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California’s statewide rent control law, the Costa-Hawkins Act, has been contentious since it was signed into law in 1995. California politicians saw Costa-Hawkins, which made it illegal for localities to impose rent control on homes, condominiums, and new apartment housing, as a way to appease the interests of landlords.
Nearly 30 years later, Costa-Hawkins increasingly limits disabled and aging people’s ability to get accessible, affordable housing—practically impossible on a fixed income. The law was enacted less than four years after the Fair Housing Act’s accessibility requirements left some Californians stuck between old homes they couldn’t use and new ones they couldn’t afford.
Compounding the problem, the Americans With Disabilities Act, which requires shared common spaces to be accessible, was also signed into law just five years before Costa-Hawkins, in 1990. And Costa-Hawkins also froze previous local rent control laws—in San Francisco, only buildings built on or before June 13, 1979, are subject to rent control.
Ending Costa-Hawkins stands to increase the number of accessible apartment buildings.
“We have one member that spent two years coming out of a shelter trying to find a mobility-accessible unit that was affordable,” said Ocean Coast, a housing community organizer with San Francisco–based advocacy group Senior and Disability Action.
Ending Costa-Hawkins stands to increase the number of accessible apartment buildings—and Proposition 33, on California’s November ballot, would do just that. (San Francisco Supervisor Aaron Peskin, a mayoral candidate, has already introduced a bill to expand rent control if Proposition 33 passes.)
The proposition’s main backer is the AIDS Healthcare Foundation (AHF), which provides treatment and preventative services, including housing—though it has been criticized for, among other things, conditions in the residential units it owns.
Zeenat Hassan, a senior attorney with Disability Rights California, which supports ending the state’s rent control ban, said newer buildings come with irreplaceable benefits.
“For buildings, as much as for anything else, it’s usually easier to build accessibility into the front end that to try and retrofit things later on,” Hassan said.
But Prop 33 has earned the AHF a powerful enemy: California’s landlord lobby. Proposition 34, also on November’s ballot, would restrict AHF’s ability to fund ballot initiatives that are not explicitly related to health care—commercials for that bill position it as an innocuous pro-patient ballot initiative that might, on paper, sound appealing for disabled people with complex health conditions.
Konstantine Anthony sits on the city council of Burbank, in Los Angeles County. Anthony is also Burbank’s ex-mayor—the country’s first openly autistic mayor—and recently headed the state Democratic Party’s disability caucus. California’s landlord lobby was “fed up with fighting the AIDS Healthcare Foundation, and so they put a bill on the November ballot,” Anthony said. “It’s a revenge bill.”
It may “sound weird,” Anthony acknowledges, that the AIDS Healthcare Foundation is leading the fight to un-ban rent control. That’s part of a holistic approach, he says: people need to be housed to get effective medical treatment. A Los Angeles County report found that, in 2022, 13 percent of people recently diagnosed with HIV were experiencing homelessness.
And believes that expanding rent control, including into single-family homes, intertwines with disability rights.
“A lot of folks who have mobility issues, balance and illness issues, need a larger space,” Anthony said. That’s partly space for “wheelchairs or bedding or medical equipment, something that doesn’t typically fit into smaller apartments,” and potentially for live-in caregivers.
While Proposition 34 does not mention AHF by name, its effective targeting of the group has been widely reported—and it would be the sole organization affected by the measure. The San Francisco Chronicle editorial board, which came out against Prop 33, called Prop 34 “cheap political gamesmanship.” The Los Angeles Times editorial board also opposed Prop 34, saying it has a “hidden agenda.” A request for comment to the California Apartment Association, which lobbies on behalf of the state’s landlords, was replied to directly by the Yes on 34 campaign.
Major developers and corporate landlords have funneled millions of dollars to make sure rent control isn’t expanded.
“Prop 34 simply ensures that taxpayer dollars meant to provide medical care for low-income patients actually are spent for that purpose,” said Yes on 34 spokesperson Nathan Click, a former top communications official for California Gov. Gavin Newsom. “It’s why it’s supported by more than a dozen patient rights organizations.” One such organization is the ALS Foundation—which, unlike the California Apartment Association, is not spending millions to stop a bill that could expand rent control.
The state’s major developers and corporate landlords, like Blackstone CEO Stephen Schwarzman, have funneled millions of dollars to the California Apartment Association to make sure rent control isn’t expanded. As of September 25, the Association’s Issues Committee had spent nearly $35 million to oppose Proposition 33, and almost another $30 million backing Proposition 34, according to records from the California Secretary of State. Two firms funding the campaigns, Essex Property Trust and Equity Residential, did not respond to requests for comment.
Jerry Flanagan, litigation director with the consumer rights group Consumer Watchdog, said that “this kind of initiative sets a horrible precedent for the idea that if you don’t like what a nonprofit organization is doing in terms of advocacy, just sponsor a ballot initiative to take that up—to kill it—and just dress it up as something else.”
Even if Prop 33 does not pass, and California’s rent control ban stays in force, Anthony, the Burbank city councilor, said the state could build on a model like the state’s Tenant Protection Act of 2019, which caps rent increases once an apartment building is 15 years old, unlike Costa-Hawkins’ fixed date.
Hassan, of Disability Rights California, also noted that the lack of affordable, accessible housing could force disabled people into institutions like nursing homes.
“When we allow the private market to continue the financialization of housing,” she said, “you increase the risk of perpetuating that segregation for people with disabilities.”
