All Roll Calls
Yes: 153 • No: 113
District of ColumbiaB26-0164Council Period 26 (2025-2026)HouseWALLET
Rebalancing Expectations for Neighbors, Tenants, and Landlords (RENTAL) Act of 2025
Sponsored By: Sponsor information unavailable
Signed by Governor
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Bill Overview
Analyzed Economic Effects
23 provisions identified: 10 benefits, 4 costs, 9 mixed.
Higher annual pay for housing commissioners
Beginning January 1, 2026, eligible D.C. Housing Authority commissioners receive $8,000 yearly, with an extra $4,000 for the chairperson. Before that date, annual limits are $4,000 for commissioners and an extra $2,000 for the chairperson. Commissioners who are District government employees receive no stipend. Payments come at least quarterly and are reduced to match partial service. Actual, reasonable travel and other official-duty expenses are reimbursed separately.
Stronger public housing lease and safety rights
The Housing Authority can end public housing leases only for serious or repeated violations of important lease terms. Residents get 30 days’ notice to correct a violation or leave, except when the responsible household head died and nobody remains. Residents have a right to relocation when the Authority, another government body, or a court finds an emergency or safety threat. Threats of criminal attack must be verified and documented by law enforcement; Authority rules can allow other moves. Residents who believe an Authority official harmed them through action or inaction can request an administrative decision under Authority rules.
Certified help and buyers for tenants
The Mayor certifies tenant support providers skilled in organizing, collective ownership, first-time ownership, financing, or closings. Providers cannot act against tenants or serve them when the provider or an employee has a present or future financial interest. Qualified buyers must show housing ownership, management, upkeep, and legal-compliance capacity; existing District landlords cannot have serious unresolved code violations. Buyer applications are accepted year-round, and the Mayor must seek reputable applicants without prior District real estate transactions. Both certifications last 4 years and have public lists; buyers must follow filing rules, and the Mayor can limit, suspend, or revoke certifications for conflicts or noncompliance.
Clearer sale notices for tenant buyers
Owners must deliver sale offers to tenants and the Mayor on the same date, with tracked or hand delivery and proof. Offers must explain purchase rights, free training and assistance, and certified providers—or state that none are certified. For occupied units without current or expired written leases, owners must post notice; oral-lease residents have no more than 15 days after receiving the offer to identify themselves and prove tenancy. Covered transfers without a purchase opportunity require notice to the Mayor and tenant copies for the specified non-sale transfers; tenants have 45 days after notice to petition for relief. Missing or materially misleading transfer notices create a rebuttable presumption of a sale; changes defeating an exemption require new reporting and notice.
More transfers trigger tenant purchase rights
Tenant purchase protections cover more than ordinary property sales. Covered transactions include specified agreements transferring possession and related property interests, qualifying master leases, and similar arrangements. Transfers of company ownership interests also count when they effectively transfer a majority of ownership in the housing property.
Return rights when housing subsidies change
When federal housing subsidies are restructured, applicable and practical safeguards protect relocated households’ return rights, including households moved to vouchers after plan submission. Residents and the Authority must jointly plan relocation and continued occupancy before moves, except when safety requires immediate relocation. Advisory teams must include at least 25% residents; projects need plans, schedules, resident amenities, and negotiations for a community fund. After restructuring, units reserved for extremely low-income households must exceed the number of preexisting affordable units. Before Rental Assistance Demonstration or Section 18 applications, the Authority must hold at least 2 resident meetings, give specified District officials and bodies 15 days to comment, and include compliance updates with covered Board requests and Council contracts.
Stronger safeguards against tenant purchase pressure
People contacting tenants about sales must disclose owners’ names and addresses, property-related financial interests, and tenants’ right to free training and advice. Before negotiating assignments or waivers, third-party buyers must identify themselves, explain their purchase interest, and say they do not represent tenants. Buyers’ rights remain subject to tenant rights; interference, coercion, retaliation, harassment, and misleading efforts to block those rights are prohibited. Owners, tenants, and tenant groups can sue to enforce the law and seek costs and reasonable attorney fees after winning. People suffering losses from section 416 violations can recover actual damages, twice the unlawfully collected interest, and related collection attorney fees.
Fewer purchase rights for some renters
Purchase rights vest when tenants receive an offer; tenants who move in after the offer is issued get no rights for it. Properties with 2 to 4 units that are not majority-owned by a business corporation lose most purchase rights, retaining section 409(b) notices and rights. Multifamily transfers are exempt when a permanent occupancy certificate shows construction finished within 15 years before the sale; tenants must receive transfer notice. Owners must disclose this building exemption in writing before a new lease and notify existing tenants within 90 days when the exemption newly applies at the law’s effective date. Missing that exemption disclosure does not restore purchase rights.
