logo
A dereliction of duty in the Senate

A dereliction of duty in the Senate

Yahoo21-04-2025

Renter advocates gather in Annapolis to call on lawmakers to pass Good Cause Eviction legislation in February, but the bill never got out of the Senate Judicial Proceedings Committee. (File photo by Danielle J. Brown/Maryland Matters).
In what many are calling an astonishing dereliction of duty, the Maryland Senate's Judicial Proceeding Committee (JPR) failed to move 'Good-Cause' eviction legislation forward. Despite unprecedented statewide support, including a 96-37 vote in the House last year, JPR allowed amendments pushed by the landlord/developer (LL/D) industry tying the legislation to rent stabilization laws, and weakening good-cause standards, letting landlords arbitrarily and unjustly evict renters from their homes.
The committee's first amendment would have required rent stabilization programs across Maryland to drop vacancy control from apartment homes. Vacancy control maintains rent levels for apartments when a tenant moves out. Vacancy decontrol lets rent float up to market rates, often to levels new tenants cannot afford. Affordable housing advocates adamantly oppose decontrol, pointing to the further loss of reasonably priced housing stocks.
The second series of amendments would have knocked the teeth out of the good causes that would be required to justify nonrenewal of leases and the eventual eviction of a tenant who stays longer than the lease term, known as Tenant Holding Over (THO). Including minor violations of a lease or community rules, for example, as a justification to evict turns on its head the very principle of establishing a stated, substantial violation to justify forcing someone from their home.
Maryland Matters welcomes guest commentary submissions at editor@marylandmatters.org.
We suggest a 750-word limit and reserve the right to edit or reject submissions. We do not accept columns that are endorsements of candidates, and no longer accept submissions from elected officials or political candidates.
Opinion pieces must be signed by at least one individual using their real name. We do not accept columns signed by an organization. Commentary writers must include a short bio and a photo for their bylines.
Views of writers are their own.
Consensus has been building for decades that stable, quality homes are central determinants of community health, welfare and prosperity. The idea that a rental apartment is a mere 'unit' no different than any commodity, like craft beer or concert tickets, has faded as the relationship of stable, quality housing to social welfare and prosperity has changed.
Nearly 40% of Maryland residents now live in rental housing not as a station on the way to owning, but as permanent housing. It is no longer acceptable to destabilize whole communities with unpredictable and excessive rent increases that rely entirely on market potential, or to evict without good reason, without considering the social and economic costs to tenants and our communities.
At least that's what we thought …
But alongside modern thinking on housing policy that promotes affordability, and legislation to ensure stability, a counter narrative promoted by the rental housing industry and its well-financed network of lobbyists and bloggers has spawned, citing cherry-picked and distorted data.
The narrative goes like this: Things like good-cause protections, rent stabilization or stronger code and rights enforcement might sound nice to uneducated renters and their advocates, but they don't really need them. What they really need is investment in building more housing so that market competition will eliminate the lack of affordability and disincentivize bad landlord behavior.
They define the housing crisis solely as a 'shortage,' citing market demand for housing while ignoring the instability of existing residents' housing, and conveniently omitting discussion around when or how that demand might be met in specific markets. They say all we need to do is 'build our way out of the crisis.'
Industry-friendly bloggers cite the building boom of the Sun Belt and how housing prices there have come down, not mentioning high vacancy rates and low demand in some of those cities. They cite the St. Paul, Minnesota, sample where new multifamily building slowed after rent stabilization passed — but fail to mention how, when the city went back and exempted new development long enough for investors to recoup their investment and make a profit, investment in multifamily housing continued at its hurried pace.
Closer to home, the LL/D bloggers cite the lack of building in Takoma Park, citing rent stabilization as the cause. They don't mention the lack of land availability in Takoma Park, now understood to be a built-out community.
Housing codes and renter protections were introduced decades ago to put an end to the squalor, instability and abuse past generations of tenants endured. Teachers, police, nurses, retail workers, immigrants, young families and now, an increasing number of senior citizens are no longer able to purchase a home in a housing market that places home ownership well out of their reach.
Marylanders must ask why Senate Judicial Proceedings Chair Will Smith (D-Montgomery) and Senate President Bill Ferguson (D-Baltimore City) would give deference to these fallacious industry narratives that set up a false choice between renter protections and building more housing, rather than using every tool at their disposal to get this done for constituents demanding action — and facts.
More than 5,000 Marylanders were evicted last year for THO, likely a tip-of-the-iceberg figure as it does not count those who move before going to court. Until our elected officials press them on just what that means, we will continue to see whole renter communities destabilized, while anger grows at those elected to represent them who failed to act.

