John Washington is a Journalism senior and opinion columnist for Mustang News. The opinions expressed in this article do not necessarily reflect those of Mustang Media Group.
Over 60% of the population rent their homes in San Luis Obispo, according to the city. A large chunk of that rental population is college students living off-campus, who often have to reach out of their price range to secure housing.
Renters have been protected from annual price hikes exceeding 10% of their rate since California implemented the Tenant Protection Act in 2020, but this was only one step of the process. This year’s Proposition 33 aims to grant local governments expanded rights in adopting rent-control measures.
In doing so, Proposition 33 would repeal the Costa-Hawkins Rental Housing Act of 1995. Costa-Hawkins limited the types of housing that local governments could subject to rent control. Under that act, single-family houses, apartments built after 1995 and condominiums are off-limits for cities imposing rent control. The statewide rent-control measure built into the Tenant Protection Act only protects against the most egregious markups, which is why cities like San Francisco, Los Angeles and San Jose instituted their own rent control. If this proposition passes, those cities will be allowed to expand their legislation to cover all rental housing.
In addition to the power to control increased rates, local governments would also have the ability to control rent levels of first-time tenants. Not only would this legislation empower renters hoping to remain in their current homes, but those looking to move into a new home could be ensured of their own reasonable price points.
Voting in favor of this legislation might seem like a no-brainer for students looking out for their rights as renters. The city of San Luis Obispo would be free to pass further tenant-friendly legislation and allow you to move into a single-family home with your friends next year without worrying about being priced out the following year. The decision will be as simple as that for some voters. Because the language is not hyper-specific, it is easy to get confused about what the proposition can and cannot do.
Remember, this proposition doesn’t just impact college students. California’s 17 million renters pay more on average to rent their home than residents of every other state outside of Hawaii (over $1,900, according to doxo’s 2023 Household Bill Pay Report). More than half of those 17 million are considered rent-burdened, spending more than 30% of income on rent.
We know that homelessness is a huge statewide and local problem. Almost 186,000 people across California were homeless on a recorded night in January, CalMatters said. San Luis Obispo County’s contribution to that report identified 1,171 individuals who fit that criteria in their jurisdiction.
While the county’s findings improved on their 2022 numbers, there is still work to do. Almost half of the surveyed individuals from the aforementioned county report were experiencing their first bout of homelessness, meaning they were likely recently priced out of renting. If cities can legislate this control on all types of properties, they can improve lives rapidly.
Though the housing crisis is statewide, not every county – or city, even – has the same level of issues. It makes sense for this responsibility to be handed down to each jurisdiction. For those who confidently say “rent control doesn’t work,” much of the reason it has failed to excel in California is because of limits set by the Costa-Hawkins Act. Costa-Hawkins has been widely criticized for years, primarily for sticking to 1995 as the cutoff year for when properties qualify for rent control. As a result, it becomes more defunct with each passing year and should, if nothing else, be amended by way of update.
Another central argument against Proposition 33 warns of stricter rent control driving developers out of California cities that need more units built. Though a reasonable concern amidst the aforementioned housing crisis, this legislation promises none of that. Cities will be able to make their own well-researched and democratic decisions based on their needs. It is a jump to assume Proposition 33 does anything more than opening the door for certain cities whose renters are struggling. It is safe to assume most cities in California will continue to operate only under the state’s broader rent control measures.
The claims of landlord organizations insisting this proposition will severely hurt business are also unfounded. Landlords have a right in California to a “fair return” on their property rentals, and this protection will continue to ensure they get more than they deserve for graciously allowing people to live on their land.
To students in an unfriendly rental market, I welcome you to think through this vote in the plainest of terms: looking out for your own tenant rights. In case you needed reminding, this is California we are talking about, not Iowa. Nearly one of every three renters here spends more than half of their income on rent. This legislation allows you to join up with millions of other citizens worried about keeping up with their rent every month. Of course, I suggest you continue to research the proposition. That being said, I’m voting yes on Proposition 33, and I encourage you to do the same.
