How excessive rent increases harm the physical and mental health of Washingtonians | Opinion

Many of the patients I see in clinics and hospitals are overwhelmed by stress, unable to afford medications or even facing homelessness due to the crushing rent burden in our state. Housing instability isn’t just an economic issue — it is a public health emergency.

For instance, patients recovering from substance use disorders are in an especially vulnerable position.. When they can’t afford housing, eviction puts them at a much greater risk for a domino effect that threatens their recovery and future. Predictable housing costs are pivotal for people to regain stability, yet skyrocketing rents take a devastating toll.

Unfortunately, it has become common practice for some landlords to levy unpredictable, excessive rent increases on tenants. According to a recent survey of Washingtonians, nearly half say they have had to move out of a rental home because the rent got too high.

Large rent hikes are a form of eviction, forcing lower-income renters out, or setting them up for an eviction down the road because their housing costs are unsustainable. Washington already has one of the most expensive rental markets in the country. It’s not a coincidence that last year we experienced the highest eviction rate on record in communities across our state.

Forty percent of Washingtonians are renter households, the vast majority living in privately owned, not government or nonprofit, housing. Slowing the tide of displacement and homelessness requires that landlords take some responsibility for keeping people housed.

A policy before state lawmakers would put guardrails on how much landlords can raise rent on existing tenancies, limiting increases to 7% and requiring more notice before increasing rent and limit move-in and late fees.

Opponents with a financial interest in the status quo argue that all we need is new housing supply, but it will take decades and massive investment for supply to have any impact on the cost of housing. Rent stabilization would deliver immediate long term stability and predictability that renter households in our state urgently need.

There is robust research that housing stability leads to better health and educational outcomes. When renters can cover their housing costs, research shows improvements in food security and in being able to better afford primary health care services. Instability in housing is associated with increased mortality, adverse caregiver and child health outcomes.

A rent burden of 70% of total income compared to 30% was associated with a 12% higher mortality, and an eviction was associated with a 40% increase of fair/poor caregiver health, maternal depressive symptoms, and fair/poor child health. Eviction is acutely traumatic and creates a domino effect – financial instability, physical and mental health problems, and homelessness. Research shows evictions are associated with higher odds of child fair/poor health and developmental risk. On the flip side, the mental health of stable renters is comparable to that of homeowners over time.

Rent gouging disproportionately harms seniors, low-income workers, families with children, people with disabilities, and communities of color–groups that often face the greatest barriers to securing stable housing when displaced.

The stability and affordability provided by rent stabilization will have cascading benefits for all of our communities. Renters would be more financially secure, with more disposable income to spend in the local economy.

Long-term tenancies would mean stronger connections between neighbors, kids have greater consistency with teachers and friends at school, and businesses can keep valued workers who can continue living near their jobs. When wage increases can keep up with the cost of housing, families can save for higher education or to buy a home.

Preventing excessive rent increases is a balanced common sense consumer protection. And it’s not only public health and affordable housing experts who support rent stabilization policy. According to the most recent public opinion survey, 72% of registered voters in Washington — renters and homeowners alike — support this policy to stop excessive rent increases. When housing costs are predictable, and wages can keep up with reasonable rent increases, our communities will grow stronger and healthier. And that, I would argue, is a benefit to us all.

This story was originally published February 26, 2025 at 3:00 AM with the headline "How excessive rent increases harm the physical and mental health of Washingtonians | Opinion."