Homelessness & Fair Housing
Steve Tomkowiak • July 31, 2025
Our lack of understanding impacts our ability to address the problem of homelessness
The common image of a homeless person is someone sleeping on the street. This image in no way captures the entire population that fits within the definition of homeless or at risk of being homeless. Another image of a homeless person is someone who is dangerous. The reality is that those who are homeless are at greater of being a victim than a perpetrator.
There are various definitions for persons who are "literally homeless", facing an "imminent risk of homelessness", "at risk of homelessness", and "chronic homelessness". Imminent risk of homeless has been defined to include an individual or family whose residence will be lost within 14 days of the date of application for homeless assistance, has not identified or obtained a subsequent residence, and lacks the resources or support network needed to obtain permanent housing. A definition of "at risk of homelessness" includes the often "hidden" homeless individuals or families who have an annual income below 30 percent of median family income (MFI) for the area. "Chronic homelessness" includes an individual or family that has been homeless or living in a place not meant for human habitation, a safe haven, or in an emergency shelter for at least 12 months.
Homelessness also includes individuals or families who are fleeing or attempting to flee domestic violence, without any alternative permanent residence or the resources or support network to obtain alternative permanent housing.
In short, those who do not work directly with the homeless population often do not recognize the many individuals and families that fall withing these definitions. On the other hand, those who are homeless or work directly with the homeless population are often unaware of the fair housing violations committed against homeless individuals and families.
While fair housing is not the cure for homelessness, recognizing fair housing issues and potential violations that impact homeless individuals and families can certainly aid in reducing homelessness. To this end, the Center has prepared a detailed, 66-page PowerPoint to explore the characteristics of homeless population and suggest ways the homeless population and those who serve them can use the fair housing laws to mitigate and reduce homelessness.
Lisa joined the Center after nearly 30 years of experience as a wheelchair user and close to 17 years advocating for the rights of people with disabilities. In 2008, Lisa founded Warriors on Wheels of Metropolitan Detroit (“WOW”) and currently serves as its Executive Director and CEO. Through WOW, Lisa focuses on disability rights, accessibility, and community engagement. In these efforts, Lisa not only seeks to meet the critical needs for civic access and passageways, affordable housing units, and safe, reliable transportation, but strives to transform these accessibility points into cohesive design visions that impact communities for a better tomorrow. As Lisa puts it, she “makes it a priority to impact the urban communities in the cities of Detroit, Highland Park, Hamtramck, and Dearborn on compliance with the ADA and other laws, not just technically, but addressing human spirit, morals, and values.” Lisa’s civic involvement and service are broad and varied, ranging from her service on the State of Michigan’s Barrier Free Design Board for Accessibility to her services on the Regional Transit Authority of Southeast Michigan and the City of Detroit’s Human Rights Commission. In recent years, 50-60% or more of the Center’s complaints involve claims of discrimination against persons with disabilities. The Center has assisted and initiated numerous enforcement actions involving disability discrimination. The Center’s Board and Staff welcome the valuable perspective and expertise that Lisa will bring as a new Board member.
Our friends at the Grosse Pointe Board of Realtors (GPBR) have invited everyone to join them at a chili cookoff event on October 15, 2025, from 11 a.m. to 1 p.m., at The Rivers of Grosse Pointe, 900 Cook Rd, Grosse Pointe Woods, MI 48236 . The GPBR has asked the Center to take a few minutes to explain why fair housing remains so important today. The competition will be fierce. The chili promises to be insanely good. This should be a lot of fun. Please take a short lunch break from your busy schedule to join us.
Question No. 1: As of 2021, what percent of the U.S. population are deaf or have serious difficulty hearing? 1.6% 2.6% 3.6% 4.6% 5.6% Question No. 2: How many deaf people live in the U.S. as of 2021? 3 million 5 million 7 million 9 million 11 million Question No. 3: Which of the following statements are false? A. Deaf persons do not want to speak or cannot speak. B. Every Deaf person knows ASL. C. ASL is English translated into signs. D. ASL is universal. E. ASL interpreters merely translate words. F. ASL is inferior to spoken language. G. Lip reading is a reliable or effective form of communication. H. ASL interpreters are unnecessary if a Deaf individual may write back and forth. Question No. 4: What federal and state laws require ASL services? Are you aware of the requirement of a written ASL policy and, if so, what a compliant policy looks like? If these questions are difficult, please review our PowerPoint: American Sign Language (ASL) & Fair Housing Requirements and the Sample ASL Nondiscrimination Policies (in Word format) available out our Services & Resources page. ________________________________ Answers: Question No. 1: 3.6% Question No. 2: 11 million Question No. 3: All of the statements are false. Question No. 4: What federal and state laws require ASL services? Americans With Disabilities Act of 1990; Section 504 of the Rehabilitation Act of 1973; Patient Protection and Affordable Care Act (commonly known as the Affordable Care Act or “ACA”); Fair Housing Amendments Act of 1988; and many state civil rights statutes .
