Alexys Watson, rightly or wrongly, has filed dozens of Section 8 discrimination lawsuits against real estate agents and landlords across the Los Angeles area (including one of our clients). It’s a situation where landlords who may be, or may not be, discriminating against her because of her income are being caught up in this wave of legal actions.
Anthony Burton helps those renting residential real estate matters with a wide range of legal issues, including discrimination claims. Call us at (949) 244-4207 if you have questions about Section 8 vouchers.
What is Section 8? Why is it the Subject of Lawsuits Against Agents and Landlords?
California’s Fair Employment and Housing Act (FEHA) prohibits housing discrimination based on protected characteristics, including the housing applicant or tenant’s source of income. This usually comes up in the context of the person qualifying for a federal, state, or local housing subsidy (a Housing Choice Voucher, or “HCV” or “Section 8.”
The Section 8 program started in 1974. It subsidizes rent for more than 2.3 million people across the US, more than 600,000 in California, and 78,000 in L.A. Voucher holders generally pay about 30% of their adjusted income for rent, with government agencies covering the rest.
The California Civil Rights Department’s 2025 report conducted source-of-income discrimination tests. They found that 54% of available rental households across L.A. and Ventura Counties showed evidence of Section 8 discrimination. A shortage of housing and a lack of enforcement create the conditions that make private lawsuits all the more likely.
One Woman – Dozens of Lawsuits
Over the last eight months, according to the Los Angeles Times, dozens of real estate agents and landlords have responded to Watson’s inquiries and were later sued for income source discrimination. The lawsuits seek at least $100,000. The more than 40 lawsuits since last summer may have been filed whether or not the defendant declined her application. The Times reviewed her filings and talked to some of the parties involved.
In these inquiries, Watson states that she is interested in an apartment and asks if the property owner will accept Section 8 as payment. Some of those sued responded to her with these words:
- “I have to ask the owners and get back to you.”
- “The house might be too old to meet the requirements.”
A review of Watson’s lawsuit exhibits shows:
- An accepted application, but the house was never inspected by the city to qualify it for Section 8 tenancy
- At least nine other defendants never declined her interest in writing. Watson produced screenshots of call logs and texts from Watson to each one, claiming that she had declined over the phone
Watson’s attorney, Alexander Robinson, states that her legal claims are the result of discrimination against a single mother looking for housing for her and her children, who is rejected because she’s a Section 8 recipient.
Most of these lawsuits have multiple defendants. They can be agents, landlords, or owners of real estate brokerages. State law may extend liability to several parties, not just the person interacting with a prospective tenant. The greater the number of defendants, the more parties there are who might settle or be found liable at trial, potentially making a case worth more money.
Words Have Power. Choose Them Wisely.
The Times states Watson’s legal actions follow a format:
- She applies to a rental listing on Zillow
- For a variety of reasons, her application is rejected
- Most are based on brief exchanges on the Zillow app or over text
Several lawsuits include specific language stating that Section 8 was a reason she was not granted an apartment. One involved a West Hills house where Watson was told the owner wouldn’t accept Section 8 recipients, which is clearly illegal. Other cases are less clear, like the units that haven’t been inspected or approved for Section 8.
In the case of a Carson house for rent, the real estate agent blames Watson for not paying the credit screening fee with her application, which led to her not getting the rental. But when telling Watson she was rejected, the agent admits she mentioned her Section 8 status, though denying it played a part in her rejection.
How to Handle Potential Section 8 Lawsuits
The best way to avoid legal action is to obey the law. It’s no guarantee, but it improves your odds of not getting sued, and if you are, the chances should be good that it will be dismissed early in the process.
Directly responding to a question about accepting Section 8 tenants negatively is an invitation to legal trouble. If the term “Section 8” is used in a question, you need to slow down and think of your response before you say something you’ll regret later.
Those qualifying for Section 8 subsidies are considered a protected class when it comes to housing discrimination, just like race, color, ethnicity, religion, disability, or language. Someone asking you if you accept rental applications from those with Section 8 subsidies is like being asked if you take applications from Asians or Jews. Would you ever tell them, no, we don’t want Asian or Jewish tenants? If so, you should be sued.
Your response should be that Section 8 applicants will be considered along with others, and the best fit will be chosen. Those who get this subsidy aren’t required to be put at the top of the list. They just can’t be rejected or downgraded because of their Section 8 eligibility. You have to treat it as a non-issue.
If you haven’t had a Section 8 inspection done, and have no interest in one, this could arguably be used as evidence of bias, given that an inspection is required before a Section 8 tenant can occupy a unit. You may want such an inspection done to show you’re open to having such a tenant.
If you get an email, message, text, or voice mail from Alexys Watson, your best option, given her habit of filing lawsuits, is not to respond. If you pick up the phone and she’s on the other end, get her phone number, tell her you’ll call her back, and contact our office so we can proceed in a way that (ideally) won’t get you sued.
We’re Here to Help
If you’re a residential landlord with questions about Section 8 discrimination or you need legal representation, call the team at AWB Law, PC at (949) 244-4207 or email us at info@awblawpc.com.
