Get the Facts

About Proposition 21

Proposition 21 is a statewide initiative on the November 3, 2020 ballot. Prop 21 would repeal portions of the state’s existing rental housing laws (Costa Hawkins) and open the door for extreme forms of rent control to be enacted at the local level. It is nearly identical to 2018’s Prop 10, which voters rejected by nearly 20 points.

Proposition 21 would allow for permanent price caps on all forms of housing, including single family homes and condos.

Prop 21 contains:

No funding for affordable housing or a requirement that it be built

No specific provisions to reduce rent

No specific protections for renters, seniors or veterans

Independent academic experts from Stanford and UC Berkeley agree that policies like Prop 21 discourage new construction and reduce availability of affordable and middle-class housing, driving up rents for many Californians.

Furthermore, Proposition 21 undermines a new, statewide rent control law, just months after the law went into effect. Governor Newsom and the Legislature, with the support of numerous stakeholders, recently passed some of the strongest statewide rent control and renter protections in the nation. Assembly Bill 1482, which became law on January 1, 2020, ensures renters will not face extreme rent hikes or be unfairly evicted from their homes. The new law also provides stability for property owners. It ensures the rental housing supply is not diminished and housing continues to be built.

The Flawed Proposition 21 Still Makes Our Housing Crisis Worse.

Vote NO on Prop 21.

Comparison of Costa Hawkins, Prop 21 & AB 1482

Prop 21

Costa Hawkins

AB 1482

Rent Control / Price Caps

Prop 21

Local governments can enact rent control under new set of standards

(as outlined below: single family, vacancy control, and new construction rolling date).

Costa Hawkins

Local gov can enact with restrictions

AB 1482

5% plus CPI on all rental housing not covered by a local ordinance

Where there is an existing ordinance, CH restrictions still apply

Single Family Homes and Condos

Prop 21

Owners who are not exempt include:
  • Anyone who owns 3 or more homes no matter how they hold title
  • Anyone who owns home in trust, no matter the number of homes

Costa Hawkins

Exempt

AB 1482

Exempt except for large, corporate owners

Permanent Price Caps (Vacancy Control)

Prop 21

No vacancy decontrol/allows permanent price caps:
  • Rents limited to 15 percent over first 3 years of new tenancy and then fall under local rent caps thereafter.
  • Upon vacancy, unit cannot be put to market rate as only another 15% is allowed in first three years for new tenant

Costa Hawkins

Not allowed, units may return to market rate when tenant moves out

AB 1482

Not allowed, units may return to market rate when tenant moves out

New Construction

Prop 21

Rolling 15-year exemption

Costa Hawkins

Homes built after 1995 are exempt

AB 1482

Rolling 15-year exemption

Get the Facts

Download fact sheets and other materials to learn more or to help educate your friends and families about Proposition 21 and its negative impacts for California’s housing affordability.

Stay connected:

Paid for by No on Prop 21: Californians for Responsible Housing, a coalition of seniors, veterans, affordable housing advocates, labor & social justice organizations, sponsored by California Apartment Association. Committee Major Funding from Essex Property Trust and Affiliated Entities; Equity Residential; and AvalonBay Communities.
linkedin facebook pinterest youtube rss twitter instagram facebook-blank rss-blank linkedin-blank pinterest youtube twitter instagram