Desantis Blocks Rent Relief Laws in Every County...it has increased more than 50% since he took Office

By Joe Marzo

On May 23, 2023, Florida Governor Ron DeSantis signed SB 102, part of the "Live Local Act," which prohibits counties and municipalities from enacting any form of rent control, regardless of local housing emergencies. This legislation preempts local governments from implementing rent caps to address soaring rental costs, a power they previously held in times of housing crises. The law reflects Florida’s commitment to a free-market housing approach, prioritizing property rights and development incentives, but it has ignited debates amid growing concerns over affordability and rising rents across the state.

DeSantis’ position on rent control and housing development has drawn attention to his deep financial ties to the real estate industry. Since taking office, he has received significant contributions from developers, real estate firms, and property management companies.

According to public campaign finance records, DeSantis' gubernatorial campaigns have garnered millions in contributions from these industries. In the 2022 election cycle alone, DeSantis raised over $10 million from the real estate and development sectors, solidifying their role as key financial backers of his political career.

The New Law in Context

The newly signed law explicitly bans any local ordinances or regulations that aim to cap rent increases or introduce rent control policies. Florida, which has seen a surge in housing prices and rent over the past few years, particularly in urban areas like Miami, Tampa, and Orlando, has faced increasing pressure from tenants' advocacy groups and local officials to implement measures to mitigate the housing crisis.

Prior to this law, several counties had begun exploring or implementing rent control measures in response to skyrocketing housing costs. These policies often limited rent increases to a maximum of 10% per year, providing a safeguard for tenants against excessive annual hikes. Local governments could declare housing emergencies to enact temporary rent control measures under state law, but this option has now been eliminated.

Governor DeSantis and proponents of the law argue that rent control discourages new housing developments, disincentivizes property owners from maintaining properties, and ultimately exacerbates the housing shortage by artificially suppressing rents.

DeSantis' Rationale

Governor DeSantis, in a statement during the signing, emphasized that rent control measures have historically led to unintended negative economic consequences. “Rent control may seem like a short-term solution, but in the long run, it drives up costs, leads to a deterioration of housing quality, and stifles investment in new developments," DeSantis said . He added that the best way to address Florida's housing crisis is by increasing housing supply through private sector development.

Let's test that idea for a moment: Currently, the median price for a newly constructed single-family home in Florida is $448,600.00. To afford a mortgage of $448,600 with a 30-year fixed rate at 7%, the monthly payment would be approximately $2,985. If housing costs must remain at 30% of your monthly net income, you would need a net monthly income of about $9,948. This equates to an annual net income of roughly $120,000.00 annually.

You might be wondering, what percentage of Florida families make over 120K annually? According to the US Census Bureau approximately 15%. It is frightening that 85% of Florida families could not afford to buy a home in the state in which they currently reside.

Pushback from Critics

The law has sparked outrage from housing advocates, tenant groups, and some local officials who believe rent control could be a lifeline for renters struggling with skyrocketing prices. Miami-Dade County, in particular, has seen rents rise by as much as 30% in recent years, leading to growing concerns about displacement and homelessness.

Critics argue that the law ignores the reality of renters who are increasingly burdened by rising living costs while wages remain stagnant. “This law will leave thousands of Floridians vulnerable to excessive rent hikes and potentially out on the streets,” said a representative from the Florida Tenant Advocacy Coalition. Many believe that rent control, even if not a perfect solution, could have provided temporary relief while longer-term affordable housing strategies are developed.

Local leaders who had been pushing for rent control ordinances have expressed frustration, particularly in rapidly growing counties where housing costs have outpaced income levels. "This bill effectively strips our local communities of the ability to address their specific housing needs," said a county commissioner from Broward County.

Rising Rent Prices Under DeSantis' Tenure

To understand the impact of the housing market during DeSantis' tenure, it’s essential to examine how median rent prices have changed since he took office in January 2019. Florida's real estate market has experienced a boom, with rent increases that outpace national averages.

