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DOWDALL LAW OFFICES A PROFESSIONAL CORPORATION ATTORNEYS AT LAW City of Santa Ana August 28, 2023 Page 12 and repair. One study estimated that a Los Angeles rent control law causes increased deterioration over time, so much so that the deterioration offset a significant percentage of the benefit to consumers of lowered rent.18 Studies of New York and Boston housing markets found lower housing quality and fewer expenditures on maintenance and repair for rent -controlled units versus market -rate units.19 This has obvious negative effects on tenants in rent -controlled housing, because landlords lack the incentive to properly maintain units and provide amenities or services that appeal to tenants in a competitive market. 20 Rent Control Reduces Consumer Mobility and Entry. Tenants in rent -controlled units are understandably reluctant to give up their housing subsidy and thus are less willing to move or pursue homeownership, even when it may be in their best interest to do so. One study found that rent control in New York City tripled the expected duration of a tenant's residence.21 A study of San Francisco's housing market concluded that rent control limited renters' mobility by 20% and lowered displacement from San Francisco.22 This reduced mobility "can be particularly costly to families whose job opportunities are geographically or otherwise limited and who may have to travel long distances to reach those jobs available to them." This can also cause spillover effects in the community, such as increased traffic congestion and demand for city services. Additionally, rent control erects barriers to entry into the housing market. As explained above, rent control has the effect of exacerbating housing scarcity and raising rents for unregulated apartments. Consequently, in many rent -controlled communities, prospective consumers must pay '$ C.P. Rydell et al., The Impact of Rent Control on the Los Angeles Housing Market 55- 59, The Rand Corporation (1981). 19 NMHC, The High Cost of Rent Control. 20 Norm Miller, California Kent Controls: Good Intentions with Disastrous Consequences, Univ. of San Diego (May 16, 2018), https://www.sandiego.edu/news/detail.php?_focus=67472. 21 Richard W. Ault et al., The Effect of Long -Term Rent Control on Tenant Mobility, 35 J. Urb. Econ. 140 (1994). " Diamond, et al., supra. -12-