Comment: Meaningful law on rent requires bill’s earlier version

By Lauren McGowan / For The Herald

The rent is too damn high. And for too many Washington families, that’s not just an annoyance; it’s a breaking point. Sudden rent hikes force unplanned moves, disrupt lives, and push people closer to eviction.

When families are pushed out, communities unravel. You can’t build thriving neighborhoods if the people who live there can’t afford to stay

I’ve spent my career standing alongside families facing eviction, bouncing between schools, and struggling to stay afloat; not because they did anything wrong but because their rent went up hundreds of dollars overnight. These hikes scramble budgets, force families into impossible choices, and all too often lead to shelters or the street.

I lead an organization that helps develop and finance affordable housing. We work every day to bring new homes online across Washington. And I can tell you: We need to build a lot more. But we can’t build our way out of this crisis fast enough. New supply takes time, often years. And the people being priced out of their homes today can’t wait.

That’s why we need the protections that Washington’s rent stabilization bill (House Bill 1217) will bring to hundreds of thousands of renter households across the state. But lawmakers — now in a conference committee of Senate and House members — must restore the essential elements of the policy that were stripped by changes made in the state Senate, including reinstating the 7 percent limit on rent increases and removing the exemption that would leave 38 percent of renters who live in single-family homes without any protection from excessive rent increases.

Rent stabilization policy will be a game-changer, providing stability and predictability for renters and landlords both. The measure balances reasonable limitations on rent increases on current, continuing tenancies with exemptions for new construction to support increased housing development. This policy allows landlords to increase rent enough to make repairs, adjust for inflation, and earn a fair return, and even set rent at whatever they want between tenants. It’s not radical or controversial. It’s responsible consumer protection, a win for families, small businesses and our communities.

We can’t end homelessness without preventing it. Sharp rent hikes push families into crisis. Once housing is lost, the path back is long, traumatic, and costly. Stabilizing rent keeps people housed, connected to work and school, and anchored in their communities. Because housing is the foundation for everything.

People of color — especially Black, Indigenous and Latino renters — have been hardest hit by rising rents and displacement. Seniors, immigrants, LGBTQ+ renters, working families, and people with disabilities also face growing risk. Capping excessive rent increases helps more people stay rooted in the places they’ve helped build.

Thriving neighborhoods rely on stability. Rent stabilization keeps residents in place, supports local businesses, and ensures public investments benefit everyone, not just those who can absorb sudden rent hikes. Strong communities grow from connection and opportunity.

Solving our housing crisis isn’t either-or; it requires multiple strategies. We must build more housing and help people stay in the homes they have today. Opponents say limits on rent increases will slow development. But that doesn’t match what we see on the ground. Most mission-driven developers committed to affordable housing already raise rents responsibly, knowing their success depends on stable tenants and strong communities. By exempting new construction for 15 years, it ensures the housing pipeline keeps moving. We can keep building, while also protecting people from being priced out.

In a world full of chaos and uncertainty, this is a moment for clarity. Our legislators have a chance to lead with compassion, balance and courage.

This bill is not controversial. It’s a reasonable step toward a fairer, more stable housing future.

In this final days of the legislative session, our elected representatives must restore the essential protective core of rent stabilization policy. By engaging landlords in addressing one of the biggest drivers of our housing crisis, we can choose stability, strengthen our communities, and give more Washingtonians the chance to stay and thrive.

Lauren McGowan is the Executive Director of LISC Puget Sound, where she leads efforts to expand affordable housing, economic opportunity, and community development across Washington.