Pasadena’s rent control law, Measure H, is heading back to court, reflecting a nationwide debate over housing affordability and rent regulation. Approved by voters in 2022 with 52.8% support, the measure caps annual rent hikes at 75% of the local Consumer Price Index and establishes just-cause eviction protections.
The California Apartment Association (CAA) has filed an appeal, arguing the tenant-majority board is unconstitutionally biased. “Rent control, while often well-intentioned, has the opposite effect of what’s promised,” said local landlord Simon Gibbons. He contends the measure discourages maintenance and new construction.
Pasadena’s rental market remains among the priciest, with average rents ranging between $2,795 and $3,182 a month. Nationally, average rents hover around $2,100, highlighting the stark local affordability challenges.
The National Apartment Association is tracking 172 rent control bills across the country this year. “Any form of rent control is truly unacceptable,” said Nicole Upano, the association’s assistant vice president for housing policy.
Tenant advocates argue differently. “Costs are going up for everyone, but those least capable of absorbing inflationary shocks are people who don’t own property,” said Ryan Bell, a Measure H campaign leader. The National Low Income Housing Coalition reports nearly half of U.S. renter households are cost-burdened.
The legal landscape is evolving. In February 2024, the U.S. Supreme Court declined to hear challenges to New York City’s rent-stabilization system, with Justice Clarence Thomas suggesting the constitutionality of such “regimes” remains an open question.
Other states are exploring similar measures. In Massachusetts, tenant coalitions are pushing a 2026 ballot measure to limit annual rent increases to the cost of living, with a 5% cap.
“We aren’t going to build our way out of an affordability crisis unless we’re building housing that is permanently affordable across all income levels,” Bell said. “Rent stabilization and eviction protections are essential to maintain the diverse character of the city we love.”
As Pasadena’s appeal approaches, stakeholders are watching for signals that could influence how other California cities design their rent control programs. A ruling could either narrow board powers or reinforce a model that pairs tight caps with rollback authority and a tenant-majority board.
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