Free tool
Fair housing word checker for listing remarks.
Paste your MLS remarks or ad copy. It flags words that can signal who should (or shouldn't) live in the home, explains why in plain English and suggests what to say instead. It also tells you which words are fine, so you don't strip good copy for nothing.
Checked on your device. Nothing you paste is sent or saved.
Struck-through text is past your limit. Many MLSs cut it off or won't save the listing.
How it decides
Fair housing law asks whether an ad, read as a whole, shows a preference about people. So the checker describes the property, not the buyer, and sorts every hit into one of four levels instead of a single red list.
States who the home is for or isn't for: "perfect for a young family", "no kids", "Christian home", "no Section 8".
Coded or steering words: "safe neighborhood", "exclusive area", "near St. Mark's church", "top-rated schools".
Not fair housing, but common MLS fines: phone numbers and links in public remarks, "guaranteed" returns.
Words HUD's guidance treats as fine, like "master bedroom", "family room" and "walking distance", with an optional swap.
It covers the seven federal protected classes plus the groups many states add (source of income, sexual orientation, gender identity), and it includes every word the Glisten writer screens out of its own copy.
Say this, not that
| Instead of | Why it's risky | Try |
|---|---|---|
| Perfect for a growing family | Familial status: says who the home suits | Four bedrooms, all on one level |
| Great for retirees or empty nesters | Age and familial status | Single-level living, low-maintenance yard |
| Safe, family-friendly neighborhood | Steering; "safe" is a promise you can't keep | Quiet cul-de-sac with sidewalks |
| Walk to St. Mark's church | Religion: a place of worship as the landmark | 0.3 miles (0.5 km) to Elm Park |
| Exclusive, prestigious community | Steering words about who lives there | Gated community with a clubhouse |
| Top-rated schools | Steering and accuracy | Assigned to [district] (buyer to verify) |
| Great man cave in the basement | Gendered wording (most MLSs prefer neutral) | Finished basement with a media room |
| No Section 8 | Source of income is protected in many states and cities | Remove it |
Questions agents ask
Is "master bedroom" a fair housing violation?
No. HUD's 1995 advertising guidance lists "master bedroom" as a common physical description, not a violation. Many MLSs and brokerages have switched to "primary bedroom" anyway, so this checker shows it as fine and offers the swap in one click.
Can I mention schools in a listing?
Naming the assigned district is generally fine if it's accurate. Quality claims like "top-rated schools" are where agents get into trouble: they're a common steering complaint, and assignments change. Name the district and add "buyer to verify".
Is "walking distance" OK?
Yes under HUD's guidance, which gives "walking distance to bus stop" as acceptable. Some brokerages prefer an exact distance, such as "0.3 miles (0.5 km) to the park", which is also more useful to buyers.
Is "family room" OK? What about "single-family home"?
Both are fine. They describe the room and the property type, not who should live there. The problem is "family" used about the buyer or the area, such as "perfect for a young family" or "family-friendly neighborhood".
Can a listing say "55+" or "adults only"?
Only if the community legally qualifies as housing for older persons (55+ or 62+ under the Housing for Older Persons Act). Then use the exact status from the community documents, such as "55+ community". Otherwise, age and familial-status limits are illegal in ads.
What are the protected classes?
Federal law protects race, color, religion, sex, disability, familial status and national origin. Many states and cities add more, such as source of income, age, marital status, sexual orientation, gender identity and military status. The REALTOR® Code of Ethics also covers sexual orientation and gender identity.
Does this send my listing anywhere?
No. The checker is a small script that runs in your browser. The page is served with a security rule (connect-src 'none') that stops it from sending anything, and nothing is saved. You can even disconnect from the internet after the page loads and it keeps working.
Is a clean result a guarantee?
No. Words are only part of it: photos, where an ad runs and who it's shown to also count. Treat this as a careful first read, then use your own judgment, your broker and your MLS rules.
Want remarks written this way from the start?
Glisten writes MLS remarks from your facts and photos with this check built in, and touches up the photos too (light, color and straightening only). Try it on 3 photos, free, no card.
Not legal advice. This free checker is an educational aid. It looks for words and phrases; it can't judge context, the photos, or where and to whom an ad is shown, which also matter under the Fair Housing Act (24 CFR 100.75). A clean result is not a guarantee, and a flag is not a finding. State and local laws protect more groups than federal law, and MLS rules vary. When in doubt, ask your broker or a fair housing attorney.
Sources: 24 CFR 100.75 (discriminatory advertisements) · 42 U.S.C. 3604(c) · HUD, "Guidance Regarding Advertisements Under §804(c) of the Fair Housing Act" (memo, 9 January 1995) · NAR fair housing resources · REALTOR® Code of Ethics, Article 10.