# How long do I have to sue my landlord for discrimination?

- Jurisdiction: United States
- Practice area: Tenancy Law
- Published: 2026-10-27
- Last updated: 2026-10-27
- Canonical: https://lawasked.com/us/tenancy-law/how-long-i-sue-my-landlord-discrimination

## Question

I live in Ohio and I am dealing with a really upsetting situation regarding my apartment. Back in January 2022, my landlord told me that he wouldn't renew my lease because of my religious practices, which I feel is totally unfair and discriminatory. I tried to resolve this by filing a formal complaint with the local housing agency last summer, and that investigation process stayed open for about eight months before they finally closed the case. Now that it is late 2023, I am thinking about hiring a lawyer to take him to court to get some money for the emotional distress and the extra moving costs I had to pay. I am worried that I might have waited too long to take legal action since the original incident happened over a year ago. Does the time I spent waiting for the housing agency to finish their investigation count against my deadline to file a lawsuit in court? Also, if I win, is it possible for the judge to make him pay for my lawyer's fees so I don't lose all my savings?

## Summary

Yes, you likely still have time to sue. The time spent waiting for the housing agency's investigation does not count against your two-year deadline to file a lawsuit.

## Analysis

Under the Fair Housing Act, you generally have a specific window of time to file a lawsuit in court after a discriminatory event occurs. For your situation, the law states that a person may "commence a civil action... not later than 2 years after the occurrence or the termination of an alleged discriminatory housing practice" [1]. This means you usually have two years from the date the landlord refused to renew your lease in January 2022 to take legal action.

However, you do not lose time while waiting for a government agency to finish its work. The law specifies that "the computation of such 2-year period shall not include any time during which an administrative proceeding under this subchapter was pending with respect to a complaint or charge" [1]. This means the eight months your case was open with the local housing agency are essentially 'paused' and do not count toward your two-year limit. Because of this pause, your deadline is extended beyond the original two-year mark from January 2022.

Regarding your costs, if you win your case, the judge has the power to help with your legal expenses. The law says that "the court, in its discretion, may allow the prevailing party, other than the United States, a reasonable attorney’s fee and costs" [1]. A 'prevailing party' is the person who wins the lawsuit. This means if you win, the judge can order your landlord to pay for your lawyer's fees and other related costs so that your savings are protected. Additionally, the court may award you "actual and punitive damages" [1]. Actual damages are money intended to compensate you for real losses, such as your moving costs and emotional distress.

## Statutory citations

- Fair Housing Act, 42 U.S.C. § 3613 - Enforcement by private persons [in force] (https://uscode.house.gov/view.xhtml?req=granuleid:USC-prelim-title42-section3613)
  > An aggrieved person may commence a civil action... not later than 2 years after the occurrence... The computation of such 2-year period shall not include any time during which an administrative proceeding under this subchapter was pending
- Fair Housing Act, 42 U.S.C. § 3613 - Enforcement by private persons [in force] (https://uscode.house.gov/view.xhtml?req=granuleid:USC-prelim-title42-section3613)
  > the court, in its discretion, may allow the prevailing party, other than the United States, a reasonable attorney’s fee and costs.

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