Orange background

Try Our AI Features

Explore what Daily8 AI can do for you:

Comments

No comments yet...

Related Articles

16 states sue to block Trump administration plan to distribute machine-gun conversion devices
16 states sue to block Trump administration plan to distribute machine-gun conversion devices

Yahoo

time15 hours ago

  • Yahoo

16 states sue to block Trump administration plan to distribute machine-gun conversion devices

Maryland Attorney General Anthony Brown (D) at a July 2024 news conference. Brown on Monday joined 15 other attorneys general suing the Trump administration over its plan to distribute thousands of machine-gun conversion devices. (Photo by Elijah Pittman/Maryland Matters) Attorneys general in 16 jurisdictions sued Monday to block a Trump administration plan to redistribute thousands of devices that convert guns to machine guns, including distribution in states where such devices are banned by state law. The lawsuit, filed in U.S. District Court in Maryland, said the plan would not only expose residents of those states to greater amounts of deadly violence, but it would be contrary to federal law that calls for the seizure of machine-gun conversion devices. And it would cause federal officials to 'aid and abet violations of state law' by distributing the devices in states where they are outlawed, the suit said. The decision to return almost 12,000 forced reset triggers — which allow shooters to fire hundreds of rounds a minute with one pull of the trigger — was announced in a settlement last month between the Bureau of Alcohol, Tobacco, Firearms and Explosives and gun manufacturers and gun-rights groups. 'These devices enable firearms to fire up to 900 bullets per minute. The increased rate of fire allows carnage and chaos to reign on the streets,' said Maryland Attorney General Anthony Brown (D) in a virtual press briefing Monday with New Jersey Attorney General Matthew Platkin (D) and Delaware Attorney General Kathy Jennings (D). 'Everyone nearby becomes vulnerable to serious injury or death. These are battlefield weapons that have no place in our communities,' Brown said. Under the Biden administration, ATF classified forced reset triggers as 'prohibited machine guns under federal law … and conducted extensive retrieval operations, seizing nearly 12,000 FRTs from the field,' according to the lawsuit. Maryland Supreme Court upholds gun possession ban in some non-felony cases But the new administration reversed course after a Feb. 7 executive order from President Donald Trump (R) on 'Protecting Second Amendment Rights.' On May 16, the Justice Department announced a settlement with Rare Breed Triggers, a manufacturer of the devices based in Wichita City, Texas. Under the deal, the company agreed not to develop or design such triggers for handguns, to promote safe and responsible use of its products, and to enforce its patents to 'prevent infringement that could threaten public safety.' In exchange, the government agreed not to enforce any policy where an FRT is 'contended to be' a machine gun, and to return by Sept. 30 any reset triggers seized or 'taken as a result of a voluntary surrender.' 'We won,' Lawrence DeMonico, president of Rare Breed Triggers, said in a video posted online the day settlement was announced. 'With the Trump administration's renewed focused on justice and their commitment to correcting the weaponization of the DOJ under the Biden administration, we were finally able to secure a deal that brought this fight to a close.' Representatives with Rare Breed Triggers and the Justice Department did not respond to email requests for comment Monday. The National Association of Gun Rights, which was also a party to the settlement, said it a statement that the deal will survive any challenge from the 'anti-gun attorneys general.' 'A federal court already ruled the government unlawfully seized thousands of legal triggers from law-abiding Americans — a decision that the ATF now acknowledges and accepts,' said Hannah Hill, vice president for the association. 'These states lack standing to file this lawsuit, and they know it. This suit is just reckless political lawfare.' But the states' lawsuit highlights the impact of gun violence in their jurisdictions, where it said there were nearly 47,000 gun-related deaths in 2023. Illinois had the most such deaths that year, at 1,691. Of the states represented at Mondays briefing, Maryland recorded 737 gun-related deaths in 2023, New Jersey had 430 and Delaware had 124, according to the suit. The suit also spells out the financial burden that comes with gun violence, for medical bills, police, court and prison costs. It said one fatal shooting in Baltimore can cost $2.4 million and a nonfatal shooting costs $1.5 million. In Newark, New Jersey, the cost is nearly $2.2 million for a fatal shooting and $1 million for a nonfatal shooting. SUPPORT: YOU MAKE OUR WORK POSSIBLE 'This is not a partisan issue. It is a public safety issue,' Delaware's Jennings said. 'The Trump administration's deal to redistribute these deadly devices violates the law, full stop. It undermines public safety and ties the hand of law enforcement.' Platkin recalled the shooting death in March 2022, just two months after he took office, of SeQuoya Bacon-Jones, who was a bystander to a shooting when she was struck and killed. Platkin said SeQuoya would have celebrated her 13th birthday last Saturday. 'She had dreamed of becoming a law enforcement officer, but instead she was killed by a single stray bullet while she was playing hide-and-seek in the courtyard of her apartment complex,' Platkin said. 'I wish the Trump administration … would put little kids like Sequoya's interests ahead of the gun lobby's. But since they don't seem to care, we're going to make them care.' Besides Maryland, Delaware and New Jersey, other jurisdictions on the suit are the District of Columbia and the states of Colorado, Hawaii, Illinois, Maine, Massachusetts, Michigan, Minnesota, Nevada, Oregon, Rhode Island, Vermont and Washington. All but Maine and Vermont currently have state laws prohibiting forced reset triggers or guns modified with them.

