H.R. 6124: End Rent Fixing Act of 2025

This bill, titled the End Rent Fixing Act of 2025, seeks to address the manipulation of rental prices across the United States. Here are the main points of the bill:

Definition of Key Terms

• Commission: Refers to the Federal Trade Commission (FTC).
• Coordinating Function: Involves collecting and analyzing rental price and supply information, training algorithms to predict rental prices, and recommending pricing and occupancy strategies.
• Rental Property Owner: Any individual or organization that owns property and rents it out.
• Residential Dwelling Unit: Any unit used as a residence, such as houses, apartments, or manufactured homes.

Unlawful Conduct

The bill outlines specific actions that would be considered illegal under its provisions:

• It is unlawful for rental property owners or their agents to engage in agreements with coordinators that facilitate price manipulation. Such agreements are viewed as anti-competitive behavior.
• Performing coordinating functions to influence rental pricing is also prohibited.

Enforcement Mechanisms

Enforcement of this bill would involve multiple parties:

• Federal Trade Commission: The FTC can initiate civil actions against violators and seek penalties.
• Attorney General: Both the federal and state attorneys general will have the authority to enforce this act as they do under existing antitrust laws.
• Civil Actions: Individuals harmed by violations of this act can file civil lawsuits. If successful, they could receive three times the damages, along with their legal fees.[/li]

Legal Standards

The bill simplifies the legal requirements for proving violations, ensuring that cases can proceed without overly stringent preliminary requirements. Complaints cannot be dismissed just for failing to show every conceivable detail if the core claim is valid.

Relation to Existing Laws

The bill clarifies that it does not override existing antitrust laws and that additional violations under this act are considered separate offenses. It also states that compliance with state laws is still required unless there’s a direct contradiction with the provisions of this act.

Constitutionality and Severability

Finally, the bill includes a severability clause, ensuring that if one part of the act is found unconstitutional, the rest of the act remains intact and enforceable.

Relevant Companies

• AMH (American Homes 4 Rent): As a company focused on single-family rental homes, changes in rental price manipulation regulations could significantly impact its operational strategies and pricing models.
• INVH (Invitation Homes): Being one of the major owners of single-family rental properties, this company could face compliance challenges and operational adjustments under the new regulations.