The Big Picture
As state legislatures reconvene for the 2026 session, housing affordability remains top-of-mind for policymakers. This has led to rent control proposals emerging with increased sophistication. In addition to statewide and local caps, lawmakers are increasingly pursuing preemption repeal, temporary or emergency rent freezes and expanded enforcement mechanisms – policies harmful to housing supply and affordability.
The National Apartment Association (NAA) is currently tracking 191 state rent control-related bills, including 71 introduced since the start of the new year, along with 25 rent control-related local ordinances.
2026 Legislative Trends
Preemption Repeal
As of February 2026, 36 states preempt local rent control. Several bills have been introduced to repeal these preemptions and allow localities to adopt rent control.
One prominent example is Virginia’s HB 278, which would have allowed localities to adopt “anti-rent gouging” ordinances that cap annual rent increases at three percent. This bill was defeated this session thanks to strong advocacy by NAA’s affiliate partners in the region: the Apartment & Office Building Association of Metropolitan Washington (AOBA) and the Virginia Apartment and Management Association (VAMA).
Bismah Ahmed, AOBA’s VP of Government Affairs, Virginia, stated that “we don’t stop bad policy by accident – we stop it by organizing and messaging,” and highlighted AOBA’s advocacy to fulfill Virginia’s annual 10,000 rental unit deficit. Erika Misseri, VAMA’s Manager of Government Affairs cautioned that while “rent control proposals were defeated again... treating that as a reprieve is misreading the moment,” noting the increasingly durable infrastructure built by pro-rent control coalitions.
A similar Virginia bill, HB 1177, would have allowed localities to implement rent stabilization ordinances but was stricken from the docket.
Florida (SB 1726/HB 1493) and New Mexico (SB 138) would also repeal local preemption. Illinois’ SB 2884 would allow municipalities to enact rent control ordinances only via voter-approved referendums, like the requirements in Minnesota that led to a tumultuous St. Paul rent stabilization regime. Collectively, these bills reflect an effort to dismantle long standing preemption frameworks which are imposed to ensure policymakers resist the urge to adopt politically expedient, yet incredibly damaging rent regulation policies.
Statewide Rent Control
As of February 2026, Oregon, Washington and California have statewide rent control, in addition to Washington, DC. Several additional states have introduced such bills this year.
-
New Jersey’s S 452 would establish a statewide limit on annual rent increases of 5% plus the change in the consumer price index (CPI) or 10%, whichever is lower. Meanwhile, S 3096 would establish a Rent Control Enforcement Unit and allow residents to petition for review of violations of existing local rent control laws.
-
Other states seeing statewide rent stabilization bills include Hawaii (HB 2105/SB 2539), Rhode Island (SB 2271), Missouri (HB 2996) and Oklahoma (SB 1296), though Oklahoma’s proposal would only apply to month-to-month leases.
-
In Massachusetts, a proposed ballot initiative would limit annual rent increases to CPI or 5%, whichever is lower. The measure is currently before the state legislature; if lawmakers do not enact it, proponents are expected to advance it to the November 2026 ballot by gathering additional signatures.
Local Action
Local rent control activity yields mixed developments in early 2026.
-
On January 22, Providence, R.I. city council members introduced an ordinance that would cap annual rent increases at 4%, though the mayor has vowed to veto it.
-
The Kingston, N.Y., mayor vetoed an ordinance that would maintain emergency rent control provisions, but this was overridden by the full council on January 7.
-
In San Leandro, Calif., an ordinance capping annual rent increases at 65% of the CPI or 3%, whichever lower, has been proposed and passed first reading in January.
- Santa Barbara, Calif. adopted a 1-year rent freeze on January 13, following a similar measure in Pomona, Calif., which limited annual rent increases to 5% for one year.
-
In December 2025, Los Angeles, Calif. undertook its first major overhaul of its rent increase formula since the 1990s, capping annual rent increases at 4% (previously 8%) and eliminating previously allowed additional 1-2% increases for housing providers covering utilities.
-
The Salinas, Calif. city council voted last year to send a repeal referendum to the November 3, 2026 ballot. Voters will decide whether to maintain or repeal various city ordinances, including rent stabilization. Until then, rent stabilization remains in effect. Some local leaders are reconsidering rent control after experiencing its adverse impacts. On January 13, the Philipsburg, Pa. city council voted on second reading to repeal the entirety of the city’s rent control ordinance.
NAA Outlook
Ultimately, rent control is based on the misconception that regulating rents improves affordability. Decades of empirical research and real-life examples show that it does more harm than good, worsening supply, affordability, mobility and overall economic health.
NAA continues to work with its affiliate partners to support their industry advocacy at the state and local levels of government through initiatives like NAA's Housing Affordability Program (HAP).
Deeper Dive
To learn more about why the industry cares about rent control, see NAA’s Rent Control policy page or contact publicpolicy@naahq.org.
For more timely updates on the industry’s advocacy efforts and NAA’s analysis of state and local trends, register for our monthly Advocacy and Legal Webinar (ALW) series and tune in every third Wednesday of the month at 2 pm ET. This webinar is exclusively for NAA members and affiliate partners.