A prior post summarized the allegations in a federal court case that was filed after numerous incidents of alleged racial harassment that drove a Black family their Grosse Point Park home. Black Woman and Her Daughter Sue Former White Neighbor for KKK Flag Display and Other Threats . On March 21, 2025, U.S. District Court Judge Linda V. Parker, after carefully reviewing the allegations in the complaint and applicable law, entered an Opinion and Order Denying Defendant’s Motion to Dismiss. Judge Parker found that the complaint sufficiently alleged racial animus in violation of 42 U.S.C. § 1982. The facts are deplorable, as those who read the decision will no doubt notice, and embarrassing to our community. Congratulations to the students attorneys from the U of M Law School’s Civil Rights Litigation Initiative (CRLI) handling the litigation, under the fine leadership of long-time fair housing attorney and now U of M Law School Professor Mike Steinberg . Opinion and Order Denying Motion to Dismiss, Dinges v. Wilde, No. 23-12885 (E.D. Mich. Mar. 21, 2025)
University of Michigan Law School Professor Michelle Adams ’ research interests include race discrimination, school desegregation, affirmative action, and housing law. Two of Professor Adams’ students, Michelle Landry and Victoria Pedri (pictured above) from Professor Adams’ Race, Law, and History course, developed a “ Detroit School Integration Timeline ”. The timeline traces the history from Detroit’s establishment of its first “colored school”, to the Dred Scott decision, the passage of the Civil Rights Act of 1875, the Great Migration, racially restrictive covenants, redlining, the Birwood (Eight Mile) Wall, white flight, the enactment of the Fair Housing Act, the Milliken v. Bradley decision and efforts to desegregate Detroit schools, through the recent decision in Students for Fair Admissions v. Harvard. The timeline is informative, user-friendly and includes many helpful videos. Congratulations to Michelle and Victoria for creating this amazing resource. Detroit School Integration Timeline Legal History Project: Detroit, Michigan (Law students Michelle Landry and Victoria Pedri briefly introduce themselves and thank viewers for checking out their timeline project)
The Livonia Housing Commission has announced the opening of its Housing Choice Voucher (HVC) waiting list. To apply successfully, you need to provide the Commission with the following information: The first and last names of all members of your household The Social security numbers and birthdates of all members of your household. Total gross annual income of everyone in your household. This includes wages, child support, Social Security, Supplemental Security Income (SSI), General Assistance and Unemployment Income. A valid mailing address and email address. Only one application is permitted per household. Accurate information must be submitted in order to contact applicants if they are selected in the lottery. How to Apply Use this link to start the application process. At the bottom of the page, click Get Started . Persons with disabilities who require accommodations with the online waitlist application, may call the Livonia Housing Commission at (734) 634-0294 or send an email to kwesley@livonia.gov . (If you do not have the social security numbers, please contact the Fair Housing Center by phone at 313-579-3247 or by email to info@fairhousingdetroit.org.)
Our down payment program has been a great success. A total of 11 families are now owners of new homes: 1. Nen Detroit $1,545 2. Shi'Toya Detroit $5,268 3. Alma Detroit $2,056 4. Danielle Detroit $4,494 5. Demetrius Detroit $5,048 6. Danyelle Warren $9,845 7. Crystal Detroit $10,000 8. Michael Detroit $4,293 9. Demario & Lavontae Detroit $9,136 10. Sharmika Detroit $8,380 11. Crystal Detroit $5,400
We are very pleased to have helped these new home buyers: Nen Detroit $1,545 Shi'Toya Detroit $5,268 Alma Detroit $2,056 Danielle Detroit $4,494 Demetrius Detroit $5,049 Danyelle Warren $9,845 Crystal Detroit $10,000 Funds are limited. If you need assistance, please contact us or have your lender contact us right away.
Yes, but the policy must be carefully reviewed.
The Fair Housing Center of Metropolitan Detroit is pleased to announce that it has received an "Opportunity Fund" amount to be used for down payment assistance. The down payment assistance funds are available under the following conditions: The funds will be used for down payment assistance of up to $10,000 for new homebuyers. Although a preference will be given to new homebuyers or homeowners seeking to purchase or refinance a home for $100,000 or less, down payment assistance is available for purchases above $100,000. As a condition of the down payment assistance, the homebuyers and homeowners will be required to provide copies of their purchase agreement, appraisal(s), and the requested loan amount. The homebuyers or homeowners participating in this program will be required to execute any necessary release for the disclosure of such records and information. The program is available on a statewide basis. So far, 6 families have been aided by the program and closed on their purchase of a new home. Congratulations to Nen, Shi'Toya, Alma, Danielle, and Demetrius for their new homes in Detroit and to Danyelle for her new home in Warren. Funds are limited to please do not hesitate to contact our office--or have your lending institution contact our office--via email or on our website .