End Rent Fixing Act of 2025

Summary

Makes it unlawful for landlords and anyone acting for them to coordinate on rents, renewals, or occupancy via a third-party “coordinator” or by performing coordinating functions themselves. It treats such coordination as a per se Sherman Act violation and an unfair method of competition under the FTC Act, authorizes enforcement by the FTC, DOJ, and state attorneys general, creates a federal private right of action with treble damages and attorney fees, and limits use of pre-dispute arbitration and joint-action waivers for these disputes.

• Bans landlords and others from paying for or performing coordinated rent-setting, renewal, or occupancy functions across multiple properties.
• Treats such coordination as a per se Sherman Act violation and an unfair method of competition under the FTC Act.
• Authorizes FTC, DOJ, and state attorneys general to enforce the law and gives the FTC explicit jurisdiction over nonprofits.
• Creates a federal private right of action with treble damages, costs, and reasonable attorney fees, and allows simple interest on damages.
• Invalidates pre-dispute arbitration clauses and pre-dispute joint-action waivers for claims under this Act at a plaintiff's election.
• Sets a plaintiff-friendly pleading standard so antitrust complaints need not rule out independent action at the pleading stage.
• Defines coordinating functions broadly to include sharing data, using the same formulas or software, and training algorithms that produce rental recommendations.
• Preserves state antitrust protections that are stronger than the Act and includes a severability clause to keep the remainder of the law if part is struck down.