What DC’s RENTAL Act Changes for Tenants, Landlords, and Housing

• October 22nd 2025

by UrbanTurf Staff

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The DC Council passed a major overhaul of rental housing policy for the city this week, aiming to both protect tenants and make it easier to build and manage housing in the District. The Rebalancing Expectations for Neighbors, Tenants, and Landlords Act (RENTAL Act) updates eviction rules, reshapes the city’s tenant-purchase law (TOPA), and tweaks affordable housing programs.

Here’s a rundown of the most important changes.

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Tenant Opportunity To Purchase Act (TOPA)

• Buildings that are less than 15 years old are now exempt from issuing a TOPA offer of sale (though they still must issue a notice of transfer).

• Certain 2–4 unit buildings are also exempt from TOPA requirements, depending on ownership structure and portfolio size.

• A “cooling-off” period is now required before tenants can assign their TOPA rights:

  • 45 days for buildings with 5 or more units

  • 22 days for buildings with 2–4 units 

• Tenants (or their representatives) must file purchase contracts with the Department of Housing and Community Development (DHCD) within 30 days.

• DHCD will launch a public, searchable portal with key data from TOPA transactions.

• Owners of exempt properties must notify tenants of the exemption status in writing.

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Ownership Transfers And Legal Clarifications

• Changes in ownership interest (e.g., swapping investors or members within a partnership) no longer trigger TOPA if the controlling party remains the same.

• Tenant/co-op purchasers under TOPA may be eligible for deed recordation tax exemptions if they meet “qualified purchaser” criteria.

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Eviction Rules

• The eviction process is now streamlined, reducing delays that had extended since the pandemic.

• Evictions are permitted if a tenant or occupant is arrested or charged with a violent crime in or near the property.

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Affordable Housing Programs

• The Local Rent Supplement Program (LRSP) is expanded:

  • Project-based vouchers can now serve households earning up to 50% of Area Median Income (AMI)(previously capped at 30%).

• DHCD’s authority to acquire and redevelop vacant or distressed properties for affordable housing is restored.

• The law includes technical fixes to ensure DC’s Low-Income Housing Tax Credit (LIHTC) program can be fully utilized.

• Clarifies that DC is not liable for damages when it provides financing/subsidies for affordable housing, reducing legal risk for the city.

Mayor Bowser is expected to sign the law, but it still requires Congressional review. Implementation could begin early 2026.

This article originally published at https://dc.urbanturf.com/articles/blog/what_dcs_rental_act_changes_for_tenants_landlords_and_housing/23990.