Rent control in the United States: Difference between revisions
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* "vacancy decontrol", also known as "'''tenancy'''" or "'''second-generation'''" rent control, which limits price increases during a tenancy but allows rents to rise to market rate between tenancies (new tenants pay market rate rent but increases are limited as long as they remain).{{ r | GPG }} |
* "vacancy decontrol", also known as "'''tenancy'''" or "'''second-generation'''" rent control, which limits price increases during a tenancy but allows rents to rise to market rate between tenancies (new tenants pay market rate rent but increases are limited as long as they remain).{{ r | GPG }} |
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As of |
As of 2022, six states ([[California]], [[New York (state)|New York]], [[New Jersey]], [[Maryland]], [[Oregon]], and [[Minnesota]]) and the [[District of Columbia]] have localities in which some form of residential rent control is in effect (for normal structures, excluding [[mobile home]]s).<ref>{{Cite web |title=Rent Control Laws by State |url=https://www.nmhc.org/research-insight/analysis-and-guidance/rent-control-laws-by-state/ |access-date=2022-09-14 |website=www.nmhc.org}}</ref> Thirty-seven states either prohibit or preempt rent control, while seven states allow their cities to enact rent control but have no cities that have implemented it.{{ r | NMHC | rentprep_com }} For localities with rent control, it often covers a large percentage of that city's stock of rental units. For example, in [[New York City]] as of 2017, 45% of rental units were "rent stabilized" and 1% were "rent controlled" (these are different legal classifications in NYC).<ref>Waickman, C. R., Jerome, J. B. R., Place, R. Sociodemographics of Rent Stabilized Tenants. New York City Department of Housing Preservation and Development, 2018.</ref> In the District of Columbia as of 2019, about 36% of rental units were rent controlled.<ref>{{Cite web |title=Roughly 36 percent of D.C.’s rental housing units are rent-stabilized |url=https://www.dcpolicycenter.org/publications/rent-control-snapshot-2019/ |access-date=2022-09-14 |website=D.C. Policy Center |language=en-US}}</ref> In [[San Francisco]] as of 2014, about 75% of all rental units were rent controlled,{{ r | SF_RC_percent | p=1 | q=First off, understand the math of the region. San Francisco has a roughly thirty-five percent homeownership rate. Then 172,000 units of the city's 376,940 housing units are under rent control. (That's about 75 percent of the city's rental stock.) }} and in [[Los Angeles]] in 2014, 80% of multifamily units were rent controlled.{{ r | LA_RC_percent | p=1 | q=Eighty percent of the 880,581 multifamily units in the city of Los Angeles are covered by rent control, according to the Los Angeles Housing and Community Investment Department.}} |
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in [[San Francisco]], as of 2014, about 75% of all rental units were rent controlled,{{ r | SF_RC_percent | p=1 | q=First off, understand the math of the region. San Francisco has a roughly thirty-five percent homeownership rate. Then 172,000 units of the city's 376,940 housing units are under rent control. (That's about 75 percent of the city's rental stock.) }} and in [[Los Angeles]] in 2014, 80% of multifamily units were rent controlled.{{ r | LA_RC_percent | p=1 | q=Eighty percent of the 880,581 multifamily units in the city of Los Angeles are covered by rent control, according to the Los Angeles Housing and Community Investment Department.}} |
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In 2019, [[Oregon]]'s legislature passed a bill which made the state the first in the nation to adopt a state-wide rent control policy. This new law limits annual rent increases to inflation plus 7 percent, includes vacancy decontrol (market rate between tenancies), exempts new construction for 15 years, and keeps the current state ban on local rent control policies (state level preemption) intact.