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Comment by stego-tech | Hacker News Reader

Can confirm via my own experiences. Had a job in a SV firm, and paid just barely enough to try and get on the housing ladder. Four years and a 40-60% price increase later, and I got laid off without managing to successfully buy a home.

Since the layoffs, I’ve taken a sizable paycut (~$75k TC) to make ends meet with whatever I could find, but kept a pulse on the market in case things turned around. Locally, rents have gone down by ~$100-$500 a month (depending on when you renew) with one to two months free rent, while home prices have finally stopped rising. Homes are staying on markets longer, and bidding wars have dried up. I get about one to three price cut messages a day from Redfin, though nothing in my area or price range post salary cut.

Unfortunately, I don’t expect this trend to continue. My landlord just introduced a new RealPage-alike to keep rents high, local developers have put a hold on new housing construction as resources get consumed for AI datacenters, and the same old red tape blocks meaningful progress in addressing availability gaps. The only real bright spot is that renters are pushing for statewide rent caps and controls with better progress than ever before, so there might be some relief in sight next election.

It’s bad out there, ya’ll.

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Rent control is not a great solution long term since it reduces the incentive to build more housing which is the only real fix. It ends up making the problem worse. I could see in times of economic downturns, a temporary rent control that automatically expires to help people figure out their situation short term (moving is expensive).

If house prices and rent being this much higher than they were in, say, 2000, relative to wages, wasn’t enough to trigger an enormous housing construction boom, I don’t think further-increasing rent or house prices are likely to do much good. Something about that “signal” is already badly malfunctioning.

The lack of construction is mostly to do with most major US cities just not allowing enough construction. You can see the contrast with the handful of places like Austin that do allow construction, where rents have consistently dropped year-to-year even though the population has increased significantly.

This. It’s NIMBY politics at the local level. Go to your county/city board meetings and ask for plans.

You're gonna go to those meetings and find that it's not "what's allowed" that's fucking people out of the ability to construct things, it's all the capricious requirements that the process saddles them with before being allowed to do what is allowed.

Agreed. And local NIMBY can get surprisingly personal and politically vicious fast.

I have a friend who argued in public forums (local newspapers+blogs) for denser housing being more walkable and sustainable (in a wealthy small neighborhood we both lived in.) "Small towns" was/is the nationwide name for the trend.

Unknown opponents dug up and published dirt on him that even his wife, friends and employer didn't know. It was quite sobering.

And so they keep blocking efforts by resorting to smear tactics. Own it and reverse it back on them. Debate class 101, they have nothing if they attack you personally.

It sucks that your friend had his closet ransacked for skeletons. This is why I’m completely honest with mine.

I don't think construction has nearly as much relevance for Austin as you might think. Speaking as a former Austin resident, I left Austin in 2022 because rent highly spiked and I was effectively priced out of where I was staying (my rent spiked in the realm of 40%).

Rent has been cooling off in Austin because the amount of people moving there has heavily gone down and tech companies have either stopped opening new buildings there or have outright started to leave. The huge rise in rents was effectively due to a 'tech speculation' bubble as a result of every major tech company saying they were going to move to Austin and it was going to be the new tech capital of the US.

There are a lot of counties that also use construction permits and inspection requirements as a source of income and charge absurd fees for it, on top of being slow and unpredictable even if you do pay. And a slow inspector or slow permit approval also costs money in the form of builder's and laborer's time that you get charged for as they sit around waiting for someone else to arrive.

The pricing signal malfunctions when homeowners and landowners control land use to such a degree that regulatory constriction stops housing. Usually this is zoning as the primary blocker, but there can be other blockers too.

One of the problems with rent control is that it pushes the class politics so that renters with housing act more like landowners than they do new tenants, and they conspire to also block housing. People are change averse, even if they don't mind the change after they see it; before the change it's a big threat. This hurts any tenant that needs to move due to things such as becoming an adult, finding a new job, starting a family, getting a divorce or ending a relationship, etc.

Rent control is great as a tenant protection to prevent evictions via rent increases, but it is only a short term protection for tenants otherwise, and can hurt tenants greatly if there's not enough building.

