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renter protections
Zohran Won by Running for the Tenant Majority
This election was a fight between tenants versus landlords, and we have won the first battle. We still need to organize to win the general, and beyond that, tenant-focused policies.
Jul 02, 2025
New York City is a tenant town. But for decades, in City Hall and in Albany, the real estate industry has used their vast power—manifested through money, networks, and control over major influential universities and civic institutions—to run New York. Politicians regularly see property owners as more deserving constituents—a condition that is downstream from how they are elected in the first place.
Traditional campaign consultants on both sides of the aisle train their candidates to believe that homeowners vote and that tenants—comparatively more transient—have less of a stake in our communities and neighborhoods. This creates a vicious feedback loop: If tenants are more transient, it is because of public policy that doesn’t believe in our right to housing stability. If we do not vote, it is because no one is giving us anything to vote for. If public policy doesn’t favor tenants, it is because lawmakers are accustomed to delivering for the interest groups that they believe elected them.
For too long, a vocal minority coalition of property owners, landlords, and real estate developers have used their vast wealth to buy our elections and control New York City. This is not only bad for tenants, it is a threat to our democracy. They then use this power to marginalize tenants further—blocking tenant protections and writing in new ways to raise our rents.
We need people in City Hall who know that we—not the real estate industry, not the landlords—put them there.
Historically, national tenant voter turnout is lower than property owner turnout, but in New York, a majority tenant city, that isn’t the case. Because we are breaking the cycle.
Things began to change in 2018, when a group of eight Working Families Party-backed Democrats and one democratic socialist lawmaker were elected to the state legislature. During their campaigns, they refused real estate donations, emboldened by Rep. Alexandria Ocasio Cortez’s (D-N.Y.) similar pledge and victory just months before. With the support and organizing of tenants, the New York State lawmakers immediately passed the Housing Stability and Tenant Protection Act of 2019, a landmark shift against pro-landlord policymaking in Albany.
And now tenants are at the heart of another shakeup. Campaigning on affordability and a promise to freeze the rent for four years, Assemblymember Zohran Mamdani (D-36) decisively beat the establishment-picked Andrew Cuomo, winning the Democratic mayoral primary by 12 points.
At every turn, Zohran was Cuomo’s foil. While Cuomo was every landlord’s favorite candidate, Zohran ran aggressively for the tenant majority, putting rental costs front and center in his campaign’s message. Cuomo accepted millions from the real estate industry. In return, he promised to raise the rent, to expand valuable tax exemptions, and to dismantle the very tenant protection laws he signed into law just six years ago.
Zohran, on the other hand, promised to hold slumlords accountable, build truly affordable homes, and freeze the rent. Again and again, in video after video, interview and campaign appearances across the city the message was relentless: Zohran will stand up to your landlord and fight alongside you. He will use the vast tools of the New York City government to deliver higher quality and more affordable housing. If your landlord doesn’t make repairs, we’ll fix it ourselves and fine them. If they don’t pay, we’ll collect the debt.
Initial analysis show that he crushed his opponent in places like Washington Heights and the South Bronx—places that are both super majority tenant neighborhoods—traditionally thought of as moderate and Democratic establishment strongholds.
This is not surprising for those of us who have worked with Zohran for years. As an assemblymember, he was a dogged advocate for Good Cause Eviction protections, defended rent stabilization against real estate industry attacks, and got arrested in civil disobedience actions protesting rent increases and evictions alongside tenant organizers. He has advocated for non-market-controlled housing for years. Zohran announced his mayoral campaign with tenants’ rights organizations like New York Communities for Change and CAAAV Voice.
And as Zohran laid the foundation for the path to Gracie Mansion, the tenant movement launched a new 501c4 political vehicle—the New York State Tenant Bloc (the organization of which I am the director.) The timeline is not a coincidence: We launched with an explicit goal of building a 250,000-strong tenant voting bloc and using our collective voices and votes to elect a tenant majority mayor.
Collectively, tenants’ rights organizations delivered Zohran tens of thousands of votes. While we were a small part of his overall gargantuan volunteer operation, we were proud to mobilize over 715 volunteers to take action in support of his campaign, week after week. Over 20,000 people vowed to vote in favor of Zohran’s core campaign pledge to Freeze the Rent—and by hosting forums, mobilizing in huge numbers to rent board hearings, and elevating our campaign on social media and the press, we reached countless more tenant voters.
While we are proud of Zohran’s record, we didn’t volunteer in droves for him because of his history. We did it because we know that if we want universal rent stabilization and public investments in social housing that is truly affordable for every New Yorker, we need people in City Hall who know that we—not the real estate industry, not the landlords—put them there.
