Politics

The Politics of Housing Reform

Housing reform has become increasingly difficult as political differences slow efforts to address Wall Street’s expanding role in the housing market.

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Wall Street landlords have accumulated hundreds of thousands of homes and apartments nationwide, reshaping the national housing market. Their investments have undeniably boosted property values, neighborhood safety, and local tax revenues—effects welcomed by homeowners and city governments.

But these same corporate owners are transforming the rental market through algorithmic rent-setting, centralized billing platforms, and automated systems that move faster than local wages and largely outside meaningful oversight.

Wall Street’s influence now reaches from city councils to Capitol Hill, where coordinated lobbying and campaign dollars shape policy debates on rent regulation, antitrust enforcement, and housing assistance.

The question before Congress is no longer whether institutional landlords are here to stay—but whether our laws will ensure they operate in the public interest rather than dominate it.

Bills currently in congress include:

Landlord Accountability Act of 2025 (H.R. 206 – 119th Congress)

  • Introduced January 3, 2025, in the House.
  • Amends the Fair Housing Act to prohibit discrimination based on source of income (e.g., housing vouchers) and includes protections for tenants of federally assisted housing. 

Why it matters: This bill pushes for stronger tenant protections—relevant when large portfolios and corporate landlords may employ practices that push out voucher users or low-income renters.

Stop Predatory Investing Act

  • Introduced in the Senate by a coalition including Sherrod Brown, Ron Wyden, Tina Smith and others in July 2023.
  • Would restrict tax benefits (interest deductions, depreciation) for investors who acquire 50 or more single-family rental homes.

Why it matters: This hits the business model of the “Wall Street landlord” phenomenon you described—large investors buying up homes, renting them out, and extracting value. Blocking tax advantages seeks to level the playing field.

Stop Wall Street Landlords Act of 2024 (H.R. 10028 – 118th Congress)

  • Introduced October 22, 2024, by Ro Khanna (D-CA) and others.
  • Targets institutional investor ownership of single-family homes and aims to curb corporate dominance in that market.

Why it matters: Directly overlaps with our issue of corporatized acquisition of rental housing and “financialization” of housing assets.

HOME Act of 2024 (S. 3561 – 118th Congress)

  • Introduced January 9, 2024 by Jacky Rosen (D-NV) in the Senate.
  • Seeks to protect consumers from “price gouging” in the rental and home-sale market. 

Why it matters: Though broader, it links to the theme of algorithmic pricing, market consolidation, and unfair rent or sale practices—which are part of our narrative about corporate landlords using tech and data to drive up rents.


Search Congress.gov | Affordable Housing, Wall Street Landlords
Congress.gov is the official website for U.S. federal legislative information.

Texas State Legislation (2025 Session):

The recent Texas legislative session saw a push-and-pull between landlord and tenant interests, with landlord-friendly bills having more success.

Passed Legislation (Pro-Landlord):

  • Senate Bill 38 (SB 38): Signed by Governor Greg Abbott and effective January 1, 2026, this law was marketed as an “anti-squatter” bill but significantly alters the eviction process for all tenants. It streamlines eviction timelines, imposes a 21-day limit on appeals, and allows landlords to use off-duty officers to execute a writ of possession.

  •  While tenant advocates successfully removed some of the most severe original provisions (like allowing landlords to “forum shop” for judges), the final bill still weakens tenant protections. It does, however, include a modest “right to cure” for tenants who have missed one rent payment.

Proposed Legislation (Pro-Tenant – Did Not Pass):

  • Numerous pro-tenant bills were filed but ultimately died in committee. These included proposals to create a statewide “opportunity to cure” before eviction (HB 1860), increase civil penalties for landlords who violate tenant rights, and seal eviction records for cases ruled in the tenant’s favor.

Who Are the Political Leaders 

The issue generally splits along party lines, with tenant advocacy groups also playing a major political role.

Leaders and Parties Supporting Tenant Rights:

Nationally, the Democratic Party platform and prominent progressive leaders have increasingly embraced tenant protections. The Democratic position on housing includes: End homelessness and expand investment in public housing, while providing protections for those using housing vouchers.