{{ r | NPR_Oregon_RC | p=1 | q=The bill would limit rent increases to 7 percent each year, in addition to inflation. Subsidized rent would be exempted, as would new construction for 15 years. If tenants leave their residences of their own volition, landlords would be able to increase the rent without a cap. }}{{ r | OL_OR_RC | p=1 | q=The law caps annual rent increases to 7 percent plus inflation throughout the state, which amounts to a limit of just over 10 percent this year. ... The rent increase restrictions exempt new construction for 15 years, and landlords may raise rent without any cap if renters leave of their own accord. ...with only perfunctory opposition from landlord groups, who viewed it as a better alternative to removing the state's ban on local rent control policies. The new law keeps the ban in place. }} In November 2021, voters in [[Saint Paul, Minnesota]], passed a rent control [[ballot initiative]] that capped annual rent increases at 3 percent, included vacancy control, and did not exempt new construction or allow inflation to be added to the allowable rate increase.{{ r | Reason_2022-03-22 }}<ref name=ST_2021-11-20 >{{ cite news | url=https://www.startribune.com/st-paul-braces-for-rent-control-tenant-landlord/600118971/ | title=Fearing a spike, tenant advocates keep a close eye on St. Paul rents | last=Galioto | first=Katie | newspaper=[[Star Tribune]] | date=2021-11-20 | quote=More than 30,000 St. Paul residents — about 53% of voters — approved an ordinance by referendum earlier this month that will cap annual rent increases at 3%. The city has yet to hammer out the finer points of its new policy, which has been pegged as one of the most stringent rent control measures in the nation because it does not allow landlords to raise rents once a tenant moves out, does not exempt new construction and is not tied to inflation. }}</ref> This resulted in an 80% reduction in requests for new multifamily housing permits, while in neighboring [[Minneapolis]], where voters authorized the city council to craft a rent control ordinance which might exempt new construction, permits were up 70%.<ref name=Reason_2022-03-22 >{{ cite news | url=https://reason.com/2022/03/22/politicians-scramble-to-define-amend-repeal-the-nations-most-controversial-rent-control-law/ | title=America's Most Controversial Rent Control Law Is Getting a Hasty Makeover - A collapse in new development activity followed St. Paul voters' approval of a strict, vaguely written rent control ordinance. City and state officials are scrambling over how best to fix the new law. | last=Britschgi | first=Christian | newspaper=[[Reason (magazine)|Reason]] | date=2022-03-22 | quote=Tomorrow the St. Paul City Council will discuss the details of implementing Question 1, a brief, voter-passed ordinance that caps annual rent increases at 3 percent and which includes none of the typical exemptions or allowances for new construction, vacant units, or inflation. ... California and Oregon policies also include a number of other exemptions to their state-level rent control laws. They allow property owners, up to a point, to add inflation to allowable rent increases. They both allow landlords to raise rents as high as they want between tenants and have higher caps on rent increases: 5 percent in California and 7 percent in Oregon. }}</ref><ref name=MinnPost_2022-03-16 >{{ cite news | url=https://www.minnpost.com/state-government/2022/03/minnesota-senate-committee-moves-bill-to-retroactively-cancel-rent-control-measures-passed-by-voters-in-minneapolis-st-paul/ | title=Minnesota Senate committee moves bill to retroactively cancel rent control measures passed by voters in Minneapolis, St. Paul | last=Callaghan | first=Peter | newspaper=[[MinnPost]] | date=2022-03-16 | quote=Draheim also cited Census Bureau statistics that show requests for housing permits has fallen 80 percent in St. Paul since the passage of the referendum. In Minneapolis, which hasn't drafted an ordinance yet and where new buildings could be exempt from caps, permits are up 68 percent. }}</ref> |
In 2019, [[Oregon]]'s legislature passed a bill which made the state the first in the nation to adopt a state-wide rent control policy. This new law limits annual rent increases to inflation plus 7 percent, includes vacancy decontrol (market rate between tenancies), exempts new construction for 15 years, and keeps the current state ban on local rent control policies (state level preemption) intact.{{ r | NPR_Oregon_RC | p=1 | q=The bill would limit rent increases to 7 percent each year, in addition to inflation. Subsidized rent would be exempted, as would new construction for 15 years. If tenants leave their residences of their own volition, landlords would be able to increase the rent without a cap. }}{{ r | OL_OR_RC | p=1 | q=The law caps annual rent increases to 7 percent plus inflation throughout the state, which amounts to a limit of just over 10 percent this year. ... The rent increase restrictions exempt new construction for 15 years, and landlords may raise rent without any cap if renters leave of their own accord. ...with only perfunctory opposition from landlord groups, who viewed it as a better alternative to removing the state's ban on local rent control policies. The new law keeps the ban in place. }} In November 2021, voters in [[Saint Paul, Minnesota]], passed a rent control [[ballot initiative]] that capped annual rent increases at 3 percent, included vacancy control, and did not exempt new construction or allow inflation to be added to the allowable rate increase.