Fair Housing phrase guide / Familial status
Familial status words in real estate listings (kids, families, adults)
Every familial status phrase ListingLint checks, from what to avoid to what's fine, with the reason for each. 8 avoid, 11 caution, 2 depends, 3 minor, 3 ok.
What the law covers here
Familial status means a household with one or more children under 18 living with a parent or legal custodian (or that person's designee). It also covers anyone who is pregnant or in the process of getting legal custody of a child. Housing that qualifies as housing for older persons has a separate exemption with its own requirements.
- Fair Housing Act definitions, 42 U.S.C. § 3602
- Housing for older persons exemption, 42 U.S.C. § 3607(b)
Avoid
Avoid means an explicit preference or limitation, or a phrase on the avoid side of the cited word lists. This is the risk end of the scale, not a style choice.
- no children allowed Avoid
An explicit limitation on families with children. HUD's memo says ads may not exclude or limit children. (Housing that qualifies as housing for older persons is the exception.)
- adults only Avoid
A preference for adults, which HUD's memo says ads may not state. It's only permitted when the property legally qualifies as housing for older persons (55+ or 62+ under the HOPA exemption). If it does, say so precisely ("55+ community").
- one child only Avoid
HUD's memo says ads may not limit the number or ages of children, and "one child" is on every cited avoid list.
- ideal for young families Avoid
Says the home is for one kind of household (and implies an age). HUD's memo bars stating a preference based on familial status, and "ideal for…/perfect for…" is on the caution lists. AI writers produce this line constantly. Describe the space, not who should live there.
- empty nesters Avoid
Prefers households without children at home. On the avoid side of all three cited lists.
- singles only Avoid
HUD's memo says ads may not state a preference for adults, couples or singles.
- mature adults Avoid
"Mature couple/individual/person" is on every cited avoid list (unless the property qualifies as senior housing). Mature trees and landscaping are fine.
- no pregnant women Avoid
Familial status includes pregnancy under the Act. This is an explicit limitation.
Caution
Caution means the phrase is on the caution side of the cited lists, or describes people in a way that usually reads as a preference. Many agents still use some of these, but describing the property instead is the safer move.
- great for families Caution
The NYPA and CRMLS lists accept "great for family", but LIBOR lists "Family, great for" as prohibited and "Perfect for…" as caution. Describing the space avoids the question entirely.
- family friendly Caution
Describes who belongs in the neighborhood rather than the property. LIBOR lists "Family" on its prohibited list. Name the amenity (park, playground, cul-de-sac) instead.
- safe for kids Caution
"Ideal for…/perfect for…" a group is on the caution lists, and "safe for kids" adds a safety claim. Describe the feature (fenced yard, playroom-sized bonus room). "Kids welcome" is on the acceptable lists if you want to signal openness.
- newlyweds welcome Caution
Describes the household (and age) of the ideal buyer. On the LIBOR prohibited and NYPA/CRMLS caution lists.
- ideal for seniors Caution
Age and household descriptions of the buyer are on the caution lists (and many states protect age). They're fine only when the property legally qualifies as housing for older persons; then say "55+ community" precisely.
- quiet tenants Caution
"Quiet tenants" is on every cited avoid list. It describes people (and is often read as "no kids"). A quiet street or quiet neighborhood is fine.
- no play area Caution
"Play area, no" is on the LIBOR avoid list and CRMLS caution list. Read together with the rest of an ad, it can signal "no children".
- young professionals Caution
Describes the buyer by age or life stage. Age is protected in many states, and "perfect for…" is a caution phrase. Describe the space (home office, low-maintenance yard).
- retirement homes Caution
"Retirement home" is on the caution lists. It's only lawful as a preference when the property qualifies as housing for older persons.
- ideal for downsizers Caution
Like "empty nesters" (on every cited avoid list), it describes a household without children at home.
- ideal for grandkids Caution
"Perfect for…" a type of household is on the caution lists. It implies a family profile for the buyer.
Depends
Depends means it's fine or not depending on how it's used. Read the reason, then decide for your sentence.
- one person only Depends
Occupancy limits can be lawful when they follow a reasonable local occupancy code, but "one person" and "two people" are on the caution lists because they can effectively exclude families. Cite the code or leave it for the application.
- 55+ community Depends
Lawful only if the property qualifies as housing for older persons (HUD program, 62+ for all residents, or 55+ for at least 80% of units with a supporting policy). Confirm with the HOA/developer before advertising it.
Minor
Minor means it's usually fine and worth a second look. Treat it as a style question more than a legal one.
- starter homes Minor
On LIBOR's caution list because it implies a type (and age) of buyer. Usually harmless, but easy to avoid.
- family home Minor
"Family home" is a small one, but it hints at who should live there (LIBOR lists "Family"). "Single-family home" is a property type and isn't flagged.
- grandma's home Minor
On the LIBOR, NYPA and CRMLS caution lists. It reads as a description of the ideal occupant.
OK
OK means a cited source treats it as acceptable. Any alternative shown is a house-style preference some offices or MLSs ask for, not a legal requirement.
- family room OK
HUD's memo says describing the property ("two bedroom, cozy, family room") isn't facially discriminatory. "Family room" and "single family home" are on the NYPA and CRMLS acceptable lists.
- kids welcome OK
Per HUD's memo, properties (two bedroom, cozy, family room), facilities (no bicycles allowed) and neighborhoods (quiet streets) aren't facially discriminatory. "Kids welcome", "nursery" and "play area" are on the NYPA/CRMLS acceptable lists.
- mature trees OK
"Mature" describing landscaping describes the property, not people.
Sources
- HUD "Achtenberg memo": Guidance Regarding Advertisements Under §804(c), Jan. 9, 1995
- Long Island Board of REALTORS®: Fair Housing Advertising Word and Phrase Guidelines (Mar. 2025)
- CRMLS Fair Housing Word & Phrase List (Apr. 2021)
- Fair Housing Advertising Word and Phrase List (New York Press Assn.; source: Oklahoma Press Assn.)
- Housing for older persons exemption, 42 U.S.C. § 3607(b)
- HUD advertising regulation, 24 CFR § 100.75
- Fair Housing Act, 42 U.S.C. § 3604(c)
The law behind the lists
The Fair Housing Act makes it illegal to publish a housing ad that indicates a preference, limitation or discrimination based on a protected class, and HUD's advertising regulation spells out how that applies to ads. The word lists above are how boards and MLSs put that into practice.
About the 1995 HUD memo
HUD no longer posts the 1995 memo on its website. Oregon REALTORS reported in April 2026 that HUD removed it without notice, and HUD withdrew its April 2024 digital-advertising guidance in September 2025. The Fair Housing Act and HUD's advertising regulation (24 CFR § 100.75) didn't change. Boards and MLS word lists still lean on the memo, which is why it's still cited here, as history and as the clearest explanation of how ads are read.
- Oregon REALTORS: Fair housing compliance after the guidance reset (Apr. 17, 2026)
- LeadingAge: HUD withdraws fair housing guidance documents (Sept. 17, 2025 memo)
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Open the free checker Or run the 12-check listing checklistNot legal advice. Word lists can't judge context, and laws differ by state and city, with some protecting more classes than federal law does. If you're unsure about a listing, ask your broker or a fair housing attorney. ListingLint rules v2026.10.2.