Sponsors (38)
Official title: To prohibit the manipulation of rent prices in the United States, and for other purposes.
Introduced November 19, 2025 by Becca Balint · Last progress November 19, 2025
The bill strengthens enforcement and remedies to deter coordinated rent‑setting and increase accountability (benefiting renters and competitors), but it substantially raises litigation, compliance, and legal‑uncertainty risks for landlords, service providers, and multi‑state businesses that could increase costs and disrupt market‑analytics services.
Renters: coordination among landlords that can drive up rents is more likely to be deterred, reducing the risk of synchronized rent increases and keeping market pricing more competitive.
Federal and state enforcers (FTC, DOJ, state attorneys general): receive clearer statutory authority and defined terms to investigate and prosecute housing‑market coordination, improving enforcement speed and deterrence.
Consumers and competitors (and other private plaintiffs): gain stronger remedies and access to courts — including treble damages, the ability to avoid pre‑dispute arbitration/joint‑action waivers, and a lower pleading threshold to survive early dismissal — increasing chances of recovery when harmed by anticompetitive conduct.
Small landlords, property managers, and other businesses: face substantially higher litigation and liability risk (treble damages, diminished arbitration defenses, and more suits surviving early dismissal), likely raising legal costs and causing some costs to be passed on to renters and consumers.
Landlords, property managers, and housing tech firms: confront regulatory uncertainty and compliance costs because ambiguous definitions (e.g., what counts as a 'recommendation' or coordinating activity) could criminalize or subject common pricing tools and data‑sharing practices to enforcement.
Small landlords and housing service providers: may lose or need to restructure legitimate market‑analytics, pricing and aggregated‑data services (reducing useful market information and operational tools), making independent pricing and market transparency harder.
Based on analysis of 7 sections of legislative text.
Prohibits landlords and others from using or paying "coordinators" that aggregate or algorithmically process rental data to set rents or renewal terms, treats such conduct as per se antitrust, and expands enforcement and private suits.
Makes it illegal for rental property owners and other people to coordinate on rents, renewal terms, or occupancy through a paid or unpaid "coordinator." Treats such coordination as a per se antitrust violation, gives the Federal Trade Commission, the Department of Justice, and state attorneys general authority to enforce the law, and creates a private right of action for damages and attorney fees. The bill also limits pleading standards in related civil antitrust suits and preserves existing federal and stronger state protections.