{{ r | Reason_2022-03-22 }}<ref name=ST_2021-11-20 >{{ cite news | url=https://www.startribune.com/st-paul-braces-for-rent-control-tenant-landlord/600118971/ | title=Fearing a spike, tenant advocates keep a close eye on St. Paul rents | last=Galioto | first=Katie | newspaper=[[Star Tribune]] | date=2021-11-20 | quote=More than 30,000 St. Paul residents — about 53% of voters — approved an ordinance by referendum earlier this month that will cap annual rent increases at 3%. The city has yet to hammer out the finer points of its new policy, which has been pegged as one of the most stringent rent control measures in the nation because it does not allow landlords to raise rents once a tenant moves out, does not exempt new construction and is not tied to inflation. }}</ref> This resulted in an 80% reduction in requests for new multifamily housing permits, while in neighboring [[Minneapolis]], where voters authorized the city council to craft a rent control ordinance which might exempt new construction, permits were up 70%.<ref name=Reason_2022-03-22 >{{ cite news | url=https://reason.com/2022/03/22/politicians-scramble-to-define-amend-repeal-the-nations-most-controversial-rent-control-law/ | title=America's Most Controversial Rent Control Law Is Getting a Hasty Makeover - A collapse in new development activity followed St. Paul voters' approval of a strict, vaguely written rent control ordinance. City and state officials are scrambling over how best to fix the new law. | last=Britschgi | first=Christian | newspaper=[[Reason (magazine)|Reason]] | date=2022-03-22 | quote=Tomorrow the St. Paul City Council will discuss the details of implementing Question 1, a brief, voter-passed ordinance that caps annual rent increases at 3 percent and which includes none of the typical exemptions or allowances for new construction, vacant units, or inflation. ... California and Oregon policies also include a number of other exemptions to their state-level rent control laws. They allow property owners, up to a point, to add inflation to allowable rent increases. They both allow landlords to raise rents as high as they want between tenants and have higher caps on rent increases: 5 percent in California and 7 percent in Oregon. }}</ref><ref name=MinnPost_2022-03-16 >{{ cite news | url=https://www.minnpost.com/state-government/2022/03/minnesota-senate-committee-moves-bill-to-retroactively-cancel-rent-control-measures-passed-by-voters-in-minneapolis-st-paul/ | title=Minnesota Senate committee moves bill to retroactively cancel rent control measures passed by voters in Minneapolis, St. Paul | last=Callaghan | first=Peter | newspaper=[[MinnPost]] | date=2022-03-16 | quote=Draheim also cited Census Bureau statistics that show requests for housing permits has fallen 80 percent in St. Paul since the passage of the referendum. In Minneapolis, which hasn't drafted an ordinance yet and where new buildings could be exempt from caps, permits are up 68 percent. }}</ref> |
Revision as of 03:39, 14 September 2022
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Rent control in the United States refers to laws or ordinances that set
More loosely, "rent control" describes several types of price control:- "strict price ceilings", also known as "rent freeze" systems, or "absolute" or "first generation" rent controls, in which no increases in rent are allowed at all (rent is typically frozen at the rate existing when the law was enacted);
- "vacancy control", also known as "strict" or "strong" rent control, in which the rental price can rise but continues to be regulated in between tenancies (a new tenant pays almost the same rent as the previous tenant); and
- "vacancy decontrol", also known as "tenancy" or "second-generation" rent control, which limits price increases during a tenancy but allows rents to rise to market rate between tenancies (new tenants pay market rate rent but increases are limited as long as they remain).[1]
As of 2022, six states (
In 2019,
There is a consensus among economists that rent control reduces the quality and quantity of rental housing units.
