or more adults or minor children in his or her legal custody or physical placement or with whom he or she has visitation rights.
106.04(1m)(k)5.
5. A person's household includes one or more adults or minor children placed in his or her care under a court order, under a guardianship or with the written permission of a parent or other person having legal custody of the adult or minor child.
106.04(1m)(km)
(km) "Hardship condition" means a situation under which a tenant in housing for older persons has legal custody or physical placement of a minor child or a minor child is placed in the tenant's care under a court order, under a guardianship or with the written permission of a parent or other person having legal custody of the minor child.
106.04(1m)(L)
(L) "Housing" means any improved property, or any portion thereof, including a mobile home as defined in
s. 66.058 (1) (d) or condominium, that is used or occupied, or is intended, arranged or designed to be used or occupied, as a home or residence. "Housing" includes any vacant land that is offered for sale or rent for the construction or location thereon of any building, structure or portion thereof that is used or occupied, or is intended, arranged or designed to be used or occupied, as a home or residence.
106.04(1m)(m)
(m) "Housing for older persons" means any of the following:
106.04(1m)(m)1.
1. Housing provided under any state or federal program that the secretary determines is specifically designed and operated to assist elderly persons, as defined in the state or federal program.
106.04(1m)(m)2.
2. Housing solely intended for, and solely occupied by, persons 62 years of age or older.
106.04(1m)(m)3.
3. Housing primarily intended and primarily operated for occupancy by at least one person 55 years of age or older per dwelling unit.
106.04(1m)(mm)
(mm) "Interested person" means an adult relative or friend of a member of a protected class, or an official or representative of a private agency, corporation or association concerned with the welfare of a member of a protected class.
106.04(1m)(n)
(n) "Lodging establishment" means any of the following:
106.04(1m)(nm)
(nm) "Member of a protected class" means a group of natural persons, or a natural person, who may be categorized based on one or more of the following characteristics: sex, race, color, disability, sexual orientation as defined in
s. 111.32 (13m), religion, national origin, marital status, family status, lawful source of income, age or ancestry.
106.04(1m)(om)
(om) "Political subdivision" means a city, village, town or county.
106.04(1m)(p)1.1. "Public place of accommodation or amusement" shall be interpreted broadly to include, but not be limited to, places of business or recreation; lodging establishments; restaurants; taverns; barber or cosmetologist, aesthetician, electrologist or manicuring establishments; nursing homes; clinics; hospitals; cemeteries; and any place where accommodations, amusement, goods or services are available either free or for a consideration, subject to
subd. 2.
106.04(1m)(p)2.
2. "Public place of accommodation or amusement" does not include a place where a bona fide private, nonprofit organization or institution provides accommodations, amusement, goods or services during an event in which the organization or institution provides the accommodations, amusement, goods or services to the following individuals only:
106.04(1m)(q)
(q) "Relative" means a parent, grandparent, greatgrandparent, stepparent, step grandparent, brother, sister, child, stepchild, grandchild, step grandchild, greatgrandchild, first cousin, 2nd cousin, nephew, niece, uncle, aunt, stepbrother, stepsister, half brother or half sister or any other person related by marriage, consanguinity or affinity.
106.04(1m)(r)
(r) "Rent" means to lease, to sublease, to let or to otherwise grant for a consideration the right of a tenant to occupy housing not owned by the tenant.
106.04(1m)(s)
(s) "Respondent" means the person accused in a complaint or amended complaint of discrimination in housing and any other person identified in the course of an investigation as allegedly having discriminated in housing or in providing a public place of accommodation or amusement.
106.04(1m)(u)
(u) "Significant facilities and services specifically designed to meet the physical or social needs of older persons" includes social and recreational programs; continuing education; information and counseling; recreational, homemaker, outside maintenance and referral services; an accessible physical environment; emergency and preventive health care programs; congregate dining facilities; transportation to facilitate access to social services; and services designed to encourage and assist residents to use the services and facilities available to them.
106.04(1s)
(1s) Department to administer. This section shall be administered by the department through its division of equal rights. The department may promulgate such rules as are necessary to carry out this section. No rule may prohibit the processing of any class action complaint or the ordering of any class-based remedy, or may provide that complaints may be consolidated for administrative convenience only.
106.04(2)
(2) Discrimination prohibited. It is unlawful for any person to discriminate:
106.04(2)(a)
(a) By refusing to sell, rent, finance or contract to construct housing or by refusing to negotiate or discuss the terms thereof.
106.04(2)(b)
(b) By refusing to permit inspection or exacting different or more stringent price, terms or conditions for the sale, lease, financing or rental of housing.
106.04(2)(c)
(c) By refusing to finance or sell an unimproved residential lot or to construct a home or residence upon such lot.
106.04(2)(d)
(d) By advertising in a manner that indicates discrimination by a preference or limitation.
106.04(2)(e)
(e) For a person in the business of insuring against hazards, by refusing to enter into, or by exacting different terms, conditions or privileges with respect to, a contract of insurance against hazards to a dwelling.
106.04(2)(f)
(f) By refusing to renew a lease, causing the eviction of a tenant from rental housing or engaging in the harassment of a tenant.
106.04(2)(g)
(g) In providing the privileges, services or facilities that are available in connection with housing.
106.04(2)(h)
(h) By falsely representing that housing is unavailable for inspection, rental or sale.
106.04(2)(i)
(i) By denying access to, or membership or participation in, a multiple listing service or other real estate service.
106.04(2)(j)
(j) By coercing, intimidating, threatening or interfering with a person in the exercise or enjoyment of, or on account of his or her having exercised or enjoyed, a right granted or protected under this section, or with a person who has aided or encouraged another person in the exercise or enjoyment of a right granted or protected under this section.