Listed transfers bypass tenant purchase rules
Specified family, estate, foreclosure, tax, bankruptcy, court-ordered, eminent-domain, and organizational transfers do not trigger tenant purchase rules. Exclusions also cover District-owned and specified institutional properties. Certain ownership reallocations qualify only without a new unrelated third-party owner and with notice to tenants. Several other exemptions also require tenant notice, but an exempt transfer does not trigger sale-related purchase rights.
Affordable transfers can bypass tenant purchases
Some affordable housing transfers bypass tenant purchase rules when the same person or entity keeps control and tenants receive notice. One route applies after the federal credit period ends, with a qualifying affordability commitment already in place. Occupancy, rent, and income limits must then continue for at least 10 years after transfer. A separate route covers transfers solely to enter a new federal low-income housing tax credit period for rehabilitation.
Court rent deposits with tenant defenses
In possession cases over unpaid rent, either side can request monthly rent deposits into the court registry. On that request, the court must issue a preliminary order using rent shown in the specified rental records. Deposits can continue through the end of the case. The court must explain common defenses and schedule a hearing on housing-code violations or other defenses that could lower the amount.
Faster crime evictions with tenant defenses
For covered cases filed after the law’s effective date, landlords must first consider reasonable ways to keep non-offending occupants housed. They must then give at least 10 days’ notice; courts must hold a hearing within 20 days after filing. Tenants can defend themselves based on lack of knowledge, reasonable prevention efforts, or being a victim or intended victim. The court decides whether a tenant or occupant committed a qualifying dangerous or violent crime in the unit or on the premises. If proven more likely than not, excluding self-defense or defense of another, the court must order possession and issue an eviction writ.
Shorter eviction deadlines and court flexibility
For unpaid rent, the minimum notice before filing an eviction case drops from 30 days to 10 days. Covered summonses require at least 14 days, replacing 30 days that excluded Sundays and legal holidays. Covered pre-filing notices require certified mail or tracked delivery, with return receipt requested, plus hand delivery or front-door posting. Courts weigh harm to everyone before dismissing a housing provider’s claim, rather than facing mandatory dismissal. Courts can also allow errors in eviction complaints to be corrected instead of dismissing the case.
Tenant assignment payments survive moving out
After the applicable waiting period, tenants can buy with a third party or sell or assign rights on accepted terms. Tenants keep their right to agreed payment even if they move before receiving it. Recipients can reassign rights only to permitted corporations or qualifying partnerships with an ownership or management role that can bind the entity. No payment or other consideration is allowed for that secondary assignment.
Tenant rights assignments face waiting periods
Tenant groups in buildings with at least 5 units generally cannot assign purchase rights before a valid offer or for 45 days afterward. Early assignment requires registration papers, incorporation documents, bylaws, majority representation proof, and approved training proof filed before the offer. Training proof must reach the Department directly from the approved provider. Covered 2-to-4-unit properties generally have a 22-day wait, waived after approved training; two-unit single-family homes are excluded. Within 5 business days of receiving offers, the Mayor must send them to tenant support providers and qualified purchasers.
More purchase routes for affordable homes
An authorized housing entity can buy an inclusionary housing unit or help arrange its purchase or sale. The unit must be resold to an eligible household. This provision does not set a sale price, subsidy amount, or new household eligibility standard.
More resident voice in housing decisions
The Authority must develop resident advisory-board training with public housing residents and housing-industry organizations. It must share proposed resolutions at least 24 hours before board meetings and consider advisory input on changes affecting residents. The board must invite advisory reports at least quarterly and respond in writing within 45 days after the quarterly meeting. When choosing an Executive Director, it must seek and consider input from residents, voucher holders, and the resident advisory board. Those groups provide input but do not make the appointment.
Public housing sale records become accessible
Within one year after the section applies, the Mayor must create a searchable public database covering tenant purchase transactions. It must show offers, tenant groups, buyers, timelines, final sales, outcomes, and transfer notices, and connect with the rent-control database where practical. Database information cannot be collected or published before closing; other submitted information generally stays confidential, and historical data needs additional funding. For requested properties, the Mayor must provide notice copies and written certifications within 5 days, including receipt dates or confirmation of no notices. Those certifications can be recorded with the Recorder of Deeds without a filing fee.
Investor changes can bypass tenant purchases
Transfers solely admitting minority investors or letting partners or members leave can be exempt from tenant purchase rules. Incoming investors must contribute the acquired percentage of fair market value. A new investor cannot acquire more ownership for 12 months, and tenants must receive transfer notice. The exemption also requires federal or comparable District low-income housing tax benefits for incoming or exiting investors, or unchanged control.
Purchase contracts require timely housing filings
Agreements under the tenant purchase title, including development agreements, are invalid and unenforceable without required filings. Parties must file the information within 30 days after everyone signs. Filings include address, ward, unit count, sale price, rent-stabilization details, income-restricted units, subsidies, and additional Department-required information. Within 180 days after the section applies, the Department must issue rules for a standard contract template and minimum information. Using the template is optional.