History
In the United States during World War I, rents were "controlled" through a combination of public pressure and the efforts of local anti-rent-profiteering committees. Between 1919 and 1924, a number of cities and states adopted rent- and eviction-control laws. Modern rent controls were first adopted in response to the Great Depression and WWII- era shortages. Because of these shortages and the overall national economic crisis, the federal government called for emergency price control on consumer goods and rent control in 1942.[24] However, not all states decided to implement these rent control laws.
It was not until the 1970s, during the economic recession, that Richard Nixon temporarily implemented a national wage and price controls to combat hyperinflation, but this did not last for long and began to phase out in 1973. Nonetheless, tenants particularly in Berkeley kept organizing and brought rent stabilization to the June 6, 1973 L972 ballot. They won and Berkeley became the first city in California to have rent control since World War II.[24] Other cities around the country followed and some still remain in effect or have been reintroduced in certain cities with large tenant populations, such as New York City, San Francisco, Los Angeles, Washington, D.C., and Oakland, California. Many smaller communities also have rent control — notably the California cities of Santa Monica, Berkeley, and West Hollywood[25] — along with many small towns in New Jersey. In the early 1990s, rent control in some cities, such as Boston and Cambridge, Massachusetts, was ended by state referenda.[26] When rent control ended in Cambridge, the city realized a 20% increase in new development and an increase in property values, according to a study by the MIT Center for Real Estate.[27]
History reveals that these regulations are constantly in flux and adapting to situations such as natural disasters, economic crises, and pandemics. These changes do not always look the same and vary within each state and city. For example, due to COVID-19, Oakland, California implemented a moratorium to prevent evictions from happening, which ended in February 2021.[28] Whereas in Massachusetts the eviction moratorium ended on October 17, 2020, and there was a CDC moratorium that stopped physical removals in cases where tenants owed rent due to illness or job loss until December 31, 2020.[29]
New York
California
In California, municipal enactment of rent controls followed the high
In 1985, California adopted the
"Strong" or "vacancy control" rent control laws were in effect in five California cities (
In 2018, a statewide
In 2019, the California legislature passed and the governor signed AB 1482, which created a statewide rent cap for the next 10 years.[45] The Tenant Protection Act of 2019 caps annual rent increases at 5% plus regional inflation.[45] For example, had the bill been in effect in 2019, rent increases in Los Angeles would have been capped at 8.3%, and in San Francisco at 9%.[45] The increases are pegged to the rental rate as of March 15, 2019.[45] The new law does not apply to buildings built within the prior 15 years, or to single-family homes (unless owned by corporations or institutional investors).[45] It also includes a requirement to show "just cause" for evictions, and retains "vacancy decontrol", meaning that rents can increase to market rate between tenants.[45]
In 2020, Michael Weinstein, the founder of the
Mobile homes
In some regions, rent control laws are more commonly adopted for mobile home parks.[48] Reasons given for these laws include residents owning their homes while renting the land the home sits on, the high cost of moving mobile homes, and the loss of home value when they are moved. California, for example, has only 13 local apartment rent control laws but over 100 local mobile home rent control laws.[citation needed] No new mobile home parks have been built in California since 1991.[citation needed]
Law
Rent control laws define which rental units are affected, and may only cover larger complexes, or units older than a certain date. To attempt to not disincentivise investment in new housing stock, rent control laws often exempt new construction. For example, San Francisco's Rent Stabilization Ordinance exempts all units built after 1979.
The frequency and degree of rent increases are limited, usually to the rate of inflation defined by the United States Consumer Price Index or to a fraction thereof. San Francisco, for example, allows annual rent increases of 60% of the CPI, up to a maximum 7%.[51]
Rent control laws are often administered by nonelected rent control boards. Officers in city government assign members of the board, which will ensure mixed numbers of tenants and property owners to balance out their benefits. As stated in Goodman's research, a typical rent control board in New York is structured by two tenants, two landlords, and one homeowner. (Gilderbloom & Markham, 1996).[52]
Federal law
State and local law
Thirty-seven states either prohibit or preempt rent control, while eight states allow their cities to enact rent control, but have no cities that have implemented it.[3][4]
As of 2019, about 182 U.S. municipalities have rent control: 99 in New Jersey, 63 in New York, 18 in California, one in Maryland, and Washington, D.C.[57] The five most populous cities with rent control are New York City; Los Angeles; San Francisco; Oakland; and Washington, D.C.[57] The sole Maryland municipality with rent control is Takoma Park.[60]
Impact
There is a consensus among economists that rent control reduces the quality and quantity of housing.