Now, as the organized tenant movement is on the cusp of having a rent stabilized tenant in City Hall, we must organize more forcefully, in greater numbers, than ever before. We need a mayor and a movement.
The machine that tried to elect Andrew Cuomo is bruised, but it is not broken. The real estate industry is now on the offensive, campaigning aggressively in the press and spending big in the general election. They are threatening lawsuits and engaging in a capital strike: refusing to maintain our homes under so-far unsubstantiated claims they cannot afford to. To deliver on a rent freeze, the mayor will have to call their bluff. And doing so will require strong tenant movement organizing at every level—our buildings, our neighborhoods, our city, our state—to make it possible.
This election was a fight between tenants versus landlords, and we have won the first battle. We still need to organize to win the general, and beyond that, tenant-focused policies. We are determined to turn the rent freeze electoral majority into a permanent political powerhouse. Through this voting bloc, tenants will shape budgets and legislation. We will determine the electoral fate of lawmakers, especially those who stand in the way of policies that deliver truly affordable housing, and yes, frozen rents.
What happens in New York matters for the rest of the country: Our tenant majority was once seen as a unique blip in a country that is overall defined by homeownership. But fewer and fewer people can afford to own their own home, and being a tenant is increasingly the norm. Nearly every major city in the country is majority tenant. Many are unable to afford the rents, live in slum conditions, and are forced to move from apartment to apartment as landlords price us out. And just like in New York, politicians who work for property owners but claim to represent tenants are a dangerous threat to democracy.
Unable to afford basic essentials like housing and groceries, voters are turning to the far-right (which is offering a fascistic solution based on deportation and fear), or they are dropping out of politics altogether and simply not voting.
To stop the spread of fascism, leaders running for local and state office must follow Zohran’s path to victory. Run for the tenant majority. Give us something to vote for, and we’ll go to the polls. Our democracy depends on it.
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Renters in Philly Say: ‘Fighting Together We Are Stronger!’
The Philadelphia renters are part of a growing tenants’ rights movement, with advocacy that centers on the government support provided to irresponsible corporate landlords.
Jun 08, 2024
Tyrone Jones had good reasons for pulling on a bright gold Renters United Philadelphia t-shirt and delivering a petition to the corporate headquarters of Odin Properties last week. Jones is a tenant of Odin’s, one of the largest property owners in Philadelphia and the landlord for 10,000 rental units across multiple states, and he has been living through difficult conditions.
Jones uses a wheelchair, and only one of the four entrances to his building is accessible. Even at that entrance, the ramp is so narrow that he can barely fit through. The lock to the door to the building is hard to reach from the chair, the double doors of the elevator nearly impossible to navigate.
Leaks coming through Jones’ ceiling went unrepaired so long that the ceiling caved in. Now, mold has developed. The closest exit from his apartment has steep stairs Jones cannot descend. “God forbid if there is a fire on the side where the ramp is,” Jones says. “I couldn’t get out of this building at all.” A short video of Jones showing his building and apartment has been posted online by Renters United Philadelphia here.
Among the other renters joining Jones at Odin headquarters was Lori Peterson. Also an Odin renter, Peterson explains that the rodent problem in her apartment is so bad that bugs crawl on her while she sleeps. Cockroaches drop into any pot or pan of food while she is cooking. “They say they do pest control regularly, but they don’t,” she says. The front door to Peterson’s building has a hole where the doorknob should be, she too has leaks in her apartment, and she recently found a dead mouse on top of a dress in her closet.
The petition the Odin renters delivered was signed by over 450 people and states in part, “In neighborhoods across Philadelphia, particularly in Black working-class areas, Odin Properties has allowed its buildings to fall into disrepair... These unsafe living conditions are a direct assault on our dignity and well-being, exacerbating the housing crisis and fueling displacement.”
The petition calls for the problems to be fixed by July 17, along with a freeze on rent and evictions during the repair period and rent rebates for those who lived through poor conditions. The renters also call on the City of Philadelphia to inspect all of Odin rental properties and severely penalize all landlords whose properties violate housing codes.
The tenants point out that Odin is receiving generous government subsidies, with the Philadelphia Housing Authority paying the rent for many of the Odin units that are in the worst condition. The City of Philadelphia has even promoted its partnership with Odin, which receives reimbursement from low-income housing vouchers. “We are asking the city to light a fire under Odin’s behind, to be honest with you,” Peterson says.
Odin Property did not respond to a request for comment.