Housing board training and accountability rules
Commissioners must finish initial training within 90 days after appointment or election and at least 4 training hours each quarter. The Authority pays reimbursable training costs up to a board-set maximum. The board elects its chair, meets at least 10 times yearly, needs 5 members for a quorum, and follows open-meeting law. The full public-comment period cannot be time-limited, though individual speakers can face reasonable limits. By majority vote, the board can require commissioners or the Executive Director to report conflicts; legal and ethics officials determine lawful disclosure, recusal, or divestiture steps.
Resident housing board seats with limits
The Housing Authority board has 9 members: residents elect 2, and the Mayor appoints 7 with Council approval. Resident seats have deadlines of December 31, 2025 and December 31, 2026; mayoral nomination groups have October 1 deadlines in 2025, 2026, and 2027, then every 3 years. Specified appointees need 5 years of relevant leadership experience in the preceding 10 years; government officers and employees are barred. Residents must live in public housing when elected but can finish their terms after moving; people with at least 9 years of board service cannot be selected again. Temporary reform-board members serving on the specified emergency act’s effective date become voting interim commissioners without new approval; specified interim nominations were due October 1, 2025, and the transition ends when all new commissioners take office.
Housing owners get credits, face earlier deadlines
Owners of qualifying housing projects can receive annual District tax credits up to 9% of qualified basis—the amount used to calculate credits. Qualified projects need federal housing credits awarded after October 1, 2021, and a long-term affordability agreement signed on or after that date. The Department must issue their eligibility statement by September 30, 2024. The law also moves two credit deadlines from October 1, 2025, to October 1, 2024. Buyers or recipients of transferred credits can claim them against District taxes only after owners file a sworn statement confirming that the proceeds supported the project's financial feasibility.
Sponsors & Cosponsors
Sponsors
There is no primary sponsor on record.
Cosponsors
Phil Mendelson
Democratic • House
Roll Call Votes
House vote • 10/21/2025
Other
Yes: 9 • No: 4
House vote • 10/21/2025
Other
Yes: 4 • No: 9
House vote • 10/21/2025
Other
Yes: 13 • No: 0
House vote • 10/21/2025
Final Reading
Yes: 10 • No: 3
House vote • 9/17/2025
Other
Yes: 8 • No: 5
House vote • 9/17/2025
Other
Yes: 3 • No: 10
House vote • 9/17/2025
Final Reading
Yes: 10 • No: 3
House vote • 9/17/2025
Other
Yes: 1 • No: 12
House vote • 9/17/2025
Other
Yes: 10 • No: 3
House vote • 9/17/2025
Other
Yes: 8 • No: 5
House vote • 9/17/2025
Other
Yes: 13 • No: 0
House vote • 9/17/2025
Other
Yes: 1 • No: 12
House vote • 9/17/2025
Other
Yes: 10 • No: 3
House vote • 9/17/2025
Other
Yes: 5 • No: 8
House vote • 7/28/2025
Other
Yes: 5 • No: 7
House vote • 7/28/2025
Other
Yes: 4 • No: 8
House vote • 7/28/2025
Other
Yes: 2 • No: 10
House vote • 7/28/2025
Other
Yes: 10 • No: 2
House vote • 7/28/2025
First Reading
Yes: 10 • No: 2
House vote • 7/28/2025
Other
Yes: 6 • No: 6
House vote • 7/14/2025
Postponed to
Yes: 11 • No: 1
Actions Timeline
Law L26-0080, Effective from Dec 31, 2025 Published in DC Register Vol 73 and Page 000613
1/23/2026HouseAct A26-0199 Published in DC Register Vol 72 and Page 012894
11/21/2025HouseTransmitted to Congress
11/17/2025HouseReturned from Mayor
11/13/2025HouseSigned by the Mayor and Enacted with Act Number A26-0199
11/13/2025HouseTransmitted to Mayor, Response Due on Nov 14, 2025
10/30/2025HouseLegislative Meeting
10/21/2025HouseLegislative Meeting
10/7/2025HouseLegislative Meeting
9/17/2025HouseLegislative Meeting
7/28/2025HouseLegislative Meeting
7/14/2025HouseCommittee Mark-up of B26-0164 by the Housing Committee
7/9/2025HousePublic Hearing on B26-0164 View Public Hearing Record
5/28/2025HouseNotice of Public Hearing Published in the District of Columbia Register
5/9/2025HouseNotice of Public Hearing filed in the Office of Secretary by Housing
5/6/2025HouseCommittee Mark-up of B26-0164 by the Human Services Committee
3/25/2025HouseReferred to Committee on Housing, Committee on Human Services, and Committee of the Whole
3/18/2025HouseNotice of Intent to Act on B26-0164 Published in the District of Columbia Register
3/14/2025HouseB26-0164 Introduced by Chairman Mendelson at Office of the Secretary
3/3/2025House
Bill Text
Amendment
10/21/2025
Enrollment
10/21/2025
Amendment
9/17/2025
Enrollment
9/17/2025
Amendment
7/28/2025
Engrossment
7/28/2025
Introduced
3/3/2025
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