106.04(2)(k)
(k) In making available any of the following transactions, or in the terms or conditions of such transactions for a person whose business includes engaging in residential real estate-related transactions:
106.04(2)(k)1.
1. The making or purchasing of loans or the provision of other financial assistance for purchasing, constructing, improving, repairing or maintaining housing or the making or purchasing of loans or the provision of other financial assistance secured by residential real estate.
106.04(2)(k)2.
2. Selling, brokering or appraising residential real property.
106.04(2)(L)
(L) By otherwise making unavailable or denying housing.
106.04(2m)
(2m) Representations designed to induce panic sales. No person may induce or attempt to induce a person to sell or rent housing by representations regarding the present or prospective entry into the neighborhood of a person of a particular economic status or a member of a protected class, or by representations to the effect that such present or prospective entry will or may result in any of the following:
106.04(2m)(a)
(a) The lowering of real estate values in the area concerned.
106.04(2m)(b)
(b) A deterioration in the character of the area concerned.
106.04(2m)(c)
(c) An increase in criminal or antisocial behavior in the area concerned.
106.04(2m)(d)
(d) A decline in the quality of the schools or other public facilities serving the area.
106.04(2r)
(2r) Discrimination against persons with disabilities prohibited. 106.04(2r)(a)1.
1. "Accessible" means able to be approached, entered and used by persons with disabilities.
106.04(2r)(a)2.
2. "Accessible route" means a continuous, unobstructed path connecting accessible elements and spaces in a building, within a site or from a site to a vehicular route, that can be negotiated by all persons with a disability.
106.04(2r)(a)3.
3. "ANSI A117.1" means the 1986 edition of the American national standards institute's code for buildings and facilities providing accessibility and usability for physically handicapped people.
106.04(2r)(a)4.
4. "Covered multifamily housing" means any of the following:
106.04(2r)(a)4.a.
a. Housing that is first ready for occupancy on or after October 1, 1993, consisting of 3 or more dwelling units if the housing has one or more elevators.
106.04(2r)(a)4.b.
b. Grade-level dwelling units, in housing without elevators, that are first ready for occupancy on or after October 1, 1993, consisting of 3 or more dwelling units.
106.04(2r)(a)5.
5. "Remodeling" means to substantially improve, alter, extend or otherwise change the structure of a building or change the location of exits, but shall not include maintenance, redecoration, reroofing or alteration of mechanical or electrical systems.
106.04(2r)(a)6.
6. "Vehicular route" means a route intended for vehicular traffic including, but not limited to, a street, driveway or parking lot.
106.04(2r)(b)
(b)
Types of discrimination prohibited. In addition to discrimination prohibited under
subs. (2) and
(2m), no person may do any of the following:
106.04(2r)(b)1.
1. Segregate, separate, exclude or treat unequally in the sale or rental of, or otherwise make unavailable or deny, housing to a buyer or renter because of a disability of that buyer or renter, a disability of a person residing in or intending to reside in that housing after it is sold, rented or made available or a disability of a person associated with that buyer or renter.
106.04(2r)(b)2.
2. Segregate, separate, exclude or treat unequally a person in the terms, conditions or privileges of sale or rental of housing, or in the provision of services or facilities in connection with such housing, because of a disability of that person, a disability of a person residing in or intending to reside in that housing after it is sold, rented or made available or a disability of a person associated with that person.
106.04(2r)(b)3.
3. Refuse to permit, at the expense of a person with a disability, reasonable modifications of existing housing that is occupied, or is to be occupied, by such a person if the modifications may be necessary to afford the person full enjoyment of the housing, except that in the case of rental housing the landlord may, where it is reasonable to do so, condition permission for a modification on the tenant's agreement to restore the interior of the housing to the condition that existed before the modification, other than reasonable wear and tear. The landlord may not increase any customarily required security deposit. Where it is necessary to ensure that funds will be available to pay for the restorations at the end of the tenancy, the landlord may negotiate as part of a restoration agreement a requirement that the tenant pay into an interest-bearing escrow account, over a reasonable period, a reasonable amount of money not to exceed the cost of the restorations. The interest in any such account shall accrue to the benefit of the tenant. If escrowed funds are not used by the landlord for restorations, they shall be returned to the tenant.
106.04(2r)(b)4.
4. Refuse to make reasonable accommodations in rules, policies, practices or services that are associated with the housing, when such accommodations may be necessary to afford the person equal opportunity to use and enjoy housing, unless the accommodation would impose an undue hardship on the owner of the housing.
106.04(2r)(bm)1.1. If an individual's vision, hearing or mobility is impaired, it is discrimination for a person to refuse to rent or sell housing to the individual, cause the eviction of the individual from housing, require extra compensation from an individual as a condition of continued residence in housing or engage in the harassment of the individual because he or she keeps an animal that is specially trained to lead or assist the individual with impaired vision, hearing or mobility if all of the following apply:
106.04(2r)(bm)1.a.
a. Upon request, the individual shows to the lessor, seller or representative of the condominium association credentials issued by a school recognized by the department as accredited to train animals for individuals with impaired vision, hearing or mobility.
106.04(2r)(bm)1.b.
b. The individual accepts liability for sanitation with respect to, and damage to the premises caused by, the animal.
106.04(2r)(bm)2.
2. Subdivision 1. does not apply in the case of the rental of owner-occupied housing if the owner or a member of his or her immediate family occupying the housing possesses and, upon request, presents to the individual a certificate signed by a physician which states that the owner or family member is allergic to the type of animal the individual possesses.
106.04(2r)(c)
(c)
Design and construction of covered multifamily housing. In addition to discrimination prohibited under
pars. (b) and
(bm) and
subs. (2) and
(2m), no person may design or construct covered multifamily housing unless it meets all of the following standards:
