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Proposition 33 "Justice for Renters Act"

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Proposition 33 "Justice for Renters Act"

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Key Aspects:

Repeal the Costa–Hawkins Rental Housing Act of 1995.

Restricts local government from adding a rent control on types of housing built after 1995

Expansion of Rent Control

Vacancy Control Implementations

November 5th, 2024 California voters rejected Proposition 33

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Rental Housing Market with a Price Ceiling

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Rental Housing Market with a Price Ceiling

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Rental Housing Market with a Price Ceiling

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Market Equilibrium

"e" represents equilibrium where supply meets demand without intervention

Price Ceiling (Red Line)

Set below market equilibrium, disrupting the market

Impacts on Supply and Demand

Supply Decrease:

Landlords supply fewer units due to getting lower revenue

Demand Increase:

More people enter the market as rents become more affordable

Key Outcomes of the Price Ceiling

Shortage:

Demand exceeds supply, leading to fewer available rental units.

Consumer Surplus (Blue Area):

Large area as renters/comsumers benefit from lower prices.

Producer Surplus (Green Area):

Small area due to reduced landlord/producer revenue

Results in Market Inefficiency

Deadweight Loss (Red Area)

Impacting both consumers and producers.

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Key Takeaways from the Graph:

At price P1, initial equilibrium (e1) is the state in which housing supply and demand are equal.

Demand Increase (D1 → D2): As a result of high housing demand, prices rise from P1 to P2, pushing equilibrium to e2.

Inefficiencies in the market:

Many people are unable to obtain homes due to the gap in housing affordability caused by rising demand.

The change emphasizes how limited the supply of housing is, since new demand exceeds supply.

Implications for Policy:

If nothing is done, prices increase and disparities get worse.

Rent control caps prices, but when supply can't keep up with demand, shortages could occur.

The Real Estate Market in California:

Imbalance: Rents rise above market equilibrium due to a combination of high demand and limited housing supply.

Inefficiency: Many people cannot afford homes because of the market's ineffective resource allocation.

Effects of Rent Control:

Limits rent hikes in an effort to cut down on inefficiencies.

Makes landlord incentives to invest in new homes and tenant relief trade-offs.

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Lack of Housing:

Limited Supply: Compared to the strong demand, there are fewer properties available.

Impact on Tenants: Raises rents and makes it less affordable for a lot of households.

Opportunity Cost:

Rent regulation causes landlords to lose money, which affects new housing construction.

Draws attention to the compromises made between resolving shortages and preserving a competitive housing market.

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Elasticity of Rental Housing:

Rental housing is relatively inelastic as it is a necessity.

Demand remains high even with rising prices due to expensive alternatives like homeownership.

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Price Ceiling:

A government-imposed limit on the rent landlords can charge.

Aims to make housing more affordable and accessible.

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Inequality with Rent Control

Reduced Housing Supply

Discourages more development leading to a shortage

Landlord Bias

Under the table arrangements, favoring higher-income individuals to limit risk

Wealth Gap

Long-term neighborhood stagnation with no drive for developments

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Moral Hazard with Rent Control:

Landlord Actions:

Reduced property maintenance or improvements due to artificially low rents.

Larger security deposits to mitigate tenant risks

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Key Stakeholders:

Tenants: To prevent being evicted, look for reasonably priced accommodation.

Landlords should strive for investment returns and profitability.

Policymakers: Make an effort to strike a balance between market efficiency and home affordability.

Evaluation of the Effects of Policy:

Positive (descriptive): Rent control makes it more affordable for lower-income groups by lowering immediate tenant costs.

Negative (Normative): It may deter property upkeep and lessen incentives for the construction of new homes, resulting in chronic shortages.

Effectiveness of Policy:

Efficiency: In the housing market, price ceilings lead to shortages and deadweight loss.

Equity: Although rent control aims to lessen inequality, it may give preference to current renters over low-income or immigrants.

Distributional Impact: Puts future renters and landlords at risk of long-term market inefficiencies by favoring tenants.

Policy Recommendations:

In order to directly target vulnerable individuals, use means-tested rent support rather than broad price ceilings.

Provide incentives, such as tax credits linked to property maintenance, to encourage landlords to keep their properties maintained.

Promote public-private collaborations to increase the supply of affordable housing through development initiatives.

Assess the policy's effects on a regular basis to reduce repercussions and modify goals.

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Increase Developer's Incentives

LIHTC (low income housing tax credit)

Federal program that gives tax credits to developers for building affordable rental housing

Increase Funding

With more funding the supply of affordable rental units will increase helping to reduce the shortage while continuing to provide affordable housing

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This video talks about the key points we have discussed in our presentation including supply and demand, shortages, and landlord reactions

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No Vacancy: The Consequences of Rent Control

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Why it Doesn't Lead to Affordable Housing. Rent control increases demand for controlled-units, but discourages landlords from expanding or entering the rental market, which decreases the supply of rental housing.

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Rent control laws on the national level? Biden administration offers a not-so-subtle push- US Today

What is rent control?

A government enforced cap on how much landlords can charge for rent

Main Points of the Article

Biden's "Renter Bill of Rights" to protect tenants through rent control

Supporters say this would provide immediate relief for tenants as rents rise nationwide

Critics say this can discourage investment and worsen housing shortage