By HSC Co-Chairs Marcia Fudge and Steve Stivers
Housing affordability is becoming a defining test of November’s elections–and voters want answers. Last year, 82% of Americans said housing affordability is a problem where they live, according to the National Association of Home Builders. The stakes reach far beyond Washington: election results will shape housing policy priorities across the country and determine which policy approaches gain momentum as governors take office and state legislators begin new sessions in 2027.
The current political climate could produce significant changes in state government, with dissatisfaction with the current administration potentially creating opportunities for progressive gains in November. One outcome we will be watching closely is the potential for new Democratic trifectas, where one party controls both chambers of a state legislature as well as the governor’s office. State governments play a central role in determining how communities address affordability, from restrictions on housing providers to housing development.
While some efforts to pass rent control have fallen short in a number of states in recent years, shifts in political leadership could give previously unsuccessful proposals new life.
While rent control may appear to offer a straightforward response to rising rents and affordability concerns, it does not address the underlying shortage of housing. Rent control discourages investment in existing rental properties and the construction of new homes, while creating incentives that can reduce the availability of rental housing over time. When investment becomes less attractive and fewer homes are available, renters face fewer choices and greater competition for the housing that remains. These consequences underscore why policies intended to improve affordability must be evaluated not only by their immediate effects, but also by their longer-term impact on the housing market.
As we await election results, we’ll be watching closely to see how housing affordability continues to shape the national conversation and influence state legislative priorities. Once new governors and legislators take office in the new year, the Housing Solutions Coalition will work to ensure policymakers have access to research, can create practical policy options, and understand the consequences of rent control. Our focus will be on advancing solutions that expand housing supply, including streamlining permitting, reducing unnecessary regulatory barriers, allowing a wider range of housing types, and making better use of available land. These reforms can help communities build more homes and increase options and affordability for renters, while creating a more predictable environment for the investment needed to meet growing demand.
Together, we can help shape a housing policy landscape that prioritizes long-term affordability and ensures communities have the tools to meet their housing needs.
About the authors
Hon. Marcia L. Fudge
Marcia L. Fudge brings decades of experience in housing policy and public service at every level. As Secretary of Housing and Urban Development under President Joe Biden, she spearheaded initiatives to address housing affordability and homelessness nationwide. Prior to her cabinet position, Secretary Fudge served in the U.S. House of Representatives, advocating for community development and equitable housing policies. She currently serves as partner and chair of public policy for the Taft Law Firm.
Hon. Steve Stivers
Steve Stivers previously served as Ranking Member of the House Financial Services Subcommittee on Housing, Community Development, and Insurance. During his time in Congress, Representative Stivers championed job creation and economic development, with a focus on housing affordability. He currently serves as President and CEO of the Ohio Chamber of Commerce.