Historically, there have been two types of rent control – vacancy control (where the rent level of a unit is controlled irrespective of whether the tenant remains in the unit or not) and vacancy decontrol (where the rent level is controlled only while the existing tenant remains in the unit). In California prior to 1997, both types were allowed (the Costa/Hawkins bill of that year phased out vacancy control provisions). A 1990 study of Santa Monica, CA showed that vacancy control in that city protected existing tenants (lower increases in rent and longer stability). However, the policy potentially discouraged investors from building new rental units.[77]
A 2000 study that compared the border areas of four California cities having vacancy control provisions (Santa Monica, Berkeley, West Hollywood, East Palo Alto) with the border areas of adjoining jurisdictions (two of which allowed vacancy decontrol, including Los Angeles, and two of which had no rent control) showed that existing tenants in the vacancy control cities had lower rents and longer tenure than in the comparison areas. Thus, the ordinances helped protect the existing tenants and, therefore, increased community stability. However, there were fewer new rental units created in the border areas of the vacancy controlled cities over the 10-year period.[78]
A study that compared the effects of local rent control measures (both vacancy control and vacancy decontrol) with other local growth management measures in 490 California cities and counties (including all the largest ones) showed that rent control was stronger than individual land use restrictions (but not the aggregate effect of all growth restrictions) in reducing the number of rental units constructed between 1980 and 1990.[79] The measures (both rent control and growth management) helped displace new construction from the metropolitan areas to the interiors of the state with low income and minority populations being particularly impacted.
In 1994, San Francisco voters passed a
The rental-accommodation market suffers from
According to a 2018 review of new research by Rebecca Diamond, new research showed that rent control benefitted tenants in the short-run, but had adverse effects for tenants and neighborhood stability in the long-run by reducing affordability, increasing gentrification, and creating negative spillovers for nearby neighborhoods.[90] Landlords frequently responded to rent control policies by reconverting rentals into buildings exempt from rent control or by allowing rentals to decay.[90]
A 2019 NBER working paper, which evaluated the efficacy of different housing affordability government policies, found that better targeting of rent control (towards the neediest households) could be welfare improving.[91] A 2021 study modelled rent control policies and found that they may raise housing prices and reduce housing quantities, but that "well-designed rent control may help policymakers to stabilize housing market dynamics, even without creating housing market distortions".[92]
Commentary
In 2000,
In light of recent legislative activity and ballot initiatives, several editorial boards have weighed in on rent control. In March 2019, the Chicago Tribune noted,[94] "The cost of rent control would be borne throughout the city in ways that, over time, would leave Chicago worse off. Even for many renters." In September 2019, the Washington Post argued,[95] "Rent-controlled laws can be good for some privileged beneficiaries, who are often not the people who really need help. But they are bad for many others." In September 2019, the Wall Street Journal wrote,[96] "Economists of all stripes agree rent control doesn't work. A mere 2% think it has positive effects, according to a 2012 survey by the IGM Forum."
Tenants' rights activists argue that rent control is necessary in times of long term housing shortages (See
See also
- Affordable housing
- Price ceiling
- Subsidized housing
- Rent control in New York
- Rent control in California
- Rent regulation
People
- Don A. Allen, member of the California State Assembly and of the Los Angeles City Council in the 1940s and 1950s, urged lifting of wartime rent controls in Los Angeles
Notes
- ^ a b c Cruz, Christian (2009-01-19). "The pros and cons of rent control". Global Property Guide. Archived from the original on 2010-02-27. Retrieved 2018-08-05.
- ^ "Rent Control Laws by State". www.nmhc.org. Retrieved 2022-09-14.
