Sponsors (31)
The bill strengthens tools to stop platform- or algorithm-enabled rent coordination and expands public and private enforcement—improving competition and remedies for renters and small competitors—while increasing litigation risk, compliance costs, and the chance of chilling benign data-sharing and nonprofit activities.
Renters nationwide face fewer coordinator-driven price increases because the Act bars algorithmic or platform-enabled price coordination, increasing competition and likely easing upward pressure on rents.
Independent small landlords and property owners are better protected from organized rent‑fixing and gain clearer ability to compete because coordinator-driven collusion is prohibited and private suits can vindicate harms.
Federal and state enforcement agencies (FTC, DOJ, state attorneys general) receive clearer statutory authority and tools to challenge coordinator arrangements, strengthening public enforcement and deterrence against collusion.
Businesses (including small landlords, property managers, vendors, and nonprofits) face substantially higher litigation risk and potential large liabilities (treble damages and civil penalties), which could raise their costs and be passed on to consumers or reduce services.
The Act's broad definitions of 'coordinator' and of data collection/algorithm training risk sweeping in benign or procompetitive activities (information-sharing, analytics, matchmaking), chilling useful data-driven services and cooperation.
Nonprofit housing providers and other charities could be subject to enforcement or need operational changes because the bill's definitions and enforcement scope include nonprofits, potentially deterring charitable activity.
Based on analysis of 7 sections of legislative text.
Bans rental-price coordination services and algorithmic price-recommendation across multiple owners, makes violations per se antitrust offenses, and authorizes federal, state, and private enforcement with treble damages.
Introduced November 19, 2025 by Becca Balint · Last progress November 19, 2025
Prohibits rental-price coordination: the bill makes it illegal for rental property owners (and their agents) to pay for or use third parties that collect and analyze rental pricing, availability, or lease-renewal data to recommend prices or terms to multiple owners. It also bans any person or firm from performing those coordinating functions. Violations are treated as per se antitrust offenses and unfair methods of competition, enforceable by the Federal Trade Commission, state attorneys general, the U.S. Attorney General, and by private lawsuits with treble damages and fee-shifting. Gives the FTC and state and federal enforcers civil penalty authority, preserves existing federal and stronger state antitrust protections, sets pleading standards favorable to plaintiffs, invalidates pre-dispute arbitration and joint-action waivers for claims under the law, and includes a severability rule so other provisions remain if parts are struck down.