TUESDAY TIP
This tip offers guidance on how owners & agents can address complaints on property.
Bullying complaints can be difficult for housing professionals to handle. There is often very little guidance on how owners and agents should respond when resident behavior affects the community.
Understanding what bullying is — and what it is not — is the first step.
Bullying involves repeated aggressive behavior. It also involves a real or perceived power imbalance. The behavior is intended to intimidate, isolate, or harm another person or group. Not every resident dispute is bullying. However, ongoing harassment and disruptive conduct can still interfere with a resident’s peaceful enjoyment of their housing.
Not every bullying complaint is automatically a fair housing issue either. However, when conduct is based on a resident’s membership, or perceived membership, in a protected class, fair housing laws may apply. The same is true for issues involving VAWA protections.
The best way to address bullying on property is prevention.
Prevent Bullying on Property
Owners and agents should set clear expectations for resident conduct. Residents and visitors should understand that bullying and harassment are not acceptable.
These expectations may be addressed through:
- House rules
- Property policies
- Approved lease addendums
- Resident acknowledgements
- Educational materials posted through the property.
When management becomes aware of bullying concerns, quick action matters. Staff should:
- Meet privately with the resident reporting the issue
- Gather information
- Determine whether the behavior is ongoing or escalating
- Respond with compassion and professionalism
- Document concerns appropriately
How to Address Bullying Complaints Directly
Management should also address the conduct directly with the alleged offender. In some situations, a reminder notice may be appropriate. In more serious or repeated cases, the conduct could become a lease violation. Some situations may also require law enforcement involvement.
Because enforcement requirements vary by state and property policies, owners and agents should consult legal counsel before taking formal lease enforcement action. Internal procedures should also be followed carefully.
Management cannot force residents to move simply because conflict exists. Transfers may sometimes be offered to assist a resident experiencing harassment, but they cannot be required. If both residents are engaging in inappropriate conduct, both should be addressed equally.
Available Resources
Housing professionals are not expected to serve as counselors or mediators for every personality conflict. The goal is to maintain a safe and respectful living environment while enforcing conduct standards consistently. For additional guidance, owners and agents can review resources available through StopBullying.gov, or The HUD Exchange.