- ^ a b "Rent Control Laws by State". National Multifamily Housing Council. 20 September 2019. Archived (PDF) from the original on 2018-08-03. Retrieved 2020-02-10.
- ^ a b "US Rent Control Laws by State". rentprep.com. Archived from the original on 2019-09-18. Retrieved 2019-09-18.
- ^ Waickman, C. R., Jerome, J. B. R., Place, R. Sociodemographics of Rent Stabilized Tenants. New York City Department of Housing Preservation and Development, 2018.
- ^ "Roughly 36 percent of D.C.'s rental housing units are rent-stabilized". D.C. Policy Center. Retrieved 2022-09-14.
- ^ Cutler, Kim-Mai (2014-04-14). "How Burrowing Owls Lead To Vomiting Anarchists (Or SF's Housing Crisis Explained)". TechCrunch. Archived from the original on 2014-04-30. Retrieved 2018-12-04.
- Southern California Public Radio. Archivedfrom the original on 2014-09-13. Retrieved 2018-12-04.
- NPR.org. Archivedfrom the original on 2019-03-06. Retrieved 2019-03-06.
- ^ Njus, Elliot (February 28, 2019). "Oregon Gov. Kate Brown signs nation's first statewide rent control law". OregonLive. Archived from the original on 2019-03-05. Retrieved 2019-03-06.
- ^ a b Britschgi, Christian (2022-03-22). "America's Most Controversial Rent Control Law Is Getting a Hasty Makeover - A collapse in new development activity followed St. Paul voters' approval of a strict, vaguely written rent control ordinance. City and state officials are scrambling over how best to fix the new law". Reason.
Tomorrow the St. Paul City Council will discuss the details of implementing Question 1, a brief, voter-passed ordinance that caps annual rent increases at 3 percent and which includes none of the typical exemptions or allowances for new construction, vacant units, or inflation. ... California and Oregon policies also include a number of other exemptions to their state-level rent control laws. They allow property owners, up to a point, to add inflation to allowable rent increases. They both allow landlords to raise rents as high as they want between tenants and have higher caps on rent increases: 5 percent in California and 7 percent in Oregon.
- ^ Galioto, Katie (2021-11-20). "Fearing a spike, tenant advocates keep a close eye on St. Paul rents". Star Tribune.
More than 30,000 St. Paul residents — about 53% of voters — approved an ordinance by referendum earlier this month that will cap annual rent increases at 3%. The city has yet to hammer out the finer points of its new policy, which has been pegged as one of the most stringent rent control measures in the nation because it does not allow landlords to raise rents once a tenant moves out, does not exempt new construction and is not tied to inflation.
- ^ Callaghan, Peter (2022-03-16). "Minnesota Senate committee moves bill to retroactively cancel rent control measures passed by voters in Minneapolis, St. Paul". MinnPost.
Draheim also cited Census Bureau statistics that show requests for housing permits has fallen 80 percent in St. Paul since the passage of the referendum. In Minneapolis, which hasn't drafted an ordinance yet and where new buildings could be exempt from caps, permits are up 68 percent.
- ISBN 0-03-098927-2.
- ^ Cooter, Robert; Ulen, Thomas (1997). Law and Economics 2nd Edition. Addison-Wesley. pp. 32–33.
- ISBN 978-0470-04924-2.
- ISBN 978-0-07-290027-9.
- ^ Dougherty, Conor (12 October 2018). "Why Rent Control Is a Lightning Rod". The New York Times. Retrieved 26 March 2019.
And yet economists from both the right and the left are in almost universal agreement that rent control makes housing problems worse in the long run.
- ISBN 978-1-305-58512-6.
- S2CID 247724304.
- ^ |url=https://www.santacruzsentinel.com/2018/04/15/stephen-barton-why-rent-control-is-a-good-thing/ |title=Stephen Barton: Why rent control is a good thing |date=April 15, 2018 |last=Barton |first=Stephen |newspaper=Santa Cruz Sentinel |access-date=August 17, 2022}}
- San Jose Mercury News|access-date=August 17, 2022}}
- ^ Walker, Richard (March 2016). "Why Is There a Housing Crisis?". East Bay Express. Retrieved August 17, 2022.