Below is a comparison of median rent prices in major Florida metropolitan areas when

DeSantis assumed office in 2019 versus the latest available data in 2024:

• Miami-Fort Lauderdale-West Palm Beach (South Florida)

  • 2019 Median Rent: $1,700/month (two-bedroom apartment)

  • 2024 Median Rent: $2,900/month

  • Change: +70% .

• Tampa-St. Petersburg-Clearwater

  • 2019 Median Rent: $1,450/month

  • 2024 Median Rent: $2,350/month

  • Change: +62% .

• Orlando-Kissimmee-Sanford

  • 2019 Median Rent: $1,450/month

  • 2024 Median Rent: $2,200/month

  • Change: +52% .

• Jacksonville

  • 2019 Median Rent: $1,200/month

  • 2024 Median Rent: $1,900/month

  • Change: +58% .

• Tallahassee

  • 2019 Median Rent: $1,050/month

  • 2024 Median Rent: $1,600/month

  • Change: +52% .

• Sarasota-Bradenton

  • 2019 Median Rent: $1,300/month

  • 2024 Median Rent: $2,100/month

  • Change: +62% .

The sharp increases in rent, particularly in cities like Miami and Tampa, reflect the strain on Florida's housing market. Many renters have been unable to keep up with the rising costs, further amplifying calls for rent control policies that the new law now prohibits.

What’s Next for Florida?

With rent control off the table, Florida’s housing strategy will likely focus on increasing supply, with the state government encouraging developers to build more affordable housing units. However, critics note that building more housing takes time, and many Floridians need immediate relief.

Affordable housing measures, such as tax incentives for developers, zoning reform, and state funding for housing assistance, could become more prominent in future legislative sessions. The law also signals that counties must find alternative ways to assist low- and middle-income renters facing soaring prices.

The state government has promised to review current regulations around housing development to remove bureaucratic barriers that may prevent faster construction. Whether this approach will be enough to solve Florida’s housing crisis, or if it will merely benefit large-scale developers, remains to be seen.

Conclusion

With rent prices having surged by over 50% in most of Florida's major metropolitan areas since DeSantis took office and millions of dollars flowing to his campaigns from developers and real estate interests, the debate over how to balance property rights and tenant protections will likely continue as Florida navigates the growing demand for affordable housing. In the meantime, the focus shifts to finding new strategies to address the housing crisis without relying on government-imposed rent controls.

Sources:

"Current Population Survey Tables for Household Income." U.S. Census Bureau, 20 Aug. 2024, www.census.gov/data/tables/time-series/demo/income-poverty/cps-hinc/hinc-01.html.

"Fla.’s Housing Market: Median Prices, New Listings Increase in Jan. 2024." Florida Realtors, 22 Feb. 2024, www.floridarealtors.org/news-media/news-articles/2024/fla-housing-market-median-prices-new-listings-increase-jan-2024.

Freeman, Bobby. "Median Sales Price for Single-Family Homes in Brevard Was $385,000 in August." Space Coast Daily, 27 Sept. 2024, www.spacecoastdaily.com/2024/09/median-sales-price-for-single-family-homes-in-brevard-was-385000-in-august.

"How Much Does It Cost to Build a House in 2024?" HomeLight, 2024, www.homelight.com.

"New Home Sales Up at Start of 2024." Florida Realtors, 1 Mar. 2024, www.floridarealtors.org.

"SB 102: Housing." Florida Senate, 2023, www.flsenate.gov/Session/Bill/2023/102.

"Gov. DeSantis Signs Historic Affordable Housing Legislation." Office of the Governor Ron DeSantis, 29 Mar. 2023, www.flgov.com/2023/03/29/gov-desantis-signs-historic-affordable-housing-legislation.

Mazzei, Patricia. "Florida Gov. Ron DeSantis Signs Law Preempting Local Rent Control Ordinances." The New York Times, 24 May 2023, www.nytimes.com/2023/05/24/us/florida-desantis-rent-control-law.html.