Maryland must tackle interconnected land use, housing, transportation, economic challenges
Maryland must tackle interconnected land use, housing, transportation, economic challenges

Yahoo

time4 days ago

  • Yahoo

Maryland must tackle interconnected land use, housing, transportation, economic challenges

Traffic on the Capital Beltway near the American Legion Bridge. Surveys show Marylanders want housing near jobs, but state policy doesn't always make that easy. (Photo by Dave Dildine/WTOP) Maryland is well-known for innovative state policies and reforms, including smart growth, but the state missed key opportunities this year to build on that legacy. While approving a half-billion-dollar package to close a major transportation funding gap, the legislature (primarily the Senate) failed to adopt bills that would ensure the funds shift the state in a new direction toward abundant and affordable housing and transportation choices. Maryland's land use, high housing costs, transportation challenges and economic doldrums are interconnected. They require new approaches, not just patching budget holes to fix. Homes are expensive in part because Maryland communities allow too little housing near transit, services and jobs. This contributes to sprawling, car-dependent development, further fueled by too much public spending on oversized roads and highways. The result is long commutes, more driving to reach stores and services, and higher transportation costs for families. The average new car in the U.S. costs almost $50,000, and last year 17% of American drivers said they had to take on a second job to help pay for their car. Instead of funding more of this status quo, Maryland needs to help families stay here, with affordable access to opportunity. Fostering walkable, vibrant activity centers with good transit and a range of housing types and prices near jobs will help current residents and also attract the next generation of skilled workers and industries. Maryland Matters welcomes guest commentary submissions at editor@ We suggest a 750-word limit and reserve the right to edit or reject submissions. We do not accept columns that are endorsements of candidates, and no longer accept submissions from elected officials or political candidates. Opinion pieces must be signed by at least one individual using their real name. We do not accept columns signed by an organization. Commentary writers must include a short bio and a photo for their bylines. Views of writers are their own. The House of Delegates passed several valuable smart growth bills: Transit-oriented development (House Bill 80) to remove obstacles to building housing and mixed-use development near rail stations; Transportation and Climate Alignment Act (House Bill 84), ensuring the state's transportation investments support its climate change goals while giving residents more travel options; Metro Funding Modification Act (House Bill 467), fixing dedicated state capital funding for the D.C.-area Metro system to account for inflation; and Gov. Wes Moore's Housing for Jobs Act (House Bill 503), which would have required the state's job centers to address housing needs, although it was watered down into largely a study bill. Unfortunately, the Maryland Senate did not advance any of these bills to a vote. The Senate, to its credit, did pass: Split-rate property tax enabling legislation (Senate Bill 472) that would allow local governments to create tax structures that capture the value of land near assets like rail stations while incentivizing new development, though the House did not pass it; and Accessory dwelling unit bill (House Bill 1466) that will require local governments to allow construction of a smaller independent home on a lot with a single-family detached house. The House concurred with the final bill and the governor signed it. We know that legislators had a lot on their plates, with a sizable budget gap and chaotic federal backdrop. However, most of the smart-growth bills that didn't pass would have cost little or nothing to government coffers – and would actually save the state money over time through reduced infrastructure and service costs. Realizing this vision provides interconnected benefits. For example: Smart growth has been key to attracting and retaining Fortune 500 firms like Marriott and Choice Hotels in transit-oriented locations. Maryland families on average would save over $3,000 per year in transportation costs if the state provided more opportunities for transit, walking, biking and accessible living. State-owned transit-oriented development sites could support 5,000 new housing units in the Baltimore region and 2,600 new housing units along the MARC Penn Line. These Penn Line sites could generate $800 million in new state and local revenue. Marylanders want these opportunities; 76% support more homes in job-rich areas. Before the next General Assembly session, the Moore administration can make progress: The Maryland Department of Transportation can adopt changes to its Chapter 30 project prioritization process to better maintain existing infrastructure, recognize good land use planning as a transportation solution, and ensure affordable and sustainable travel choices for residents. The Department of Housing and Community Development can provide further analysis on the state's housing shortage and the benefits of new homes in accessible locations. It could also work with local governments to improve land use review to reduce time and complexity, allowing more new homes to be built faster in transit-accessible locations. During the 2026 session, the General Assembly will have the opportunity to pass legacy-making legislation ahead of the elections. Gov. Moore, with the support of state senators and delegates, can help Marylanders address the everyday needs of housing and transportation in lasting ways, which also help the state's finances, climate resilience, and economic opportunity.

