Javier Milei Got Rid of Rent Control in Argentina. Housing Supply Skyrocketed
Argentina’s recent repeal of rent control by libertarian President Javier Milei has led to a surge in housing supply, with the freedom to negotiate contracts, previously restricted, directly causing a drop in rental prices.
Milei, a self-described “anarcho-capitalist” known for his free-market approach, repealed the 2020 Rental Law, enacted by former leftist President Alberto Fernández, which had imposed restrictions on landlords and led to a significant decline in rental availability.
With Argentina’s inflation reaching 211.4%—the highest in 32 years—rent prices were adjusted every 12 months, and leases had to last at least three years. The law, introduced in 2020, ended up distorting the real estate market and hurting both landlords and tenants.
The law aimed to provide tenants with more financial security, but by the end of last year, an estimated one in seven homes in Buenos Aires was sitting empty as landlords chose not to rent them out in Argentine pesos. Deposits were capped, and it was nearly impossible to end tenancies early.
For many locals, finding a new apartment had become “mission impossible.” But after the repeal, Buenos Aires saw a doubling of available rental units, and rental prices have stabilized. Under the new rules, landlords and tenants have more freedom to agree on lease terms. If the duration isn’t specified, it defaults to two years.
“We’ve seen a significant increase in rental apartments, and in some cases, we had to lower prices in pesos because of fewer viewings,” Soledad Balayan, head of the real-estate agency Maure Inmobiliaria, told Argentine newspaper La Nación.
Since Millei’s repeal of rent control laws took effect on December 29, the supply of rental housing in Buenos Aires has jumped by 195.23%, according to the Statistical Observatory of the Real Estate Market of the Real Estate College (CI).
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The debate over rent control is not specific to Argentina. In the U.S., where housing affordability is a major issue, the Argentine example is drawing attention. The libertarian Cato Institute in Washington D.C. pointed out that Argentina’s experience shows the inherent problem of price controls, which in the case of housing can both limit supply and worsen affordability problems more broadly.
“Milei cut rent control and other tenancy regulations. The result confirmed economic theory: the supply of rental accommodation is surging, and rents have fallen,” said Ryan Bourne, chair for the public understanding of economics at Cato.
President Joe Biden has proposed federal rent control measures, saying they’re needed to protect tenants from corporate landlords. He proposed limiting rent hikes to 5% a year for the next two years for landlords with more than 50 units.
Vice President Kamala Harris has also recently indicated support for rent controls, saying at her first major rally since becoming the nominee that she wanted to “take on corporate landlords and cap unfair rent increases.” In 2019, after Oregon passed a statewide rent control measure, she praised the bill on Twitter.
Biden’s plan was meant to last two years, which the White House argues is enough time to build more housing that would relieve some of the affordability issues, particularly in cities. However, critics argue that even with exemptions for new construction, rent caps discourage building more homes.
“Evidence shows that rent caps may push landlords to convert rental units into condos, cut back on maintenance, and become more selective about tenants,” read a Cato Institute analysis of Biden’s proposal.
TO WIT …
Argentina Offers a Textbook Study in Why Rent Controls Are a Bad Idea
…. An environment of high inflation worsens these risks for landlords. With surging prices, it makes sense to change rent levels more regularly. This allows tenants and landlords to find contract provisions to make sure rents both reflect market realities and tenants’ ability to pay (as wage growth often lags inflation). Yet these regulations only allowed rent adjustments once per year (or twice from October 2023). High and volatile inflation thus interacts with these regulations to raise rent risk and vacancy risk (given the sharp jumps in rents). Landlords might therefore like to hedge against inflation by charging in another currency, like dollars. But this was prohibited too.
The results of all this were predictable. Around the policy’s introduction, it’s estimated that 45% of landlords stopped renting to instead sell their properties, not least because most home sales were made in dollars. A lot of landlords shifted to short-term rentals on AirBnB too. In 2019, Buenos Aires had 10,000 properties listed on AirBnB; now it’s over 29,500. There have thus been no end of stories about a rental housing crisis, with tenants unable to find rental accommodation, despite the Financial Times reporting late last year that energy use implies ‘one in seven homes’ in Buenos Aires, the capital, laid empty.
This supply crunch led to soaring rents. Bloomberg reported that rents jumped sharply after tenancy rent controls were announced, as landlords opted out of the market or front-loaded rent increases to protect against inflation. Having been falling in real terms through 2018 and 2019, and tracking inflation for most of the previous decade, rents in Buenos Aires grew at 1.7 times the pace of inflation in 2020, broadly tracked inflation in 2021 and 2022, and then accelerated much faster than inflation again in 2023 as the rate which rents could be increased within tenancies was tightened further to the lower of wage growth or inflation.
As a result, the average rent for a two bedroom apartment in Buenos Aires has surged from 18,000 pesos per month at the end of 2019 to 334,000 pesos today, far above the 210,000 pesos if prices had merely tracked broader inflation, as used to happen. This relative price hike obviously hurts the poor most, because they cannot easily afford deposits to buy homes, or more expensive shorter-term dollar rentals. ….