- ^ a b "History of the Rent Control Debate in California". No Place Like Home. Archived from the original on 2020-09-26. Retrieved 2020-11-28.
- ^ California, Department of Consumer Affairs, State of. "Landlord/Tenant Book - California Department of Consumer Affairs". www.dca.ca.gov. Archived from the original on 2017-10-10. Retrieved 2008-02-06.
{{cite web}}
: CS1 maint: multiple names: authors list (link) - ^ Massachusetts Election Statistics 1994: Ballot Question #9. [Boston?] : The Division. 1994.
- ^ Pollakowski, Henry (May 2003). "Rent Control and Housing Investment: Evidence from Deregulation in Cambridge, Massachusetts" (PDF). MIT Center for Real Estate. Archived (PDF) from the original on October 21, 2019. Retrieved October 21, 2019.
- ^ "Municode Library". library.municode.com. Archived from the original on 2021-03-09. Retrieved 2020-12-09.
- ^ "Temporary Halt in Residential Evictions To Prevent the Further Spread of COVID-19". Federal Register. 2020-09-04. Archived from the original on 2020-12-09. Retrieved 2020-12-09.
- ^ "History of Rent Regulation". www.tenant.net. Archived from the original on 2004-05-06. Retrieved 2004-04-15.
- ^ "Rent Control Fact Sheet". Archived from the original on 2005-05-09.
- ^ a b Plakins, Ava (January 31, 1983). "The Landlord's Lament". New York. Archived from the original on March 9, 2021. Retrieved February 25, 2019.
- ^ "NY State Senate Bill S6458". NY State Senate. 2019-06-11. Archived from the original on 2019-07-20. Retrieved 2019-10-21.
- ^ Board, The Editorial (19 July 2019). "Opinion | The Wages of Rent Control". Wall Street Journal. Archived from the original on 2019-10-21. Retrieved 2019-10-21.
- ^ Louis, Errol. "Rent laws are welfare for the rich: Time for New York to have a smart conversation over a costly housing regulatory system". nydailynews.com. Archived from the original on 2019-11-11. Retrieved 2019-10-21.
- ^ REW (2019-08-28). "Owners cut spending, lay off workers as state rent regs begin to bite". Real Estate Weekly. Archived from the original on 2019-10-21. Retrieved 2019-10-21.
- ^ a b Forbes, Jim; Sheridan, Matthew (1999-06-01). "The Birth of Rent Control in San Francisco". San Francisco Apartment Association. Archived from the original on 2008-07-20. Retrieved 2018-08-05.
- ^ "Nash v. City of Santa Monica (1984)". Justia. 1984-10-25. Archived from the original on 2015-12-02. Retrieved 2018-08-05.
- ^ "AB1164 Bill Text". Archived from the original on 2014-12-18. Retrieved 2007-12-01.
- ^ "California Civil Code Sections 1954.50-1954.535". Archived from the original on 2012-02-11. Retrieved 2007-12-01.
- ^ Peter Dreier (May 14, 1997). "Rent Deregulation in California and Massachusetts: Politics, Policy, and Impacts – Part II". Archived from the original on October 22, 2007. Retrieved October 18, 2007.
- San Jose Mercury News. Archivedfrom the original on 2018-11-17. Retrieved 2018-11-25.
- ^ "State Ballot Measures" (PDF). Secretary of State of California. Archived (PDF) from the original on 2019-01-08. Retrieved 2019-03-03.
State Totals 4,949,543 7,251,443 Percent 40.6% 59.4%
- ^ "California Proposition 10, Local Rent Control Initiative (2018)". Archived from the original on 2019-02-25. Retrieved 2019-03-04.
- ^ a b c d e f g h i Dillon, Liam (2019-10-08). "California will limit rent increases under bill signed by Gov. Gavin Newsom". Los Angeles Times.
- ^ "California Proposition 10, Local Rent Control Initiative (2018)". Ballotpedia. Retrieved 2020-07-31.
- ^ "California Proposition 21, Local Rent Control Initiative (2020)". Ballotpedia. Retrieved 2020-07-31.
