Omaha, Neb., Code of Ordinances ch. 13, art. IV (2026) § 13-351
Complaints and answers
Operative Text
(a) An aggrieved person may, not later than one year after an alleged discriminatory housing practice has occurred or terminated, file a complaint with the director alleging such discriminatory housing practice. The director, on the director's own initiative, may also file such a complaint. (b) Such complaint shall be in writing and shall contain such information and be in such form as the director requires. (c) The director may also investigate housing practices to determine whether a complaint should be brought under this section. (d) Upon the filing of such a complaint: (1) The director shall serve notice upon the aggrieved person acknowledging such filing and advising the aggrieved person of the time limits and choice of forums provided under this article. (2) The director shall, not later than ten days after such filing or the identification of an additional respondent under subsection (i), serve on the respondent a notice identifying the alleged discriminatory housing practice and advising such respondent of the procedural rights and obligations of respondents under this article, together with a copy of the original complaint. (e) Each respondent may file, not later than ten days after receipt of notice from the director, an answer to such complaint. (f) The director shall make an investigation of the alleged discriminatory housing practice within 30 days from the date the director receives the complaint and complete such investigation within 100 days after the filing of the complaint, unless it is impracticable to do so. (g) If the director is unable to complete the investigation within 100 days after the filing of the complaint, the director shall notify the complainant and respondent in writing of the reasons for not doing so. (h) Complaints and answers shall be under oath or affirmation, and may be reasonably and fairly amended at any time. (i) A person who is not named as a respondent in a complaint, but who is identified as a respondent in the course of investigation, may be joined as an additional or substitute respondent upon written notice from the director to such person pursuant to subsection (d) herein. (j) Such notice, in addition to meeting the requirements of subsection (d) of this section, shall explain the basis for the director's belief that the person to whom the notice is addressed is properly joined as a respondent.
Under Omaha, Neb., Code of Ordinances ch. 13, art. IV § 13-351, anyone who believes they have experienced a discriminatory housing practice has up to one year from the time the practice occurred or ended to file a written complaint with the director. The director can also open a complaint independently or investigate housing practices on their own initiative. Once a complaint is filed, the director must notify both the complainant and the respondent within specified timeframes, and the investigation must generally be completed within 100 days of filing. Complaints and answers must be made under oath, and additional respondents identified during the investigation may be joined to the proceeding.
Plain English — not legal advice.
Property owners and managers named as respondents under Omaha, Neb., Code of Ordinances ch. 13, art. IV § 13-351 are entitled to receive written notice from the director within ten days of a complaint being filed, which will identify the alleged discriminatory practice and outline their procedural rights and obligations. Compliant operators typically respond to such notice by filing a written answer within the ten-day window provided, ensuring the answer is made under oath or affirmation as required. Operators should also be aware that individuals not initially named as respondents can be added to a complaint if they are identified during the investigation, with the director providing written notice explaining the basis for joining them.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under Omaha, Neb., Code of Ordinances ch. 13, art. IV § 13-351, individuals who believe they have experienced discriminatory housing practices have the right to file a written complaint with the director within one year of the alleged practice occurring or ending. After filing, the director is required to acknowledge receipt and inform the complainant of applicable time limits and available forums, and the investigation must generally wrap up within 100 days. Tenants who believe their rights have been affected may also consult a local tenant-rights organization or fair housing agency to better understand the complaint process and the forums available under this article.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 5, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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