In the wake of a failed bid to expand rent control at the ballot box, California Democratic lawmakers are introducing a host of new measures that aim to increase protections for tenants.
Now that the November initiative has failed, the positions could be reversed. Landlords have. But the Alliance of Californians for Community Empowerment, a key supporter of last year’s Proposition 10, and other low-income-housing advocates have endorsed Chiu’s new bill — although it does not yet specify the exact limits to rent increases landlords would face.
It’s also hard to tell how much the provisions in Chiu’s bill would affect renters. Josh Clark, an economist at the real estate website HotPads, analyzed how the restrictions in Oregon’s law might affect work in California. He determined that 15% of rent increases in the state last year were more than 7% above inflation, based on the properties that had been on the market in the company’s database.
The law, Clark said, might have the perverse effect of giving landlords an incentive to hike rents in the short term if they’ll face restrictions on how much they can increase at one time.At the same time, he said, tenants might prefer more gradual increases. “Maybe it’s better for the renter population to say, ‘I get rent increases for a couple years,’ instead of getting that letter in the mail that says. ‘I have to deal with getting a one-time 10% rent hike’,” Clark said.Democrats are expected to announce two other tenant bills Thursday morning. Assembly Bill 1481 from Rob Bonta of Alameda would prevent tenants from being evicted without cause and Assembly Bill 724 from Buffy Wicks of Oakland would create a state registry of rental units.
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