What Biden’s “Rent Cap” Is, and Isn’t

July 16, 2024

In a trip to Las Vegas, where rents climbed twice as fast as wages last year, President Biden is pitching a plan for national rent stabilization — sort of. The plan wouldn’t directly cap rents — despite a growing freakout from the lobbying groups that fight tooth and nail to oppose rent controls — and it would need the approval of Congress.

But while acknowledging its limitations, tenant organizers and advocates see Biden’s announcement as a rare acknowledgment that the federal government could wield its vast power to shape the housing market on behalf of tenants…

Rent control is still fairly rare in most of the United States, thanks to a nationwide industry campaign, beginning in the 1980s, to preempt its adoption at the local level. Mark Paul, an economist at Rutgers University who has urged a rethinking of the conventional economic wisdom against rent control, praised Biden’s announcement as a step in the right direction. ​“We have policies in place that have helped build the middle class through federal support for housing,” Paul says. ​“However, that federal support for housing is really only applied to the segment of Americans that can afford to own a house.”

The push to attach strings to these federal dollars has provoked blowback from industry lobbying groups like the Mortgage Bankers Association, which urged the Federal Housing Finance Agency (FHFA), which regulates Fannie and Freddie, not to violate the ​“sacrosanct” relationship between landlords and tenants by acting as an intermediary.

But more than 30 economists, including Paul, backed the idea in a 2023 letter to the FHFA, making the case that the debate surrounding rent regulation is undergoing a sea change similar to the minimum wage in the 1990s, when a series of empirical studies found — contrary to doomsday prophesying from big business — that wage hikes were not leading to job losses.

The economists’ letter points to evidence from New Jersey suggesting that rent controls did not drive down new construction, as opponents argue. Nor did Massachusetts’ repeal of rent control in the 1990s lead to a housing supply boom.

Given the slim chances of passing rent caps through Congress, no matter November’s outcome, Paul thinks the Biden administration could do more now to demonstrate his commitment to combating unchecked corporate power in the housing market. He points to an announcement just last week from FHFA requiring modest new tenant protections in federally financed properties. The move shows ​“the FHFA has the authority to regulate these types of properties,” he says. ​“I would like to see them go a step further and utilize that same rulemaking approach to deploy rent control.”

In These Times, July 16, 2024

 

Recent Posts

New Publication from Payne: Digital Twin or Digital Kin?

Digital Twin or Digital Kin: Misunderstandings and Myths about Urban Simulation, and Directions for Change Abstract Using three case studies from the United States and Australia, this article explores the conditions required to make urban digital twin projects...

Prof. Clint Andrews Receives IEEE PES Robert Noberini Award

On July 29, 2025, Professor Clint Andrews received the IEEE PES Robert Noberini Distinguished Contributions to Power Engineering Professionalism Award. The award was established to honor PES members in the power engineering profession for long-term dedicated effort...

Heldrich Report Examines Effect of New Jersey TAG Program

Researchers from the Heldrich Center for Workforce Development analyzed the impact of financial aid on student success. A new report, Building a Comparison Group for Tuition Aid Grant Recipients Using the New Jersey Statewide Data System, examines the effect of the...

NJSPL: Report of Child Well-Being in New Jersey

by Angie Nga Le The Annie E. Casey Foundation has released its 36th Kids Count Data Book, providing updated insights into the well-being of children in New Jersey and across the nation[1]. The report assesses child well-being in all 50 states using 16 key indicators...

Elizabeth (Libby) Vinson (MPAP ’02) Named CEO of NJACP

From New Jersey Business Magazine, July 15, 2025 Vinson Named CEO of NJ Association of Community Providers The New Jersey Association of Community Providers (NJACP), Ewing, the statewide not-for-profit organization that represents community-based providers who care...