I Wanted to Understand How Rent Reform Actually Works. So I Asked the People Fighting for It.

I Wanted to Understand How Rent Reform Actually Works. So I Asked the People Fighting for It.

By Leo Albea, for One Down

Housing policy isn’t something most people wake up wanting to read about. It’s dense. It’s slow. It’s full of acronyms, backroom hearings, and timelines that don’t fit neatly into an Instagram caption.

But rent hikes, evictions, and displacement? That’s personal. Especially if you’re Filipino and living in a city like San Francisco, where neighborhoods like SoMa—once affordable, immigrant-built, and deeply ours—are being whittled away by market forces we’re told we can’t control.

So I asked: What does it actually take to change rent laws in California? And more importantly—who’s doing that work?

The Power and the Process: What AB 1157 Actually Does
My first conversation was with Nathan Cheung, part of the statewide coalition Housing Now, of which SOMCAN is a member. He broke down a bill called AB 1157—also known as the Affordable Rent Act.

Here’s the simplest way to understand it:

1. Current rent cap for non-rent-controlled housing is 10%.

2. AB 1157 would lower it to 5%, or 2% plus inflation—whichever is lower.

3. It also extends protections to renters in single-family homes, who are currently excluded.

4. And it would make these protections permanent, rather than letting them expire in 2030.

That may sound technical, but the stakes are painfully human. “It’s about keeping people in their homes,” Nathan told me. “And the reality is: most Californians rent. But not everyone is protected.”

This includes many Filipinos—especially those living in suburban areas, renting from “mom-and-pop” landlords, or stuck in buildings without local rent control ordinances.

Wait, Why Don’t All Renters Already Have This Protection?
That was one of my first questions. Turns out, it comes down to politics.

In some cities, progressive leaders (often after years of grassroots organizing) have passed local rent control laws. But in many parts of California, there’s either no rent control—or the caps are too high to make a real difference.

And then there’s this: single-family homes—where a huge number of renters live—are completely excluded from California’s existing rent cap law.

“That was a political compromise,” Nathan admitted. “It’s often how bills get passed. You leave some people out in order to get a version through.”

So What’s the Path to Passing This Bill?

I asked everyone the same question: How does this actually work?

Here’s the simplified path:

1. The bill is introduced in the State Assembly (since the author, Ash Kalra, is an assemblymember).

2. It must pass through two Assembly Committees:

• Housing & Community Development (April 24)

• Judiciary (April 29)

3. Then it goes to a full Assembly vote, before moving to the State Senate.

4. The whole process must finish before the legislative session ends in September.

Right now, organizers are focused on the first committee. That’s where pressure matters most.

“We’re calling, emailing, and visiting every swing vote in those committees,” Nathan said. “If it doesn’t pass now, we park the bill and try again next year.”

SB 436: Because Being Late on Rent Shouldn’t Mean Losing Your Home

The other bill I looked into is SB 436, which is just as crucial—and just as overlooked.

Right now in California, if you’re late on rent and can’t pay within three days, your landlord can move forward with eviction—even if you later come up with the money. It’s unforgiving, and it disproportionately affects working-class tenants, especially immigrants.

Ora Prochovnick, who helped write the bill and has worked on housing justice for over 40 years, put it bluntly:

“We treat homeowners much better than we treat tenants. If you’re behind on your mortgage, you can still save your home. Tenants deserve the same chance.”

The bill would give renters the right to stay if they pay up in full—even after the initial deadline has passed. It’s a protection that already exists in over 20 other states.

Why All of This Matters for the Filipino Community

Filipino Americans are among the largest renter populations in California—yet our communities are rarely visible in policy fights.

That’s where organizations like SOMCAN come in. They organize from the ground up: tenants, families, elders, and youth. And they don’t just show up—they strategize, connect across districts, and build coalitions with hundreds of groups statewide.

It’s people power—but it’s also people strategy.

“What moves bills isn’t just votes,” Meg Heisler from the Anti-Displacement Coalition told me. “It’s stories. It’s pressure. It’s visibility.”

How You Can Actually Help

If you’ve made it this far, here’s the most important part:

1. Call or email your state rep.

• There are auto-email forms and phone scripts at housingnow.org. It takes under 5 minutes.

2. Share your story.

• Ever been pushed out, priced out, or threatened with eviction? Your story could influence a legislator, change a vote, or become part of a broader campaign.

3. Follow SOMCAN and Housing Now

• Their updates let you know when key hearings or lobby days are happening. If you live near Sacramento or are in a swing district, your voice matters even more.

My Reflections

Before these interviews, I assumed housing laws were just…there. Imposed. Untouchable.

But now I see that rent policy is deeply negotiable. Every cap, every exclusion, every loophole—those were made by people. Which means they can be changed by people, too.

Especially if we pay attention. Especially if we speak up.

Especially if we believe that stable, dignified housing is a right—not a reward.

Update (as of May 12): Where the Bills Stand Now
Since our original reporting, both AB 1157 and SB 436 have faced critical turning points—but the work is far from over.

AB 1157 – The Affordable Rent Act
This bill did not pass out of the Assembly Judiciary Committee.

That means it won’t advance this session. However, it’s now classified as a two-year bill, which allows housing organizers, including SOMCAN and the Housing Now! Coalition, to keep pushing for a vote in the coming months.

This is not a win. It’s a delay. But it also opens a window for renters, advocates, and communities to organize, lobby, and build pressure on legislators who didn’t support the bill the first time.

SB 436 – Right to Pay / Right to Redeem
Originally written to give renters the right to pay back full rent and remain in their homes—even after an eviction filing—SB 436 has also changed.

The original version was gutted by the Senate Judiciary Committee. But thanks to fast organizing and coalition pressure, a revised version passed out of committee. This new version would:

Extend the current 3-day notice period for nonpayment of rent to a 14-day notice, giving tenants more time to pay or seek legal or financial support.

This isn’t the full “right to redeem” that housing justice advocates fought for—but it’s still a meaningful shift. And it’s now heading to a floor vote in the Senate.

If it passes, this will align California’s notice period with that of many other states, giving renters a better shot at staying housed.

What Comes Next
For both bills, the path forward will depend on what happens in the coming months:

• For AB 1157, organizers will continue building political will, pressure, and public visibility before attempting to move the bill again later this year or early next.

• For SB 436, success at the Senate floor will require a final push from supporters, followed by continued advocacy in the Assembly.

This is where the Filipino community can play a key role. Whether it’s calling your rep, sharing your housing story, or showing up to lobby days, visibility is power—and our communities deserve more than silence on the policies shaping our survival.