Oh okay didn't know that. I was under the impression that the US knows little tenant's rights. Perhaps they don't, but still at times rent control.
The thing to keep in mind about the US is that it's very big and diverse, and states and cities have vast autonomy. Some cities may have virtually unregulated housing markets, while others - like NYC - have heavy regulations.
You repeat this point - the answer is: those who is first I guess. Is that necessarily worse than those with more money, in itself? I don't think so, but it seems implied by you. Is this some kind of 'moral' angle you drive? That if someone can pay more then this should be alway the deciding factor?
It's quite straightforward why paying more is a better way to determine who gets to live in a desired location then just being the first in line. For starters, the whole of the population gets more out of it - if you pay more rent, you pay more housing taxes which can then be used for, among other things, build affordable housing in affordable locations.
Additionally, if your system is "whoever gets there first gets it" you're essentially guaranteeing that people will work around the system to make money. Say there is a zone of controlled rent at $1,000 per month per unit but the real "market value" is $3,000 (Ie, that's the market-clearing rent). People with nothing better to do will stay in line until they get one unit, and then sub-rent it unofficially for say $2,000. The city will lose tax money and the rent control will still fail.
That is a better point, but from my understanding a good rent control will foresee the possibility for renovations and corresponding higher rent. I see it happening all the time. Rents still will vary with the location and quality of the housing. I am baffled it could be different because that is totally unknown to me.
If it foresees renovation and rent increase it ceases being rent control at some point. Or is the control going to tell the landlord just how "nice" he may make his own apartment into? And how do you assess hoe much rent may rise after a renovation? Based on the renovation cost? What if he got a quotation from a contractor who is his friend?
See, the market is very good at determining how much something is worth, while governments are very bad.
Landlords want to maximize the return on their investment. And apartments aren't the only investment available. If rent controls makes the return on their investment inferior to other returns available on the market, they'll invest somewhere else and let the apartment rot.
Yeah I don't see it. Obviously, rent controls can harm investment in housing and in some manner always will. You are right that surely every economist will realize that. But as said, from my POV it is a balancing act. Maybe they do a bad job of balancing it in NYC, I don't know.
On the one hand you have the wish for investment, alright - but on the other hand you have a finite resource (land) and a very inflexible resource (housing) which if unchecked opens the doors wide open for exploitations of tenants in a high-demand-area.
Housing is an extremely imperfect market - and you want to tell me that any economist worth his salt has nothing to say about that but just goes "free market FTW!"?
I don't believe it. That just seems extreme and simplistic to me.
There's a reason why it's an unanimity (or as close to one as it gets). Rent controls reduce the tax base, guarantee a black market, and reduce both housing stock and housing quality.