32 States. Zero Local Options.
Thirty-two states prohibit cities and counties from enacting rent stabilization or rent control laws. Only three states have statewide rent protections: Oregon, Washington, and California. Five more allow local rent control without state mandates. The remaining states have locked cities out of addressing rent affordability entirely.
32 states preempt local rent control. Florida preempted 46 tenant protections across 35 cities. The real estate lobby spent $77 million fighting rent control in California alone. Only Colorado and Illinois have repealed preemption.
The National Apartment Association tracks 131 active rent control bills nationally, plus approximately 40 failed bills expected to be reintroduced.
Florida Preempted 46 Protections Across 35 Cities
Governor DeSantis signed HB 1417, preempting 46 local tenant protection ordinances across 35 cities and counties. Orange County’s tenant bill of rights, which included source-of-income protections and 60-day notice for rent increases above 5%, was eliminated. Tampa Bay and Miami were disproportionately affected. Nebraska passed a new local preemption bill in April 2025.
Only two states have repealed preemption. Colorado did so in 2019. Illinois followed in 2024.
The Money Behind Preemption
In California, real estate interests spent $77 million fighting rent control ballot measures. The California Association of Realtors spent $14.2 million in the mid-1980s alone. The spending works. California’s statewide cap on annual rent increases (AB 1482, 5% plus inflation) was a compromise that passed only after the industry spent tens of millions defeating stronger proposals.
The connection to corporate ownership is direct. Institutional investors own up to 25% of single-family rentals in specific markets: Atlanta (25%), Jacksonville (21%), Charlotte (18%), Tampa (15%). The GAO found institutional investment may increase rents and home prices in concentrated markets. The same corporate landlords who benefit from algorithmic rent-fixing benefit from preemption laws that prevent cities from responding.
What you can do now
- Call your state legislators and ask whether your state is one of the 32 that preempt local rent stabilization. If it is, push them to repeal preemption. Only Colorado and Illinois have done it so far. The National Apartment Association is tracking 131 active rent control bills nationally. Your state may have one pending. Find your delegation at your state page.
- Contact your city council and ask them to pass tenant protections that are not preempted by state law, such as source-of-income protections, just-cause eviction ordinances, and mandatory notice periods for large rent increases. Florida’s HB 1417 wiped out 46 local protections across 35 cities. If your state has similar legislation pending, oppose it now.
- Call both U.S. senators and ask them to support federal action on corporate landlord transparency. Institutional investors own up to 25% of single-family rentals in markets like Atlanta, Jacksonville, and Charlotte. The same companies benefiting from algorithmic rent-fixing benefit from preemption laws that block cities from responding. Use Resist Bot to send your message.
- Contact your state attorney general through the AG finder and ask them to investigate whether corporate landlords in your state are using algorithmic pricing tools to coordinate rent increases. The GAO found institutional investment may increase rents and home prices in concentrated markets.