California lawmakers advance AB 11 57 to expand tenant protections and stabilize rental market

The California Assembly Housing and Community Development Committee convened on April 24, 2025, to discuss Assembly Bill 1157, known as the Affordable Rent Act. This proposed legislation aims to address the ongoing housing affordability crisis in California by lowering the annual rent cap, expanding tenant protections to include those living in single-family homes, and making these protections permanent.

The bill comes in response to significant changes in the housing landscape since the passage of the Tenant Protection Act in 2019. Lawmakers highlighted the struggles faced by California's 17 million renters, many of whom are burdened by rising rents that exceed 30% of their income. The meeting underscored the urgency of the situation, with testimonies revealing that families are increasingly forced to choose between paying rent and affording basic necessities like food.

Proponents of AB 1157 argue that the current laws are inadequate to protect renters from skyrocketing rent increases, particularly in areas that were once considered affordable. For instance, cities like Fresno, Merced, and Bakersfield have seen rent hikes of up to 40% since 2020. The bill proposes to cap rent increases at the lower of the Consumer Price Index (CPI) plus 2% or 5%, and it seeks to eliminate exemptions for single-family homes, which currently leave many renters without protections.

Supporters, including tenants and small landlords, testified about their experiences with rising rents and the lack of protections for single-family home renters. Tammy Alvarado, a renter from San Diego County, shared her story of a 95% rent increase over several years, emphasizing the financial strain on her family. Leonor Godinez, a small landlord, expressed her support for the bill, arguing that it would provide necessary stability for tenants while still allowing landlords to manage their properties responsibly.

However, the bill faced opposition from representatives of the California Apartment Association and the California Building Industry Association. Critics argue that rent control measures like AB 1157 could discourage new housing development and exacerbate the supply crisis. They also raised concerns about the elimination of the single-family home exemption, which they believe protects vulnerable homeowners and promotes generational wealth.

The committee's discussions highlighted the complex balance between protecting renters and ensuring a healthy housing market. As California continues to grapple with its housing crisis, the fate of AB 1157 remains uncertain, with potential implications for millions of renters across the state. The committee is expected to deliberate further on the bill, weighing the immediate needs of tenants against the long-term health of the housing market.