There's good evidence it's mostly zoning and permitting. You might be shocked if you look at the SFH zoning in your city when you realize how much the municipal gov has just banned denser housing development.

Look what happened in Austin, TX, which has much less housing regulation tamping down construction than CA (despite a good deal of local NIMBYism).

Prices spiked during the pandemic, and in response a shit ton of housing was built, much of it multifamily residential. Rents went down significantly and home prices are down 20% since the peak.

If the price without collusion is $X and the monopoly pricing behavior raises it to $(X+1), you can cap it at $X without causing any problems.

Housing is obviously not a monopoly.

RealPage is gaming rents against tenants. It’s artificial rent inflation by algorithms. I agree on rent control. But unless realpage is controlled and regulated rent control is the only option.

And for some hard data, here's a meta-study on the subject: https://www.sciencedirect.com/science/article/pii/S105113772...

> [A]ccording to the studies examined here, as a rule, rent control leads to higher rents for uncontrolled dwellings. The imposition of rent ceilings amplifies the shortage of housing. Therefore, the waiting queues become longer and would-be tenants must spend more time looking for a dwelling. If they are impatient or have no place to stay (e.g., in the houses of their friends or relatives) while looking for their own dwelling, they turn to the segment that is not subject to regulations. The demand for unregulated housing increases and so do the rents.

This is the economist theoretical consensus justification though in real life tbh I dunno if I've noticed any real difference when looking at housing development patterns across Canada where there are many jurisdictions with rent control, many without, and many with some sort of blend (ie. no rent control on new builds).

If there is some incentive toward development in non-rent control jurisdictions I suspect it's strongly dominated by other factors.

(ie. Montreal probably has the most restrictive rent control in Canada but it's also seeing the strongest apartment development growth)

This comment just indicates the difficulty of making accurate conclusions based on casual analysis like you're doing.

haha i misread casual as causal, but i guess, here are the "accurate conclusions" you are looking for, that is to say, what does rent control cause, as opposed to the vibes and correlations people are talking about?

it's the "credibility revolution" and someone has won a nobel prize for it.

rent control causes limited mobility (read: displacement out of town) by 20 percent; it causes reduced rental housing supply by 15 percent:

https://www.aeaweb.org/articles?id=10.1257/aer.20181289

rent control causes reduced property values:

https://economics.mit.edu/sites/default/files/publications/h...

Did you write an entire comment by misreading "casual", the word I used, with "causal"? Otherwise, I have no idea how your reply relates to mine, as I didn't make any claims about the existence of such research.

You called his analysis "casual" so he gave you in-depth research? Otherwise, what was the purpose of calling him casual? Just drive-by insults?

Casual is a perfectly reasonable descriptor of economic conclusions based on vibes and anecdotes about apartment building in Montreal. I don't think it's reasonable to read it as an insult.

You don't need a study to tell you that if you make things more difficult and worse for landlords, the housing supply will decrease.

Courts actually need to do their jobs here for an optimal solution - e.g. it should be easy to punish shitty landlords AND easy to kick out shitty tenants.

It shouldn't take a 1+ year wait (as during COVID) to get a landlord-tenant court date to resolve issues.

The housing issue is multi-faceted however, so that's only 1 piece of the puzzle. But thanks to NIMBYs and building code overreach, it's literally impossible to build affordable housing that would rent at its own depreciation schedule.

> You don't need a study to tell you that if you make things more difficult and worse for landlords, the housing supply will decrease.

That doesn't need to be true. In post WW2 UK the government built lots of rental property. That increased the housing supply and hurt private landlords at the same time.

This is right. More supply is bad for landlords. In particular, housing developers and landlords are different economic actors!

You forgot to include the rest of the abstract:

"Thus, while rent control prevents displacement of incumbent renters in the short run, the lost rental housing supply likely drove up market rents in the long run, ultimately undermining the goals of the law."

People are able to move around, to some degree, so housing prices are a function of supply across most of the nation. Or at least the desirable portions.

Rent control on the other hand has mostly local effects.

Which means, rent control can push prices down and keep them down. There is indeed a supply reduction, and prices on average will go up—but not in the rent controlled area.

It’s still a poor idea, but it requires centralised planning to avoid.

I've kept hearing for a couple of years that Canada has an outrageous housing shortage, though?

Canada is a basket case for housing development but the only bright spots for outpacing demand with housing are Albertan cities with no rent control like Calgary and Edmonton.

Edmonton recently outpaced Toronto in housing development on an absolute basis with much lower housing prices and less than 1/5th the population!

Edmonton housing prices have gone up in 2025, Toronto's have declined. Alberta's population is growing, Ontario's is shrinking.

Those are the two factors explaining the housing starts, not the ineffectual rent control that exists in Ontario.

I think you're neglecting that most of Toronto is restrictively zoned for SFHs while Edmonton is upzoned across the city for 8-plexes at a minimum.

Toronto has a cumbersome permitting process that runs from months to years, while Edmonton's process is mostly automated and grants permits within weeks.

Regardless, the other relevant factor here is the actual price of housing, which is substantially higher in Toronto... and yet Toronto struggles (by design) to build anything.

Toronto has as-by-right fourplex zoning replacing its SFH zoning. As-by-right means automatic permitting, no delay.

The regulatory environment in Alberta is such that it permits housing to be built, and it does.

The same cannot be said of Toronto (or everywhere else in the nation that isn't the Prairies for similar reasons), for landed interests and the bureaucracy and corruption that comes with them are a lot more entrenched in that area.

> Montreal probably has the most restrictive rent control in Canada but it's also seeing the strongest apartment development growth

A wonderful city like Montreal can drive enough demand for housing to overcome red tape, and still be building far far less than what would satisfy demand. A less attribute city with lower demand for housing may build less due to lower demand, despite having less red tape.

Trust the economists on this one.

I lived in downtown Montreal and it could just be me but the housing stock was not of the highest quality compared to most other places in Canada. Montreal as a whole feels rundown (I say this as a former Montrealer who’s lived in many places since). Cheap rent though.

You're making quite a few assumptions

In SF rent control only applies to buildings that are like 40-50+ years old. Yet people still complain as if it stops new housing. If you combine this with the idea that rent control raises prices for everyone else, you'd think people would be knocking down the doors to build: artificially high rents for decades.

Rent control absolutely causes a reduction in supply: there's a reason rent controlled buildings have apartments in poor condition that owners do not renovate (so a reduction in quality supplied) and many are held off market or converted to owner occupancy through condos and TICs (so a reduction in quantity supplied). Not to mention the units underused by long term tenants who maintain them as secondary residences.

>> If this - "High-income job losses are cooling housing demand" is true, doesn't this mean UBI would never work?

I've even see a rent controlled apartment in manhattan being used as a storage unit !!!

Central to the challenge of UBI and housing costs is the law of rent. UBI could work if all its redistribution was not immediately captured by landowners. There are ways to make that possible.

Rent controlled apartments being held by tenants no longer using them as primary residences is pretty common. A famous case of this was Cleve Jones in San Francisco who tried to make it a huge political deal when his landlord raised his rent to market because he was 1. living in Guerneville full time and 2. subletting the apartment. The media environment is one where it's ok for a master tenant to be a de facto landlord and make money on real estate, as long as it's not the landowner themselves!

>> UBI could work if all its redistribution was not immediately captured by landowners.

Doesnt this happen now because we're all so tethered to HCOL cities? With UBI presumably people would be geographically free, and there is a lot of inexpensive land and housing around the country. Doesnt the capture problem only happen due to scarcity in HCOL cities and thus not an issue?

Yes but it builds into my argument - it does not counter it. Reduced supply... increases rent. I'm saying "increased rents + rent control not applying = more people should want to build". And the person I'm replying to said rent control makes people not want to build.

> I'm saying "increased rents + rent control not applying = more people should want to build"

This is false. People will want to build more on the margin, but that doesn't mean they want to build. If the profitability requirement (hurdle rate for getting investment from institutions) is greater than the the market rent, people will not build even if market rent is high. Indeed, that's what's happened in the last 5 years as costs have increased much faster than rents.

Rent control also switches the class politics, as people who are paying far below market rate for housing become like landlords and homeowners: getting free imputed rent.

People have been knocking down doors to build in SF for decades, but do not because regulatory capture by homeowners, landlords, and those with below-market rents are happy to keep out new people.

Where and when housing gets built in the US is not merely a market driven decision: you also need to get local permission to build.

I find that rent control is a good idea in theory, but leads to a lot of deadweight loss. As a former renter, what I really wanted was a predictable cap on rent increases. For folks who are long-term renters, without controls and predictability, their only option would be to move every few years, which is incredibly disruptive.

From my understanding, European countries tend to have restrictions on what lease renewals can look like and with declining home ownership (and ownership being priced out for many), I think we should look at European models for real solutions to our housing crisis.

This is an important distinction. Most "rent control" laws are intended to be "rent stabilization" not outright price fixing. Their goal is to prevent insane swings in rent happening too quickly, which disrupts families and local economies (and even infrastructure development).

But the worst/most aggressively laws are always used as the examples, skewing the conversation to edge cases and ignoring the fact that these laws can and do take hundreds of different forms.

Price fixing isn't so bad either - if apt prices stay predictable, you can plane ahead financially without being forced to buy an apartment or house.

Rent control is not good in theory, it's the most universally hated policy among economists because it has so many horrible unintended effects on housing development and maintenance.

That’s because it’s not an economic policy but a humanistic one. Stable housing should be a right. If rent control was the default, then obviously no renter would vote for arbitrary rent increases in exchange for maybe, someday in the future, rent going down due to increased housing supply.

It's not humanistic, it's pandering to current renters at the expense of everyone else.

You can put your right to stable housing next to your right to internet, healthcare, and every other meaningless positive right.

Call it meaningless if you want, but this is a policy that renters getting priced out of their housing markets will eagerly vote for. And prioritizing existing residents over newcomers feels just to me. Focus on making it easier to build new housing instead of getting pissy about the safety net.

"Newcomers" to the rental market include every person who already lives in that city and hasn't moved out of their parents' house yet. Why should they be penalized even more for not being born sooner?

Of course, individuals (renters in this case) will vote for a policy that benefits them at the expense of everyone else.

Increasing regulation does the opposite of making it easier to build new housing.

I do agree that current residents should be able to prioritize their own needs, but that rarely results in additional housing stock being built.

Good intentions count for nothing. Good intentions that create bad policy that harms people counts for much less than nothing.

You can feel however you want about it, but people will vote for rent control if they start getting squeezed out of their housing. Hate it as an economic policy? Then make sure enough housing gets built before people get squeezed.

It doesn’t really harm people. Housing crisis cities with rent controls are built out to the limits of their zoning. This suggests zoning is the limiting factor and not rent control.

rent control (which realistically for all but the most idealist is some sort of capped rent increase policy) can only work if its done and owned by the state/nation. It can't work for private sector as the ROI will be relatively poorer on doing that vs many other investments so it'll actively disincentivise investment into more rental housing long term & in short/medium term disincentivise all but necessary capital/maintenance investment as it'll quickly erode whatever small return they're making on their rental investment.

State/National government are far more likely to stomach lower ROI than the private sector because they can arguably have a more holistic view of what their investment is. However, to be able tod that you also need robust finances in government which has certainly not been the case in most developed western economies since the 80s

Predictable cap on rent increases is rent control as it is termed in the US. It is really rent stabilization not rent control.

> Rent control is not a great solution long term since it reduces the incentive to build more

It is exceptionally rare for new construction to be subject to rent control laws, unless they utilize special tax breaks or government subsidies. It does nothing more than slightly inconvenience the investor class, who usually aren't thinking past 15-20 years anyway, when rent control laws might theoretically impact their investment.

> Rent control is not a great solution long term since it reduces the incentive to build more housing which is the only real fix.

In California (and SF in particular) rent control applies to housing older than 15 years and owned by corporate entities.

How does rent control applied as it is in California disincentivize building? I would think that building would be incentivized by rent control because newer housing stock would be exempt from rent control.

Long term they wouldn't be, and hence lower ROI and therefore disincentivized

> Long term they wouldn't be, and hence lower ROI and therefore disincentivized

While the ROI would be lower compared to allowing rent to increase uncontrolled, in a rent control zone there is more incentive to build (and renovate) to take advantage of market rate leases for (in California's case) 15 years.

Does the argument that rent control (as in California) disincentives building reduce to the argument that uncontrolled rent yields a higher ROI than rent control?

Such an argument is a refusal to allow public good for the benefit of landlords.

Populist rent control is an excellent motivator to get counter-parties to the table to discuss productive alternatives in a market where no outside pressure currently exists.

There is no silver bullet solution. Rent control can be a big part of that solution, but what’s ultimately needed are a combination of policies that disincentivize the hoarding of housing as an asset class, promote home ownership itself for stability and community rather than fiscal nest egg, mandate denser housing in areas served by mass transit, tax land properly by removing caps on yearly increases, protect renters from unnecessary evictions (lack of renewals, no-fault evictions, etc), removing zoning laws on residential and commercial space (essentially reducing zoning laws to industrial vs non-industrial) to speed up approvals for construction, and get the government more active in meeting the needs of its populace through public housing programs (like Singapore does).

It’s highly complex and nuanced. I’ve long since stopped entertaining smug clapbacks from armchair economists who aren’t involved in the boots-on-the-ground issues at hand, and you shouldn’t parrot them around for them.

It's not actually that complex, as can be seen in Austin: just actually build enough and prices will go down even as population numbers go up. Most US cities have just spent decades doing absolutely everything except actually allow housing to be built.

All things being equal - commuting times, service access, property availability, environmental impacts, education quality, economic stability - then yes, the solution is “easy” in that we “just need to build more housing”.

Once any of those multitude of variables aren’t equal, however, the market can and will exploit it. This is the reason why the housing crisis is global, but the solutions are variable. In New England for instance, there’s a glut of available property currently being hoarded and vacant as an investment hedge, because we have no more land to expand onto. Combined with vacant towns that were former industrial hubs, and there’s an awful lot of available real estate to be clawed back for better use - except markets have been tailored to specifically promote a hoard-and-hedge strategy that harms the working classes (renters and homeowners both), and keeps depressed communities from rebounding. Remote work had a real shot of revitalizing those towns and shattering the vice grip of Capital on land or housing through the relocation of workers to cheaper markets, but the RTO mandate essentially amplified existing crises that much more and robbed them of the chance to rebound.

So no, it’s not as easy as building more housing, it’s also about ensuring those who need housing get access to it first, rather than those who simply seek to extract rent or hold it as an investment hedge.

Again, there’s no silver bullet to this problem.

New England has vacancy rates noticeably under the national average (https://www.huduser.gov/portal/periodicals/USHMC/reg//NewEng...). There's no 'glut' being 'hoarded'.

I think creating a permanent world peace would be easier than convincing progressives to give up their tired, inaccurate housing market tropes.

It is impossible to have a constructive conversation with people who refuse to accept basic facts, and I don't think they have any idea how counterproductive it is.

If people stopped accepting the claim of 'progressive' from anti-housing anti-poor people just because they self-label that way, that would be a good start.

You think the parent poster is anti-housing and anti-poor, either in practice or in their own mind?

I would say progressives in the US are anti-wealthy first, leading to poorly thought out policies with obvious second or third order effects that harm the people they so passionately advocate for, but I wouldn't call that anti-poor personally.

> Populist rent control is an excellent motivator to get counter-parties to the table to discuss productive alternatives in a market where no outside pressure currently exists.

This makes no sense, the battle is ultimately between renters and owners of low density housing. Those owners don't care about rent control, they only care about zoning disallowing construction of new rentals. If anything, they're probably happy to see rent control if it means the pressure on cities to upzone is removed.

So you may mean well but a comment repeating the (debatable) negative impacts of rent control really comes off as silly in a thread about the realpage cartel (price fixing is worse than rent control in every way) and hopes of home ownership (demand for primary i.e. non-investment homes is unaffected or increased by rent control).

Just enforce the existing rules against cartels, rather than enacting known bad policies in an attempt to counter them.

We’re already not building housing.

The benefit of rent control would be turning up the pain on the PE people and driving them out of the market.

Why do you say rent control reduces the incentive to build more housing?

To me it seems the opposite: Rent control means supply goes down, so available building & land prices go up. These prices going up means an opportunity for builders who are good businessmen because they are going to make a margin on their investment, the bigger the investment the bigger upside.

Another intuition is with rent control it's hard to extract new value from an old building, so that also incentivizes tearing it down and squeezing more units into the land.

In SF, rent control exists on all buildings built before 1979. It appears to me that people who prioritize new builds pay a huge premium for them. I think this particular rule also incentivizes tearing pre 1979 structures down, vs the no rent control newer buildings can continue to have growth in the value extracted from them.

It reduces the incentive to build because it reduces the ROI on a new build and reduces the control the owner has over the property (places with rent control are notoriously tenant-friendly, meaning the risk of taking 12+ months to evict a tenant has to be priced into the project as well).

The cost of building housing is generally labor + materials + land, of which the first 2 are generally don't have runaway costs as they are not an investment category.

Land is something the government can help with if they choose to do so.

The rent is tied to the price of the apt, and since housing has become and investment category, has increased exponentially.

By controlling rent, you control real estate prices as well, as investors will find it a less attractive asset.

In a free market economy, the cost of things should be controlled by a market equilibrium, so building shouldn't cost more to buy than it is profitable to build tem.

But supply is often restricted by artificial means, meaning prices go up, that's where rent control comes in.

Two wrongs don't make a right, but saying not having rent control while clamping down on construction isn't true to the spirit of the free market.

Rent control will reduce supply even more. It’s piling on another wrong.

I used to agree with this, but nowadays it seems that the factors constricting housing supply are in many places related to zoning and regulation, not the ability for developers to make a profit, so rent control might have much less downside than economists have conventionally assumed.

EDIT: I am seeing a nephew comment that says rent control could make NIMBY politics even worse because it makes renters' interests more like homeowners'. Hadn't thought of that.

I cringe every time some youngster suggests we go down the socialist/communist path because none of them have any real-life experience with how bad Eastern Europe was! Here's a hint: It's was fucking beyond belief horrible--everyone was poor, there was nothing to buy in the stores, and people spent most of their free time drinking themselves to death.

I cringe any time someone points to a failure in an unimaginably different circumstance as evidence for why something won't work here.

Some people get bit by a dog and are afraid of dogs their whole lives. It's irrational.

Also, socialism and communism are not synonyms.

Doesn't it seem ingenuine how everything good is socialism and everything bad is communism? Also if socialism can't compete with capitalism then it's doomed. Socialism must make capitalism illegal in order to succeed and I don't want to be in a place where capitalism is illegal. And "market socialism" is not socialism either.

> Doesn't it seem ingenuine how everything good is socialism and everything bad is communism

Who is making that claim here? It seems ingenuine to bring that up when no one's said anything to that effect in this comment chain.

On the other hand, I live in Norway. Bits like healthcare and a good safety net makes things nicer. I'm from the US originally. This nice stuff could be adapted for the US if folks would put their energy into helping others rather than spite.

Mismanagement of resources is bad no matter what system is used. Just because some under one sort of ideology and corrupt leaders failed doesn't mean that folks can't take the bits that were good, adapt and improve them, and see good results.

Norway is a petro-state that managed to amass a national wealth fund. Cherish what you have. Understand that it doesn't necessarily translate to every community.

Americans pay more for worse outcomes, so this is clearly a political/priorities issue, not an issue with wealth.

Other counterexamples are the other European countries with the same safety net which are not petro states (they do have colonial wealth though).

A lot of this was possible because of high corporate taxes and high marginal taxes on high incomes, so in theory this model could apply in most places.

Not all european countries have colonial wealth. There is universal healthcare in croatia and that nation started from scratch essentially 30 years ago and isn’t really a very strong economy today either.

