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78 New Jersey Lisa G Lopez Broker of Record Home Alliance Realty 142 E. Bay Ave Manahawkin, NJ 08050 609-978-9009 (o) 609-384-5109 (c) lglopez@verizon.net www.HomeAllianceRealty.com www.LisaLopezProperties.com judges said that not only did the Fair Housing Act create liability when a landlord intention- ally discriminated against a tenant based on a protected characteristic, but "it also creates liability against a landlord that has actual notice of tenant‐on‐tenant harassment based on a protected status, yet chooses not to take any reasonable steps within its control to stop that harassment." Recognizing the need for the mortgage in- dustry to conduct further outreach to the LG- BTQ community for the purpose of educating on current opportunities for homeownership and being educated on emerging issues and concerns, the American Mortgage Diversity Council (AMDC) conducted a series of four discussions in strategically selected locations across the country. Each meeting was at- tended by approximately 10 mortgage industry executives and approximately 10 senior leaders from local advocacy organizations provid- ing services for the LGBTQ communities within their respective communities. ese discussions provided an opportunity for these leaders to have a frank discussion in an open setting regarding issues affecting the LGBTQ community, both from a homeownership and workplace inclusion perspective. A report on concerns that were brought to light within the series of meetings and proposed remedial measures addressing the current issues can be found here. NEW JERSEY Tackling Foreclosure Challenges New Jersey Gov. Phil Murphy, aiming to reverse the state's ongoing foreclosure crisis, signed what he called a "bipartisan legislative package" of nine bills, geared toward expand- ing homeowner protections, into law. Patch.com reported that many of these measures were recommended in a September 2018 report by the Special Committee on Residential Foreclosure, which was created by Chief Justice Stuart Rabner. "e foreclosure crisis has hurt our economy and jeopardized the economic secu- rity of too many New Jersey families," Murphy said. "Our communities cannot succeed while vacant or foreclosed homes sit empty or while families live in limbo. I am proud to sign these bills into law and get New Jersey closer to end- ing the foreclosure crisis." A Black Knight Mortgage Monitor report had New Jersey's foreclosure rate at the end of 2018 at 1.77%, trailing only Mississippi (2.36%), Louisiana (2.05%), and West Virginia (1.81%). One new law (A-4997), also known as the "Mortgage Servicers Licensing Act," requires anyone working as a mortgage servicer to obtain a license from the Commissioner of Banking and Insurance for the main of- fice and each branch office where business is conducted, unless the person is exempt under provisions outlined in the bill. "A major part of the foreclosure crisis was mortgages that were serviced by indi- viduals who were not properly trained and in many cases, simply operated using unethical practices," said Vincent Mazzeo of Atlantic County, one of the bill's co-sponsors. "is new law creates checks and balances of sorts as it pertains to mortgage services." A mortgage servicer that is exempt from licensure will still be required to maintain records of each residential mortgage loan transaction and produce related records as requested. Upon assigning the servicing rights on a residential mortgage loan, the servicer will be required to make certain disclosures to the mortgagor as per the law. Insider New Jersey stated the Commissioner of Banking is now authorized to investigate and examine mortgage servicers and suspend, revoke, or refuse to renew a servicer license for reasons defined in the bill. Violators can be penalized with a third-degree crime and subjected to civil penalties up to $25,000. "e nine bills signed into law are the first of many steps we'll take to address foreclosure process concerns in the state," said Assembly Speaker Craig Coughlin of Middlesex Coun- ty. "More efficiency and ensuring fairness in the current system protects the interests of our homeowners, our neighborhoods and commu- nities. ese creative solutions to this complex problem will better the lives of thousands of New Jersey residents." Fannie Mae's STAR Recognition for Freedom Mortgage Freedom Mortgage Corporation, a New Jersey-based full-service, nonbank mortgage company that specializes in VA and govern- ment-insured lending, has received Fannie Mae's Servicer Total Achievement and Re- wards (STAR) Award for the second straight year in General Servicing and for the first year in Solution Delivery. e STAR Program is a performance management and recognition program that acknowledges companies that demonstrate ex- MAINE Extending Fair Housing to the LGBTQ Community Maine Senators Susan Collins and Angus King joined with Virginia Sen. Tim Kaine in promoting the Fair and Equal Housing Act of 2019. e senators are introducing legislation intended to add gender identity and sexual ori- entation to the classes that are protected from discrimination by the Fair Housing Act. "All Americans deserve a fair and equal opportunity in the sale, rental, or financing of housing," Sen. Collins said. "roughout my Senate service, I have worked to end discrimi- nation against LGBTQ Americans, and it is time we ensure that all people have full access to housing regardless of their sexual orienta- tion or gender identity. I urge our colleagues to join us in supporting this important legisla- tion." "Safe and affordable housing is the basic building block for all Americans seeking to achieve economic, educational, and personal success," Sen. King said. "No one should be denied access to this vital resource because of who they are—but unfortunately, under current law, there are no protections from discrimination based on sexual orientation or gender identity. is is wrong, plain and simple. We need this legislation to make sure LGBTQ Americans have the same access to housing as anyone else." is is not the first time the Fair Hous- ing Act has been applied to the LGBTQ community. In August 2018, the U.S. Court of Appeals for the Seventh Circuit ruled that landlords could be held liable for discrimina- tion if they failed to respond to harassment faced by tenants who belong to a protected class. In its ruling, the three-member panel of

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