The Fate of AB 1157: California’s Rent Control Bill Falls Short

By Antonio Ray Harvey | California Black Media

Sen. Lola Smallwood-Cuevas (D–Los Angeles) said the rent for her two-bedroom apartment in Sacramento increased from $2,100 per month to $2,800. She is a co-author of AB 1157, which did not pass out of the Assembly Judiciary Committee on Jan. 13. CBM photo by Antonio Ray Harvey.

A heated discussion in the California legislative arena took place on January 13, when Assembly Bill (AB) 1157, known as the Affordable Rent Act, faced a crucial vote in the Assembly Judiciary Committee. Authored by Assemblymembers Ash Kalra (D–San Jose) and Lola Smallwood-Cuevas (D–Los Angeles), the bill aimed to enhance tenant protections under the existing California Tenant Protection Act of 2019 (also referred to as AB 1482).

The bill was met with disappointment when it failed to secure the necessary votes for advancement. With a tally of four “yes” votes from Democrats and three “no” votes from Republicans, the proposal fell short of the seven votes needed to proceed. Five other Democrats abstained, ultimately dooming the measure for another year.

Advocates’ Perspectives

“This is a cost to humanity,” Kalra emphasized during the deliberations, pointing to the profound challenges many Californians face. His passionate plea called for enhanced support for struggling residents, framing the need for rent control as a matter of moral urgency.

The bill garnered support not just from Kalra, but also from assembly members Isaac Bryan (D-Ladera Heights), Damon Connolly (D-San Rafael), and John Harabedian (D-Pasadena). Meanwhile, several Democrats—including Rebecca Bauer-Kahan (D–Orinda) and Diane Papan (D–San Mateo)—chose to abstain, which critics argue weakened the bill’s chances.

The Human Impact

Smallwood-Cuevas herself provided personal testimony on the rent crisis impacting many Californians, sharing her own experience as a renter. She detailed a staggering increase from $2,100 to $2,800 for her two-bedroom apartment in Sacramento over just one year.

“No one should be forced to choose between paying rent and meeting basic needs,” she declared at a rally before the vote. This gathering featured tenants and advocates from various organizations, including the Alliance of Californians for Community Empowerment (ACCE) and People Improving Communities through Organizing (PICO). Their shared stories underlined the pressing need for legislative action to control rent hikes and prevent additional displacement of vulnerable populations.

Widespread Housing Crisis

Supporting Smallwood-Cuevas and Kalra’s initiative, research underscores California’s severe housing crisis. According to the California Housing Partnership, the state’s median rents are approximately 38% higher than the national average, with four of the ten most expensive large cities located within California.

Furthermore, the Bay Area Equity Atlas points to systematic displacement affecting marginalized communities, particularly Black homeowners and renters, exacerbating existing inequalities. Between 2010 and 2020, over 5,000 Black owner-occupied households were lost in the Bay Area alone.

Opposition and Concerns

Despite the arguments in favor of rent control, opposition from real estate advocates was significant. Organizations like the California Apartment Association (CAA) and California Association of Realtors (C.A.R.) openly criticized AB 1157, asserting that rent control would hinder investment in rental housing and exacerbate California’s housing crisis.

Debra Carlton, a representative of the CAA, highlighted how such legislation could deter financing for necessary developments, complicating an already challenging landscape for builders facing high interest rates and construction costs. Carlton emphasized that the solution lies in increasing housing supply rather than imposing rent caps that fail to account for rising operational costs.

The Broader Political Landscape

California voters have historically been skeptical of rent control measures, with the most recent effort—Proposition 33—being decisively defeated in 2024. The ongoing tension between tenant advocacy and landlord concerns continues to shape the debate over affordable housing solutions in California.

Despite the setbacks faced by AB 1157, the conversations surrounding California’s housing crisis signal a growing awareness and urgency to explore sustainable solutions that address the needs of the state’s diverse population. The voices of those affected by soaring rents persist, reminding lawmakers that the issue demands not just attention but decisive action.