Moore administration touts nearly $400 million in savings
Moore administration touts nearly $400 million in savings

Yahoo

time4 days ago

  • Yahoo

Moore administration touts nearly $400 million in savings

State officials announced they found nearly $400 million in potential savings, much of which would come from moving state employees out of state-owned and maintained buildings like the decaying State Center complex in Baltimore. (File photo by Danielle J. Brown/Maryland Matters.) State officials Friday announced a series of budget cuts they said could reduce spending by nearly $400 million in coming years. Included in the reductions are $50 million in cuts that are part of the fiscal 2026 budget. The bulk of the savings — $326 million — would come over as many as 25 years as part of an effort to shift employees out of state-owned buildings and into commercial office space. 'While the federal government recklessly slashes budgets and lays off public servants, we are using data to save taxpayers money and modernize government in a targeted way,' Gov. Wes Moore Moore (D) said in a statement. 'This announcement is only the beginning of our efforts. Together, we will continue to prioritize fiscal discipline and ensure we deliver essential services to all Marylanders, efficiently and effectively.' Moore, in announcing his proposed 2026 budget in January, promised to find $50 million in savings. The effort was a small part of attacking what was then a projected $3.3 billion structural budget deficit. Moore set up a work group to look for savings within state agencies. The group was tasked with looking for efficiencies in procurement, real estate and fleet management. Officials who briefed reporters Friday said they hit their target. The largest portion of the savings — about $30 million — for the fiscal year that starts July 1 will come from changes in state technology. Officials said underutilized mobile and land phone lines will be eliminated. The state will also standardize laptop purchases and keep equipment longer before buying replacements. Ferguson: Maryland would lose $430 million in Trump 'skinny budget' proposal Another $14 million of the proposed savings will come from standardizing shipping and delivery options. Officials said the savings will come from ensuring state employees are aware of and use contracts that offer the best rates. The final $6 million comes from consolidation of the state's vehicle fleet. Departments will purchase fewer vehicles and spend less on fuel and maintenance. All that is in addition to $16 million the state Department of Information Technology had planned on saving from centralizing the programs it uses for employee access to computer systems as well as cybersecurity tools. 'Our data-driven approach to modernizing state government operations is saving taxpayer dollars,' Chief Performance Officer Asma Mirza said in a statement. The bulk of the savings — $326 million — is expected to come from moving state employees out of nine buildings in Baltimore City that are owned and maintained by the state. Those employees will move to commercial space in the city's central business district. The total amount of savings would come over a 20- to 25-year period, officials said. One state official told reporters that the state hopes to take advantage of the large amount of available commercial office space and negotiate 'very aggressive lease rates.' The state was already moving out of the decaying State Center property. At one point, the plan was to partner with the private sector to redevelop the 25-acre state office complex, which sits on a Metro stop and is adjacent to the light rail. CONTACT US The plan, which was approved in 2009, fell apart, and then-Gov. Larry Hogan (R) filed a lawsuit to terminate the $1.5 billion project. The developer countersued. The Board of Public Works, led by Moore, voted unanimously in November to settle with developer State Center LLC for $58.5 million. At the time of that settlement, there were fewer than 5,000 employees from seven state agencies at the center. The state plans to move all remaining employees to other locations by the end of 2026. A final plan for the property has yet to be determined. It is unclear if the property will be taken over by the city or sold to a developer. The state also plans on moving employees out of two other buildings — the William Donald Schaefer Tower on St. Paul Street and the Nancy Grasmick building at 200 W. Baltimore Street. Officials told reporters that relocating those employees could take up to three years. The goal, they said, was to open the properties up for redevelopment and put them back on city tax rolls.

DOWNLOAD THE APP

Get Started Now: Download the App

Ready to dive into the world of global news and events? Download our app today from your preferred app store and start exploring.
app-storeplay-store