The RENTAL Act of 2025 Passed — But the Problems Remain.

Washington, D.C. has some of the most tenant-protective housing laws in the United States, but these protections have also created significant challenges for landlords, property owners, and the overall housing supply — especially for affordable and voucher-supported units. The RENTAL Act of 2025 was a major attempt to rebalance these rules.

Key Context for Non-DC Residents

• Tenant Opportunity to Purchase Act (TOPA): One of the strongest tenant right-to-buy laws in the country. When a landlord sells a building, tenants get the first right to purchase it (or assign that right). This often leads to delays, legal fights, and fewer buildings coming to market, making it harder to build or preserve affordable housing.

• Eviction Process: Pre-2025, pandemic-era rules extended eviction timelines dramatically (often 12–16 months for non-payment cases), creating financial strain for landlords and discouraging rental investment.

• Complaint & Enforcement System: The Department of Buildings (DOB) must investigate nearly all housing complaints, even anonymous ones, which can be used to harass landlords, delay repairs, or block sales/transfers.

• Voucher Holders: DC has a large Housing Choice Voucher (Section 8) program, but voucher holders often face long waits for units because of these systemic delays, landlord reluctance, and enforcement abuse.

• Passed Council final reading: October 21, 2025 (after first vote September 17, 2025).

• Signed by Mayor Bowser: November 13, 2025.

Congressional review completed: No disapproval → became law December 31, 2025.

Major changes include:

• Shortened eviction timelines (back toward pre-pandemic levels).

• Limited TOPA rights for certain small buildings and new construction.

• Some procedural reforms to make enforcement more predictable.

It did not include your proposed Bad-Faith Complaint Reform provisions (ending anonymous complaints, residency verification, mandatory inspections, serial abuser fines, or a Landlord Advocate office).

Why This Matters Outside DC

• DC is a national test case for tenant vs. landlord balance. When enforcement is abused, it discourages investment in rental housing — reducing supply and raising rents everywhere (including for voucher holders).

• Many cities/states watch DC closely for housing policy ideas. If bad-faith complaints and delays continue, it sets a precedent that could spread.

• Voucher programs (Section 8) are federal, so DC delays affect HUD funding efficiency and national housing goals.

Our citizen-led amendment would close these loopholes once and for all:

• End anonymous and unverified complaints — no more filings without a named, accountable complainant

• Require proof of residency and physical inspections before any action — ensuring complaints are legitimate and tied to real, verifiable issues

• Impose real fines and accountability on serial abusers — $100–$1,000 penalties per false complaint, plus full DOB cost recovery

• Create an Office of the Landlord Advocate — a true counterpart to the Office of the Tenant Advocate (OTA), providing independent guidance to property owners, intervening in serious disputes, and protecting both tenants and landlords from abuse

• Mandate mediation before escalation — requiring verified inspection reports and good-faith negotiation first, reducing unnecessary litigation

• Add fraud safeguards — requiring OTA to refer suspected fraud cases to the Landlord Advocate and the Office of the Attorney General, with clear accountability measures

These reforms would restore fairness, free up DOB inspectors for genuine safety hazards, and ensure balanced, efficient housing enforcement for everyone in DC.