Report Highlights

• Disability related discrimination accounted for the largest share of complaints at 54.6%, followed by race, national origin, sex, familial status, and religion.  
• Complaints based on national origin rose 8.45% from the previous year, marking the highest number since 2018.  
• Retaliation complaints more than doubled from the previous year to the highest recorded level.  

The 2025 Fair Housing Trends Report is the latest in a series of annual reports about fair housing trends that NFHA has produced since the mid-1990s. The data compiled in this report is from fair housing complaints in 2024.

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The purpose of this guide is to equip fair housing organizations (FHOs)1 with the knowledge and skills to become proactive and influential participants in the fair housing planning process. It empowers FHOs to:

Engage in the Fair Housing Planning Process

Identify Opportunities for Advocacy

Develop Effective Strategies

Leverage Data and Research

Hold Decision-Makers Accountable

Ultimately, this guide empowers FHOs to achieve their mission of creating inclusive and equitable communities with access to opportunity for all. By taking an active role in the fair housing planning process, FHOs can ensure that fair housing principles are embedded into housing and community development planning, leading to a more just and vibrant future for all communities.

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The National Fair Housing Alliance released its 2023 Annual Report, highlighting the work of our members, partners and advocates over the past year to advance fair housing. Here are just a few highlights:

• We were able to complete fair housing investigations in multiple metropolitan
  areas, filing 6 enforcement actions that, if resolved successfully, will benefit 1,389,259 people.
• We tracked the highest number (33,007) of fair housing complaints ever reported in a single year (2022).
• In 2023 we began investigating much of the $53 million we – along with 20 of our fair housing member organizations – received from a historic REO settlement. The funds are being used to empower Blacks and Latinos and other underserved communities to access affordable, sustainable housing.
• What started as NFHA’s Tech Equity Initiative has grown into a Responsible AI Lab comprised of researchers and engineers dedicated to keeping NFHA at the forefront of a rapidly changing housing and lending landscape. In 2023, the team organized NFHA’s first-ever Hackathon.

We know there is a lot left to fight for. But by working together, we’re moving closer to a world where everyone has access to safe and affordable housing.

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The rapid advancement of Generative AI (GenAI) technologies offers significant benefits and presents substantial risks, particularly in the housing sector. The increasing sophistication of Large Language Models (LLMs) makes it challenging to distinguish between AI-generated and human-generated text, potentially leading to discriminatory practices like racial steering, misleading property listings, and restricted access to housing resources. The National Fair Housing Alliance (NFHA) participated in the NIST GenAI Text-to-Text (T2T) Discriminator Challenge to develop building blocks that can be used to address these concerns. Our findings from the Challenge indicate that certain machine learning models, such as support vector machine (SVM) and extreme gradient boosting (XGBoost), show promise in differentiating between AI-generated and human generated text. However, we encountered persistent difficulties in tracing the origin of AI generated content, raising concerns about accountability and transparency. The implications of these findings extend to platform regulation, transparency measures, auditing and detection tools, literacy and awareness, and high-risk use cases. NFHA’s ongoing participation in this initiative and related research aims to further explore these implications and contribute to the development of responsible GenAI practices in the housing sector.

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In recent decades, the healthcare field has increasingly acknowledged the importance of social determinants of health, or the conditions in which people are born and live, while improving health outcomes. The emphasis on factors such as economic stability, education access and quality, neighborhood and housing conditions, social and community access, and healthcare access elevates the understanding that place matters and that not every neighborhood offers the same opportunities for people to thrive. The Fair Housing Act, passed in 1968, provides an important tool that can be used by health practitioners to dismantle these patterns: the Affirmatively Furthering Fair Housing (AFFH) mandate.

This guide provides healthcare entities with a foundational knowledge of AFFH, illustrates the connections between fair housing and health outcomes, and outlines practical steps they can take to align their work with fair housing stakeholders to facilitate community health improvement partnerships and investments. The guide also provides fair housing stakeholders with an overview of community health needs assessments and outlines strategic steps to engage and build relationships with healthcare entities. It includes recommendations from practitioners, case studies, evidence-based approaches, and promising practices.

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This report presents five policy recommendations centered on: Transparency of CAIO roles, Alignment Criteria, Development and Engagement initiatives, and Measures of Success to help federal agencies become more transparent in their implementation of Executive Order 14110 on the Safe, Secure, and Trustworthy Development and Use of Artificial Intelligence, and the related Memorandum from the Office of Management and Budget.

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