- from the original on 2021-03-09. Retrieved 2021-02-26.
- ^ "San Francisco Rent Board: Fact Sheet 1 – General Information".
- ^ "Fact Sheet #1 - Rent Control and Rent Stabilization". Archived from the original on 2008-02-15. Retrieved 2008-01-17.
- ^ "CITY AND COUNTY OF SAN FRANCISCO RESIDENTIAL RENT STABILIZATION AND ARBITRATION BOARD Section 1.12". Retrieved 2015-03-29.
- .
- ^ 256 U.S. 135 (1921)
- ^ 264 U.S. 543 (1924)
- ^ 475 U.S. 260 (1986)
- ^ Elliot Njus, How does Oregon's first-in-the-nation rent control law work? A quick guide Archived 2020-12-11 at the Wayback Machine, The Oregonian/OregonLive (March 6, 2019).
- ^ a b c Prasanna Rajasekaran, Mark Treskon, and Solomon Greene, Rent Control: What Does the Research Tell Us about the Effectiveness of Local Action? Archived 2021-01-22 at the Wayback Machine, Urban Institute (January 2019).
- ^ "Rent Control Laws by State". www.nmhc.org. Retrieved 2022-07-15.
- ^ Peter A. Tatian & Ashley Williams, A Rent Control Report for the District of Columbia Prepared by NeighborhoodInfo DC Archived 2021-01-01 at the Wayback Machine, Urban Institute (June 2011).
- ^ Armando Trull, Rents At Takoma Park Building Help Spur Debate Over Maryland Tenant Protections Archived 2021-03-09 at the Wayback Machine, WAMU (September 17, 2015).
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{{cite web}}
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References
- Baar, Kenneth K. (1983). "Guidelines for Drafting Rent Control Laws: Lessons of a Decade." Rutgers Law Review, Vol. 35 No. 4 (Summer 1983).
- Baar, Kenneth K. (1992). "The Right to Sell the "Im"mobile Manufactured Home in Its Rent Controlled Space in the "Im"mobile Home Park: Valid Regulation or Unconstitutional Taking?" The Urban Lawyer, Vol. 24 pp. 157–221.
- OCLC 237794267.
- Downs, Anthony (1996). A Reevaluation of Residential Rent Controls. Washington, D.C. : Urban Land Institute, ISBN 0-87420-801-7.
- Friedman, Milton, and George J. Stigler (1946). Roofs or Ceilings? The Current Housing Problem. Irvington-on-Hudson, N.Y.: Foundation for Economic Education.
- ISBN 0-938806-01-7.
- Keating, Dennis, editor (1998). Rent Control: Regulation and the Housing Market. Center for Urban Policy Research, ISBN 0-88285-159-4.
- McDonough, Cristina (2007). "Rent Control and Rent Stabilization as Forms of Regulatory and Physical Taking." Boston College Environmental Affairs Law Review, Vol. 34 pp. 361–85.
- Niebanck, Paul L., editor (1986). The Rent Control Debate. University of North Carolina Press, ISBN 0-8078-1670-1.
- Tucker, William (1991). Zoning, Rent Control and Affordable Housing. ISBN 0-932790-78-X.
- Turner, Margery Austin (1990). Housing Market Impacts of Rent Control. Washington, D.C.: Urban Institute Press, ISBN 0-87766-443-9.
- Gilderbloom, John I.; Markham, John P. (1996). "Moderate Rent Control: Sixty Cities over 20 Years". Journal of Urban Affairs. 18 (4): 409–430. .
External links
- Rent Control Around the World: Pros and Cons
- California cities with rent control
- additional California cities with rent regulation
- New York communities with rent control
- Pro-rent control article from tenant.net
- New York Magazine article on Rent Control including interviews with tenants
- Rent Control in the New Millennium by Dennis Keating
- Almanac of Policy Issues – Rent Controls
- Rent Controls and Housing Investment
- Pro-rent control article from Dollars & Sense magazine
- Four Thousand Years of Price Control – Mises Institute
- Rent Stabilized Apartments Go Up Again! – Best Rents NYC