housing and rent
regulation wouldn't actually improve the situation regarding slumlords.
If rents are capped, then there's no incentive to make places any better than they are. If quality is controlled, sure, some slumlords will be driven out of the market, but replaced with what exactly? Guys who weren't market-competitive with the slumlords in the first place, basically. Sure, crappy places with leave the market, but then you have a bigger housing availability problem than you started with.
https://www.bloomberg.com/opinion/articles/2018-01-18/yup-rent-control-does-more-harm-than-goodRent control is one of the first policies that students traditionally learn about in undergraduate economics classes. The idea is to get young people thinking about how policies intended to help the poor can backfire and hurt them instead. According to the basic theory of supply and demand, rent control causes housing shortages that reduce the number of low-income people who can live in a city. Even worse, rent control will tend to raise demand for housing — and therefore, rents — in other areas.
Rent control, the Econ 101 student learns, helps a few people, but overall does more harm than good.
Over the years, rent control has acquired a special bogeyman status among economists. Assar Lindbeck, a Swedish economist who chaired the Nobel prize committee for many years, once reportedly declared that rent control is “the best way to destroy a city, other than bombing.”
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Diamond and her colleagues used data from a private company that was able to combine public records to track the addresses of all San Francisco residents between 1980 and 2016, even if they moved out of California. This allowed them to study the effects of a change in San Francisco’s rent control policy in 1995. Previously, all small multi-family buildings were exempt from rent control, but since 1995, only buildings built after 1980 are exempt.
How did this large increase in rent control affect renters? Predictably, people subject to the new policy became less likely to move — between 8 and 9 percent less likely, over the medium to long term.
But not all renters benefitted equally. The new policy created a powerful incentive for landlords either to convert rental units into condominiums or to demolish old buildings and build new ones. Either course forced existing tenants — especially younger renters — to move. Landlords affected by the new 1995 policy tended to reduce rental-unit supply by 15 percent.
There's a graph as well that shows the rate of increase in SF rents went up significantly after 1995 as well, when the new rent control laws were passed.
https://homeguides.sfgate.com/effects-rent-control-8380.htmlA oft-cited 1981 study on rent control in many countries concludes that these controls result in a decrease in the supply of housing units. The thinking behind the conclusion as it applies to new construction is that investors do not want to risk capital investment in an area in which profits are constrained. On the other hand, controls that do not apply to new construction, such as San Francisco's, would not deter builders of new units. In California, a state law called the Ellis Act allows landlords to go out of the rental business, either permanently or up to at least five years, one of the few escapes from rent control available to landlords of rent-controlled buildings. Some have used this law to turn apartments into TICs (tenants in common units), a local version of ownership that occurs as a precursor to condominium mapping. Others, according to one San Francisco newspaper article, use the law to vacate their buildings for a period of five years and then put the building back into the market with market-rate rents.
A 1985 Federal Reserve Bank study on the relationship between housing quality and maintenance and rent control concludes that rent-controlled housing is associated with housing maintained at a lower quality than it would have been had the units not been subject to rent control. On the other hand, a 2009 broad study on the effects of rent control in Los Angeles concluded that most rent-controlled units were maintained as well as non-rent-controlled units. Results may be different because code enforcement efforts in some communities are stronger than in others and rent control provisions are more restrictive in some communities than others, as concluded in a 2003 study.
So, some landlords mitigate the effects of rent control by reducing maintenance. You can crack down on that via regulations and inspections, however that would clearly just shift the problem towards the reduction of available housing problem with rent control. Then, some douchebags wonder why there's homelessness, "despite" strong rent controls, and strong regulations about the minimum quality of dwelling you're allowed to rent out.