  • Senator Elizabeth Warren is positioning to empower tenants and crack down on exploitative landlord practices.
  • Senator Bernie Sanders (I-VT) and Representatives Pramila Jayapal (D-WA) and Ro Khanna (D-CA) have called for federal rent control and other bold housing policies.
  • The California Democratic Party has endorsed rent control ballot measures like Proposition 33.
  • In Texas, Democratic lawmakers like Rep. Nicole Collier of Fort Worth have filed bills to expand tenant rights, such as a statewide “opportunity to cure”. Nicole Collier represents Texas State District 95. Her focus areas include legislation on affordable housing, renters’ rights, healthcare, and criminal justice reform.
  • Congresswoman Jasmine Crockett represents Texas’ 30th Congressional District in the Dallas-Fort Worth metroplex. Crocket introduced the Combatting the Housing Supply Shortage Act. This bill would incentivize the construction of new, affordable housing by increasing the number of Tax-Exempt Private Activity Bonds available in states with high demand for new housing, such as Texas and California.

Leaders and Parties Supporting Landlord Interests:

In Texas, the Republican-controlled Legislature has consistently passed landlord-friendly laws and preempted local tenant protections.

  • Governor Greg Abbott signed SB 38, framing it as a defense of “private property rights”.
  • State Senator Paul Bettencourt (R-Houston) and Representative Angie Chen Button (R-Richardson) authored the “anti-squatter” legislation that weakened tenant protections.
  • Landlord lobbying groups, such as the Texas Apartment Association, are powerful political forces that have successfully pushed for pro-landlord bills.

The federal tenant protections being proposed generally stem from the former White House’s Blueprint for a Renters Bill of Rights, which outlines principles for action at all government levels. These proposals aim to increase fairness, transparency, and stability in the rental market. 

Key proposed federal tenant protections and related actions include:

Eviction Prevention and Stability 

  • Extended Notice for Eviction: The Department of Housing and Urban Development (HUD) has committed to a proposed rulemaking that would require public housing authorities and owners of project-based rental assistance properties to provide at least a 30-day written notice before lease termination for nonpayment of rent.
  • “Just Cause” Eviction Standards: The Blueprint advocates for state and local implementation of “just cause” eviction laws, which would require landlords to provide a valid, legal reason for eviction or non-renewal of a lease, thereby protecting tenants from wrongful displacement.
  • Right to Legal Counsel: The proposed “Right to Counsel Act” in Congress would establish a federal fund, administered by HUD, to support state and local governments in providing free legal representation to low-income tenants facing eviction. 

Fair Housing and Screening Practices

  • Banning Source-of-Income Discrimination: The previous administration encouraged laws that prohibit landlords from discriminating against applicants based on their source of income (e.g., housing vouchers, disability benefits), which would expand housing options for low-income families.
  • Fair Tenant Screening: Federal agencies, including the Consumer Financial Protection Bureau (CFPB) and Federal Trade Commission (FTC), are working on guidance to ensure tenant screening reports are accurate and used fairly, with landlords required to inform applicants if a report was used to deny housing or charge more.
  • Affirmatively Furthering Fair Housing: HUD has an updated rule that requires grantees to take concrete steps to dismantle barriers to fair housing and promote integration, with the goal of reducing segregation and transforming areas of poverty into areas of opportunity. 

Transparency and Quality of Housing

  • Capping Rent Increases: The former President called on Congress to pass legislation that would give large corporate landlords a choice: either cap rent increases on existing units at 5% annually or risk losing valuable federal tax breaks.
  • Cracking Down on “Junk Fees”: The Administration is working to address hidden and misleading fees (application fees, “convenience fees,” etc.) often charged to renters by corporate landlords, with the FTC expected to finalize rules on this issue.
  • Habitability Standards: The Blueprint promotes the enforcement of standards to ensure all rental housing is safe, decent, and free of health hazards like mold or lead, and that services and amenities are provided as advertised.
  • Clear Leases: Advocacy for “clear and fair leases” that use plain language, ban mandatory arbitration clauses, and have transparent policies for security deposits. 
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