Legislation that would impose a rent freeze across Los Angeles County advanced out of the Assembly Judiciary Committee on Tuesday, despite concerns raised about its impact on rental housing providers.

Based on calls and written comments from members of the California Apartment Association, AB 246 by Assemblyman Isaac G. Bryan, D-Los Angeles, was, however, amended to limit the rent freeze to one year instead of an indefinite period. 

Assemblyman Isaac Bryan

Despite these amendments, CAA remains opposed, arguing that the bill still exceeds the state’s existing anti-price-gouging laws, which already cap rent increases at 10% during declared emergencies. The measure, though, would lock rents at levels charged as of Jan. 7, 2025, and authorize district and city attorneys to impose civil penalties of up to $10,000 per violation. The association contends that the freeze unfairly penalizes all rental housing providers for the actions of a few bad actors.

During Tuesday’s hearing, Judiciary Committee members expressed concerns about the bill’s impact on rental housing providers and requested further amendments to address these concerns. The bill now moves to the full Assembly, where it requires a two-thirds vote to advance to the Senate.

Local officials rejected similar proposals

While AB 246 proposes a yearlong rent freeze, local officials in Los Angeles have already declined to pass similar policies. The Los Angeles City Council rejected a comparable rent freeze, and the Los Angeles County Board of Supervisors never proposed such a measure. The fact that local leaders have refused to impose such a freeze raises questions about the necessity of this bill at the state level.

In a letter to Assemblyman Bryan, the California Apartment Association and other industry groups warned that a rent freeze would discourage property owners from offering rental housing, ultimately worsening the housing shortage.

Overriding existing rent laws

If passed, AB 246 would override key landlord protections under:

  • The Costa-Hawkins Rental Housing Act, which currently exempts single-family homes, condominiums and newly constructed apartments from rent control.
  • The California Tenant Protection Act, which sets a statewide cap on rent increases for most housing.
  • Local rent control ordinances, such as those in Los Angeles and unincorporated Los Angeles County.
  • The California Penal Code, which allows a 10% increase for the life of an emergency.

The association maintains that education and enforcement of existing price-gouging laws are the best ways to protect tenants without discouraging investment in rental housing.