The Philadelphia renters are part of a growing tenants’ rights movement, which includes strong tenant union presence in places like Louisville, Kansas City, and Connecticut. Much of the advocacy centers on the government support provided to corporate landlords like Odin through direct subsidies or federal housing loan support .
On the way home from delivering the petition, Peterson received a call from Odin staff, asking for a meeting. Management was waiting for Jones at his building, asking to look at his apartment problems. No repairs have happened yet, so the renters have a plan to escalate the confrontation on July 18 if their demands are not met.
“I have at least a little hope,” Jones says. “When we are fighting together, we are stronger.”
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Largest US Corporate Landlords Reap Huge Profits Amid Double-Digit Rent Hikes
"These companies fueling the housing affordability crisis are among many corporations across industries that have shamelessly profiteered."
Apr 17, 2023
Three months after the Biden administration unveiled a nonbinding "Blueprint for Renters Bill of Rights" that was applauded by corporate landlords for doing little to rein in unfair rent increases and evictions, a new report by government watchdog Accountable.US showed on Monday that those same property owners reaped enormous profits in 2022 as they demanded more of their tenants' incomes in rent and excessive fees.
The group found that the six biggest property management companies in the United States—Starwood Property Trust, Mid-America Apartment Communities (MAA), Invitation Homes, AvalonBay Communities Inc., AMH, and Tricon Residential—brought in $4.3 billion in net income last year, over $1.3 billion more than in 2021.
That financial windfall came as the companies were raising rent prices and engaging in what Accountable.US called "abusive tactics" to evict people, in some cases after they had applied for rental assistance.
Starwood Property Trust increased rent by 30% or more at some of its thousands of properties in 2022 and saw its net income skyrocket by 115% to more than $1 billion—$591 million of which it spent on dividend payments to shareholders.
AMH and Tricon Residential credited their "pricing power" and "strong rent growth" for helping them secure $310 million and nearly $780 million in net income last year, respectively. The former company recorded a 47% increase while the latter's income grew by 70%.
MAA also reported that "higher fee income" and "continued growth in average rent per unit" were behind the ballooning of its net income, which grew by nearly 19% to more than $654 million.
"This is egregious," said tenants' rights organizer René Christian Moya of the report's findings.
\u201cThis is egregious. And it is something the @WhiteHouse and @POTUS should be thinking very clearly about as tenants across the country are being gouged by corporate landlords\u201d— Ren\u00e9 \ud83d\udfe5 (@Ren\u00e9 \ud83d\udfe5) 1681754467
Four of the companies included in the Accountable.US report are members of the National Multifamily Housing Council (NMHC), which celebrated the omission of national rent control measures in the renter protections that President Joe Biden proposed in January while also claiming the proposal's recommended regulations would be too "onerous" on landlords and would "discourage much-needed investments in housing supply."
Part of the companies' financial windfall was driven not by rent increases but by fees the landlords have piled on top of rent, including late fees, and extra charges for "smart locks," pets, and using online systems to pay rent.
"Corporate landlords 'squeeze more revenues from portfolios' by charging a range of 'ancillary' fees, resulting in 'fee revenue vastly outpacing rental growth,'" said Accountable.US.
Invitation Homes is one landlord that's been accused in the past of "fee-stacking" by tenants who filed a class-action lawsuit in 2018—all while providing tenants with homes where they face "leaky pipes, vermin, toxic mold, nonfunctioning appliances and monthslong waits for repairs," according to the report.
The record profits, dividend spending, and poor service of the six companies, said Accountable.US—in addition to shelter costs rising by a "striking" 8.6% overall in the consumer price index last month—demonstrates that "aggressive interest rate hikes" imposed by the Federal Reserve "have done little to deter profiteering from corporate landlords."
The group called on Congress to work with the Biden administration to "stabilize runaway housing costs," for example by passing legislation proposed by Reps. Pramila Jayapal (D-Wash.) and Grace Meng (D-N.Y.) last month which would invest $200 billion in affordable housing, or a bill introduced by Sen. Elizabeth Warren (D-Mass.) and Rep. Jamaal Bowman (D-N.Y.) to end rent-gouging by coporate landlords.
"The nation's largest landlords have shown their burdensome rent hikes are based on greed, not need, after reporting billions of dollars in higher profits over the last year," said Liz Zelnick, director of Accountable.US' Economic Security and Corporate Power program. "These companies fueling the housing affordability crisis are among many corporations across industries that have shamelessly profiteered, undeterred by the Fed's repeated interest rate hikes."
"Higher interest rates have not curbed inflation sufficiently and have done nothing to combat corporate greed," Zelnick added, "and instead are causing severe economic consequences for everyday Americans, from lower wages to lost jobs."
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