If this is your take, you've missed the point. I said there is no reason good bits can't be adapted to one's society. it isn't that one system will work for everywhere or that it'll even look the same. Some things are unique to Norway, but other things definitely are pretty widespread.

You see this with healthcare in different places: Details change and sometimes it is lacking, but lots of places offer healthcare to its citizens that is low-cost to free when you need it. There is a lot of variation in what countries can do. Some places are poor but still manage to a point. Some places just refuse, like the US - heck, the US has oil and could have funded things for its citizens and keeps bragging about being rich, but they aren't gonna use it for the immediate welfare of its citizens.

So a state where the means of production are publicly owned and this subsidizes a lot of aspects of life. Funny thats exactly socialism.

Rent control is just the renter’s version of “got mine! Let’s pull that ladder up.”

Look wha happened to rent prices in Argentina when they removed rent control.

Everything risks aggravating NIMBYism. It's hard to see how housing costs can come down in a lot of cities simply because housing is seen as an investment and people won't idly standby if the value decreases because of policies.

Rental income should not be the primary reason for housing to be built in the first place, so I don't buy that argument. The primary reason to build housing should be demand for home ownership. The volume of housing that ends up on the rental market should only be a small fraction of the total volume.

Instead of rent control, I propose a forced buy-out model: if the current tenant can manage to buy the home they're currently living in, the landlord is not allowed to refuse the sale. And banks are not allowed to deny such a mortgage if the monthly installments amount to less than the current rent.

Again, you are just discouraging people from building more homes. People like to create financial Rube Goldberg machines to address high housing prices, but the solution is simple: Add supply.

Now adding more supply is not trivial in many cases, but at least people can work on the correct problem to solve once it's identified.

Idealistic solutions will not gain traction when they fail to address the pain that people are feeling today.

Then people who are unable or unwilling to have foresight will continue to suffer the consequences.

Existing residents will be fine. Newcomers may have problems. Ultimately, not a terribly unjust situation.

Tell that to your kids.

> should only be a small fraction of the total volume

Which is? Lot's of people are happy to rent, want to rent, will never want to own a home, want mobility, etc. I rented for nearly 20 years and only past few years went into situation where I want to buy a house. Should I be denied renting?

There's obviously premium to be paid while renting too. There should never be a situation where rent is cheaper than mortgage.

The talking point of "Rent control = bad" has always been disingenuous because it's parroted most often by the people who will be hurt from it the most (landlords). Home supply is already artificially constrained, regardless of rent control. Mostly because wealthy landlords form cartels to prevent new housing in major metro areas.

Rent control is just one tool that can be used to regulate housing, and it works in conjunction with other tools (e.g. rent control exceptions for new construction).

The U.S. already has an excessively de-regulated housing market, and it clearly has not worked for most people. Anyone that says regulation is bad here is almost certainly protecting their self interests.

Rent control is fundamentally unfair and socially undesirable. We should encourage labor mobility, not discourage it.

CA has a similar issue with prop 13 for housing which I also oppose.

Also it’s silly to say the US housings market doesn’t work for “most people” considering the home ownership rate is above 60%

“Labor mobility” sure is a nice way to say “kick people out of their homes and separate them from their communities.”

No, labor mobility means YOU can take a better job across town that pays 20% more without causing your rent to triple.

I don't see how you can claim a home ownership rate above 60% means the market is working for most people.

All that means is that a majority of the population was able to buy a house at some point in time under some conditions. The recent data is clear: people who already have homes, are staying put in them. And a growing portion of people without homes are joining a fairly new class of "forever renters".

The median age of first time home buyers was 33 in 2020. In 2025 it is 40.

That's truly incredible if you think about it. In just 5 years, the median age has increased by 7 years.

Here's another interesting statistic: the percentage of homes bought by first time buyers is down 50% since 2007.

> Rent control is fundamentally unfair and socially undesirable.

I think this is an incredible claim to make. Unfair to who? Undesirable compared to what?

Rent control at it's core is a redistribution mechanism. It favors existing tenants at the expense of property owners.

If you care about low income renters getting displaced by a 40% rent increase, then it is a desirable mechanism.

