February 25, 2024 Breaking News, Latest News, and Videos

Rent Control Again: Is This Voted Needed?

It was a head-scratcher the other day when the AIDS Healthcare Foundation submitted more than 1 million voter signatures aiming to place comprehensive rent control before Californians next fall, just two years after they rejected the same idea by a 20 percent margin.

But no one in politics today seems to heed what the voters want: Anti-abortion advocates keep losing as they try again and again to enact parental notification requirements for pregnant teenage girls who seek abortions. Bankruptcy judges and state regulators try hard to keep irresponsible utility companies and their monopolies afloat when the public and many elected officials would rather convert them to localized co-ops. And so on.

That’s also how it was last year when state lawmakers and Gov. Gavin Newsom enacted what they billed as America’s toughest rent controls just one year after voters decisively nixed them.

Now comes the Los Angeles-based AIDS Healthcare Foundation, seeking even tougher controls than voters rejected in 2018 or what’s been state law since Jan. 1.

That new law limits rent increases to 5 percent per year, plus the local rate of inflation in locales where there previously was no rent control, while letting existing city rent control laws stand in places like Santa Monica, Los Angeles, Glendale, San Francisco and others that have had controls for years.

For what it’s worth, those controls have not ended the housing affordability crisis anywhere; some of the highest-priced rentals in America exist in Santa Monica and San Francisco, both of which have had strong controls for decades.

These are also among the densest areas in California, with scores of new apartment buildings rising in recent years to replace older, smaller ones. New construction – usually defined as less than 15 years old, but extending as far back as 1978 in some cities – is exempt from rent controls under most city laws, so it pays for developers to buy up older buildings, evict longtime tenants and build newer units where they can charge market rates, which keep climbing.

The new state law was designed partly to mitigate this and give tenants more stability by making evictions of paid-up renters more difficult, whether they are designed to build new units or merely to raise rents.

The main difference between the new law and the upcoming ballot proposition is that the initiative would end the practice of vacancy decontrol, where a state law passed in the 1990s now allows rents to rise to whatever the market will bear whenever a unit is vacated. The proposition would hold rents at the same limits even when a tenant leaves.

This stricture, claims the California Apartment Association, could drive many landlords out of the rental business. That was one of their main arguments against the losing 2018 Proposition 10, and most voters apparently agreed.

But vacancy decontrol and the lack of controls on newer buildings has put San Francisco, San Jose, Los Angeles and San Diego all into the top 10 most expensive rental markets in America for the last 20 years.

So maybe there is justification for ending vacancy decontrol, if that could make housing more available to the millions of Californians who can’t afford to live where they like. Here’s what the affordability crisis means in real life: The average minimum-wage worker would have to put in 92 hours of labor merely to pay the monthly rent on an average one-bedroom California apartment. The situation is tighter than in any other state.

But compared to the new controls the state has already imposed over the wishes of its voters, the new initiative’s main change would be minimal.

In some ways, it’s a form of hectoring voters who believed they decided the matter in the last statewide election.

Of course, as abortion activists and others can attest, no matter is ever really decided permanently in California. The populace is too fluid, with millions moving into and out of the state each decade, to rule out fast and significant changes in public preferences. Which means rent control won’t be the last issue on which voters will get multiple chances to vote.     

Email Thomas Elias at tdelias@aol.com. His book, “The Burzynski Breakthrough: The Most Promising Cancer Treatment and the Government’s Campaign to Squelch It,” is now available in a soft cover fourth edition. For more Elias columns, go to www.californiafocus.net

Related Posts

(Video) Baltaire’s DJ Brunch is Ready to Make Your Weekend Fabulous

February 23, 2024

February 23, 2024

Baltaire is America’s Favorite Neighborhood Steakhouse. A Contemporary Restaurant in Brentwood With Classic Genes, Baltaire Is Where to Enjoy Brunch...

During Lean Times for the City, Certain Staff Members Slated to Get Hefty Raises

February 23, 2024

February 23, 2024

Proposed Equity Adjustments Raise Questions Amid Budgetary Concerns The next Santa Monica City Council Meeting will be held on Tuesday,...

Blue Bus Seeks Input on How to Improve Service

February 22, 2024

February 22, 2024

Through Brighter Blue, Big Blue Bus Aims to Develop a Strategic Plan for Implementing System Enhancements Over Five Years Santa...

S.M.a.r.t Column: Gelson’s Looms Large

February 22, 2024

February 22, 2024

Our guest column this week is by SMCLC (the Santa Monica Coalition for a Livable City). SMCLC is a well-established...

Amid Delays, House of Pies Sets New Opening Date for Venice Spot

February 22, 2024

February 22, 2024

For About a Year, the Development’s Construction Has Seemingly Been Inactive By Zach Armstrong House of Pies, a popular L.A....

(Video) Russian River’s Pliny the Younger 2024 at Father’s Office in Culver City

February 22, 2024

February 22, 2024

Russian River’s Pliny the Younger 2024  at Father’s Office in Culver City. The ticket got you two pours of the...

Culinary Bliss Awaits: Los Angeles Wine & Food Festival Debuts in Santa Monica

February 21, 2024

February 21, 2024

Santa Monica Pier Welcomes the Inaugural Los Angeles Wine & Food Festival Santa Monica is set to become the birthplace...

Indulge Your Cookie Cravings and Support Local Scouts: Girl Scout Cookie® Sales Now Open

February 21, 2024

February 21, 2024

Multiple Ways to Purchase Iconic Cookies and Make a Difference You can satisfy your Girl Scout Cookie® cravings this season...

Popular Coffee & Tea Franchise Opens Another Santa Monica Spot

February 21, 2024

February 21, 2024

The News Comes Four Months After the Announcement of Its Third Santa Monica Outpost By Zach Armstrong Coffee Bean &...

Bruce Lurie Gallery Unveils “Give Us Our Flowers” Exhibition

February 21, 2024

February 21, 2024

Philoche’s painting style incorporates vintage subjects to convey a tribute to the resilience of human spirit.  Bruce Lurie Gallery presents...

Portraiture Masterclass with Renowned Photographer Coming to Venice Beach

February 21, 2024

February 21, 2024

Participants will explore the boardwalk alongside Alan, honing their creativity and engaging with the local community. Renowned photographer Alan Shapiro...

“Women in Jazz” Event at the Moss Theater to Benefit College Scholarship Program

February 20, 2024

February 20, 2024

The Scholarship Trains Students to be Ambassadors for Antiracist Learning and Teaching Los Angeles-based jazz vocalist Amber Weekes, an alumna...

Countdown to the 30th Annual SAG Awards: Celebrating Excellence in Film and TV

February 20, 2024

February 20, 2024

SAG Awards Ceremony Set for Feb. 24, 2024, to be Globally Streamed on Netflix The anticipation for the 30th Annual...

“20’s/20s” Exhibit at ARCANE to Showcase Emerging Artists’ Work

February 20, 2024

February 20, 2024

The Featured Artists Were All in Their Twenties During the 2020s ARCANE Space is set to host an exhibition showcasing...

(Video) If Not Now Los Angeles Protest at Vice President Kamala Harris’ Home in Brentwood

February 20, 2024

February 20, 2024

The group held a Shiva or Jewish mourning ceremony as a protest. @smmirrornews If Not Now Los Angeles Protest at...