The D.C. Council has taken a significant step forward with Mayor Muriel Bowser’s housing reform agenda by advancing the Rental Act of 2025.
On Monday, the council moved the amended bill forward with a vote of 10-2, signaling progress in addressing the pressing issues in the D.C. housing market.
This legislative action follows Bowser’s initial proposal from February, which aimed to bolster housing supply while alleviating landlords’ concerns regarding the city’s regulatory challenges.
The bill seeks to overhaul the Tenant Opportunity to Purchase Act (TOPA), which has faced criticism from real estate leaders for hindering investment in the city’s apartment market.
Additionally, it proposes changes to eviction policies that landlords argue have contributed to a rise in unpaid rent.
“Here’s the deal: D.C. housing market is in crisis,” stated Councilmember Robert White, chair of the Housing Committee and primary author of the council’s version of the bill, during the hearing.
“With housing construction stalling, renters—70% of D.C. residents—are the ones paying the price.”
The latest version of the bill represents a compromise, striking a balance between Bowser’s proposal, which received strong backing from real estate stakeholders, and a previous iteration from White’s committee that faced backlash from the industry.
Bowser had expressed strong opposition to the committee’s version, prompting a two-week delay for additional amendments before the council’s first vote.
In a show of support for the most recent revisions, both the Mayor and real estate leaders stated that the changes moved the bill in the right direction.
Conversely, tenant advocacy groups expressed disappointment, arguing that the legislation undermines renters’ rights.
Before reaching the mayor’s desk, the Rental Act of 2025 must undergo a second vote in the council, anticipated to occur in mid-September after the committee’s August recess.
The council retains the authority to modify the bill’s content prior to this subsequent vote.
Key changes to TOPA remain in the latest version; specifically, it introduces a 15-year exemption for newly constructed buildings from the law, a reduction from the 25-year exemption initially proposed by the Mayor.
Furthermore, the council bill retains the proposed exemption for buyers who commit to a 20-year affordability covenant.
The reforms also extend to eviction processes, decreasing the time frame that tenants accused of violent crimes have to vacate the premises from 30 days to 10 days.
This bill mandates that courts conduct eviction hearings for such tenants within 20 days after receiving a complaint, according to White’s statements.
Other provisions include a reduction in the pre-filing notice period for nonpayment cases from 30 days to 10 days, as well as shortening the hearing summons period from 30 days to 14 days, which White noted is still longer than pre-pandemic timelines.
Reactions from various stakeholders have largely been supportive of the council’s passed version compared to earlier drafts.
Alex Rossello, Director of Policy Communications at the Apartment and Office Building Association of Metropolitan Washington, pointed out, “The bill has come a long way and we support most of it.”
However, he highlighted a desire for changes in a section that permits tenants to bypass protective orders.
Dean Hunter, CEO of the Small Multifamily Owners Association, commented, “The vote reflects real progress.”
He emphasized that Mayor Bowser’s early commitment to meaningful reform has been critical in maintaining the original vision for the Rental Act.
In contrast, local tenant advocacy group Legal Aid DC expressed strong opposition to the current version.
Amanda Korber, a supervising attorney in their housing law unit, voiced, “We’re deeply disappointed that the Council voted today to advance a bill that would strip residents of long-protected rights and push tenants toward eviction and displacement.”
Korber also warned that, combined with budget cuts and underfunded housing programs, the legislation could inflict severe harm on low-income tenants unless substantial revisions are made before the upcoming second vote.
In an email to the council prior to the vote, Bowser communicated that she is more supportive of the updated amendments compared to the previous committee version.
Nonetheless, she requested the council to consider restoring the 25-year TOPA exemption for new constructions and revising the protective order provisions.
She firmly stated her opposition to any efforts to further diminish the proposed TOPA exemptions or complicate the judicial eviction process.
image source from：bisnow
