(IMAGN) Joseph Lippolis, associate broker at River Towns Real Estate in Croton, at one of the homes that he owns and rents out Feb. 3, 2025. Lippolis spoke about how the Good Cause Eviction Law that the village of Croton-on-Hudson recently passed will impact rent increases that landlords need to make.
Los Angeles, California – Efforts to provide relief for renters struggling in the wake of devastating wildfires have ignited a fierce political battle in California, dividing Democratic lawmakers and facing strong opposition from landlord groups.
A proposal to freeze rents in Los Angeles County is facing significant skepticism in Sacramento, with even some Democrats questioning its effectiveness and fairness. Meanwhile, a separate citywide rent freeze was recently rejected by the Los Angeles City Council over concerns that it would place an unfair burden on small landlords.
“I don’t think that a rent freeze is the answer here,” said Assemblymember Diane Papan, a moderate Democrat from the Bay Area, during a recent legislative hearing.
The debate is unfolding in one of the most expensive housing markets in the country. Even before the wildfires destroyed more than 16,000 structures across Los Angeles County, renters were already struggling with skyrocketing housing costs. As of January 31, the average rent in Los Angeles County was over $2,800—more than $900 higher than the national average, according to Zillow.
Tenant advocates argue that some landlords have used the disaster as an opportunity to dramatically raise rents, citing reports from The Washington Post that rental prices spiked by 20% after the fires. The Apartment Association of Greater Los Angeles has refuted these claims, calling them “overblown.”
The tension is reminiscent of past battles between tenant groups and the powerful landlord lobby, particularly during the COVID-19 pandemic when eviction moratoriums and rent control measures were put in place. Now, renters, homeowners, and business groups are all vying for resources as they recover from the fires, adding another layer of complexity to the ongoing housing crisis.
The rent freeze proposal, led by Los Angeles Assemblymember Isaac Bryan, has faced significant pushback, even from within his own party. Critics argue that it would disproportionately impact small landlords, some of whom are still recovering from pandemic-era policies that restricted rent increases for years.
“We’re talking about massive, unprecedented displacement,” Bryan said. “If the market had responded with open arms and opportunity, I think there’d be a different reaction. But instead, folks took crisis and then tried to squeeze people … who have been experiencing this crisis.”
Despite the urgency of the crisis, many lawmakers remain hesitant. Assembly Judiciary Chair Ash Kalra acknowledged that property owners, who tend to be wealthier and more politically engaged, have historically received more legislative support than renters. In contrast, a separate bill offering mortgage forbearance to fire-affected homeowners has faced little opposition.
Some Democrats are proposing alternative solutions, such as a 5% rent cap instead of an outright freeze. Others, like Los Angeles County Supervisor Lindsey Horvath, have already passed more limited renter protections, including a six-month eviction moratorium for low- and middle-income tenants.
Horvath expressed frustration with the City Council’s refusal to enact similar measures. “I understand that there are concerns because of fears from COVID,” she said. “But you’re leaving more than half of your population at risk if you don’t do something.”
For now, Bryan’s rent freeze bill remains stalled, with lawmakers weighing potential compromises. Given the need for a two-thirds majority vote to pass this year, significant concessions will likely be required to move the legislation forward.