Personally, I believe that housing security should be a right, and it’s just not possible to have that when your rent can spike arbitrarily in the future for reasons outside your control. Young people with no local connections and limited belongings might be able to move every few years, but it’s downright traumatic for older people. Based on my lived experience, I will always vote for rent control while simultaneously pushing for more housing. The economic arguments against it are almost irrelevant.

I'm a renter and a parent in NYC, and I totally get where you're coming from. On a personal level, I'd love rent control that would freeze my rent and give me some stability. I'd also love it if NYC would build millions of new housing units, but that doesn't seem to be forthcoming.

That said, I also think that city policymakers have a responsibility that extends beyond just what will make life better for the current residents of their city. I wish rent control had better data supporting it, but everything I've seen suggests that while it might make things better in the short-term for some, it makes things worse in the long-term for everyone.

People say this but places in a housing crisis under rent control are still generally built out to the limits of zoned capacity, indicating rent control is not the limiting factor but instead zoning.

Another way to fix it, is to ban real estate as a financial speculation tool

You say rents are going down... but you want rent control? That's one way to ensure rents will never, ever go down. Every landlord will charge the statutory maximum.

>RealPage

This monopolistic pricing is a massive part of the issue. Hopefully the case the DOJ brought against them is progressing well. They've essentially created a cartel of landlords trying to squeeze you for every single penny.

> Hopefully the case the DOJ brought against them is progressing well

They reached a settlement with the DOJ last week [0].

0: https://www.realpage.com/news/realpage-reaches-settlement-wi...

The case concluded with a settlement that RealPage would no longer share data between competitive landlords.

https://www.justice.gov/opa/pr/justice-department-requires-r...

In theory that sounds like an undermining of their core value proposition, I think in practice it'll be less effective than so called 'Chinese walls'

I don't doubt it. The actual effects of this are yet to be proven either way.

As opposed to now, where they charge the maximum they can get away with, while also colluding with each other to raise prices? Yes.

Vancouver has rent control and rents are going down.

Though I think the likely dynamic that you're seeing here is rent growth of new build apartments is stalling and reversing, and on renewal with new tenants rents are being revised downward as there is more competition.

https://www.ctvnews.ca/vancouver/article/rent-prices-falling...

I expect that amongst apartments with long term tenants rents are still creeping upward. But that's fine. The point of rent control is to smooth out volatility. Rents can still go up, but the goal is to avoid sudden 150% increases etc.

> The point of rent control is to smooth out volatility. Rents can still go up, but the goal is to avoid sudden 150% increases etc.

Is it? I mostly see rent control maximum increases below the inflation rate, suggesting a different goal (appealing to voters?). If it were just to eliminate extreme volatility I think we'd see more 5/10/20% increases and less 1/2/3% increases.

As opposed to the status quo where rents never ever go down and landlords charge the literal maximum?

I'm not advocating for gutting renter's rights, but anecdotally having lived in 6 states, and adjusting for general costs of living it was easier to rent, and rents were cheaper in states that were less renter friendly than states that were very renter friendly. As a renter in the central time zone, first months rent, a month's rent security deposit and a credit check and i was handed the keys vs. renting in NYC you'd think i was buying the home with level of financial scrutiny.

I suppose this is just a long winded way of saying that there appears to be a ton of friction and cost by renter friendly polices that are ultimately passed on to renters rather than owners.

As an aside I'd also say that renter friendly policies were also highly correlated with higher regulations around zoning/building so this may account for a meaningful portion of the above.

I said this elsewhere, but I would anecdotally agree as a landlord.

Everyone is paying for the costs to evict a non-paying tenant in jurisdictions where it can take 12+ months to regain control of a unit.

More friction = more costs, and more regulation = more friction.

I'm not advocating for gutting renter's rights either, but it's not a coincidence that the places with the highest rents also have the most protections for renters.

> My landlord just introduced a new RealPage-alike to keep rents high

You should get in touch with your state AG, and point to the precedent for this being considered illegal.

RealPage just settled with the feds, and that settlement only includes data collection to determine if its collusion in the future

So I would say anyone in the present is out of luck here

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