Introduction
Part I: Principles and General Recommendations
1. Pursue the Three S's (Supply, Stability, and Subsidy) Simultaneously
2. Take Action Now
3. Focus on Institutional Reform
4. Adapt Solutions to the Needs of Your Community
5. Center Voices of, and Outcomes for, the Disenfranchised and Most Vulnerable
6. Use a Mix of Mandates and Incentives
7. Know What You're Asking For
8. Pick One: Rising Home Values or Housing Affordability
9. Don't Reward Idle Money
10. Don't Coddle Landlords
11. Track Everything
12. Strive for Objective, Consistent Rules
13. Expand the Conversation around Gentrification
14. Align Local Votes with Presidential and Midterm Elections
Part II: Policies
Supply: Why Housing Matters
15. Upzone a Lot (Upzoning: High Capacity)
16. Upzone Many Places at Once (Upzoning: Geographically Distributed)
17. Focus Upzones in Accessible and High-Opportunity Areas (Upzoning: Targeted)
18. Find the Upzoning Sweet Spot: Not Too Big, Not Too Small (Upzoning: Rightsized)
19. Allow Housing in Commercial Zones (Mixed-Use Zoning)
20. Make It Expensive to Reduce the Supply of Homes (Home Sharing)
21. Eliminate Density Limits in Most Places (Density Limits)
22. Eliminate Parking Requirements Everywhere (Parking Minimums)
23. Let Renters Decide What They Value (Micro-units)
24. Make Development Approvals By Righta (By-Right Development)
25. Speed Up the Entitlement Process (Faster Approvals)
26. Explore Other Ways to Bring Down Development Costs (Input Costs)
27. Promote Counter-cyclical Home Building (Counter-cyclical Development)
Stability: Why Tenant Protections and Rental Housing Preservation Matter
28. Place Moderate Restrictions on Rent Increases for Nearly All Housing (Anti-Gouging)
29. Place Stronger Restrictions on Rent Increases for Older Housing (Rent Stabilization)
30. Be Careful with Vacancy Control
31. Implement Inclusionary Zoning and Density Bonuses
32. Discourage Redevelopment That Requires Renter Displacement (Displacement Compensation and Right of Return)
33. Implement Replacement Housing Mandates
34. Make Affordability Requirements Permanent (Affordability Covenant Duration)
35. Buy Naturally Occurring Affordable Housing with Public Funds
36. Require Transparency from Voluntary Tenant Buyouts
37. Prioritize Displaced Tenants for Affordable Housing Placement (Preferential Placement)
38. Limit the Ability of Landlords to Go Out of Businessa (Rental Housing Preservation)
39. Use Just-Cause Protections to Discourage Evictions
40. Require Government Notification for All Eviction Notices and Rent Hikes (Landlord Transparency)
41. Offer Free or Reduced-Cost Legal Counsel to Residents Facing Eviction (Right to Counsel)
42. Enforce Housing and Building Codes
43. Eliminate Discrimination against People with Housing Choice Vouchers
44. Prioritize Stability over Wealth Creation (Homeownership Assistance)
Subsidy: Why Government Spending and Public Programs Matter
45. Institute a Progressive Tax on Home Sales (Real Estate Transfer Tax)
46. Tax Flippeda Houses at Higher Rates
47. Utilize Property Taxes
48. Tax Underutilized and Vacant Property
49. Don't Sell Public Land; Lease It (Public Land and P3s)
50. Minimize Impact Fees and Charge Them Equitably
51. Don't Let Small Buildings off the Hook (Missing Middle)
52. Reform or Eliminate Most Homeowner Subsidies
53. Reform and Increase Funding for Affordable Housing Construction
54. Increase Funding for Direct Rental Assistance
55. Fund Low- and Zero-Interest Loans for Housing Acquisition and Development
Part III: Bringing It All Together
Conclusion
Appendix: Development and Real Estate Economics 101
