The Latest Changes in U.S. Rental Laws-September 2025

Across the United States, changes in rental laws are impacting both renters and landlords. While some states are easing the burden on tenants, others are giving landlords new/restored authority. The result is a series of reforms that highlight the constant tension between housing as a necessity and housing as a private investment.

Boston, Massachusetts: The End of Broker Fees and a Win for Tenants

Moving to Boston just got a bit cheaper, which is good news for one of the highest-priced rental markets in the country. One of the most talked-about U.S. rental law changes for 2025 is Massachusetts' decision to shift responsibility for broker fees. For decades, renters in Boston and beyond faced steep charges that could equal up to a month's rent. As of August 2025, those tenant-paid broker fees are banned. Now, the landlord or property owner who hires the broker must cover the cost. Renters only pay if they independently employ an agent. This Massachusetts broker fee ban eases upfront costs, although analysts warn some landlords may adjust by increasing rent prices.

California: Stronger Protections for Renters

California introduced a sweeping set of tenant protections in 2025 aimed at transparency and fairness:

1. Security deposits: Landlords must provide itemized statements and cannot deduct for routine maintenance.
2. Eviction timelines: tenants now have 10 business days (up from 5) to respond to notices.
3. Hidden fees, also known as "junk fees," must be disclosed upfront. Junk fees can include transaction fees on mandatory payment platforms and even office fees for processing paperwork.
4. Credit reporting: renters may opt in to have on-time rent payments reported, giving them leverage in a crowded market.

These laws are aimed at making the market fairer for tenants and prevention of homelessness.California is considering further reforms for 2026.

New York City: Lowering the Cost of Moving

New York has followed Massachusetts with its own renter law reform. The FARE Act bans mandatory tenant-paid broker fees and requires landlords to cover commissions when they hire intermediaries (someone who serves as a middleman, often processing payments) rather than passing on the costs. For many New Yorkers, this saves thousands in upfront costs when signing a lease. At the same time, advocacy groups, popularly associated with assemblyman Momdani, have urged policymakers to consider the broader housing crisis faced by single mothers. They argue that the New York FARE Act is only one step, and that true reform requires rental subsidies, fair housing enforcement, and family support.

St. Paul, Minnesota: Fairer Screening to Reduce Discriminatory Practices

In 2025, St. Paul's renters' rights were expanded to reduce discriminatory practices. Landlords are now limited in how they use criminal records and credit histories when conducting background checks. These changes include landlords must now consider how far back these crimes occurred, they must not consider credit history unrelated to housing, and all rejections now require a formal denial letter, outlining their legal reasons for refusal. Failure to follow these guidelines can lead to fines and private civil actions. Another welcome change is that renters must receive at least 30 days' notice before eviction filings can be initiated, giving tenants time to plan. These rules reflect Minnesota's broader efforts to help stabilize families, while reforming state services.

Texas: Landlords Reclaim Authority

In contrast to tenant-focused reforms, Texas has enacted landlord-friendly laws that streamline evictions and address squatting.SB 1333 (September 2025) empowers landlords to remove unauthorized occupants quickly, with the support of law enforcement. SB 38 (Jan. 2026) simplifies eviction cases by limiting counterclaims and clarifying court jurisdiction. These Texas eviction laws are praised by property owners who seek faster possession of their units, but critics fear potential misuse, resulting in unlawful removal.

Federal Courts: Landlord Claims Revived

A recent ruling by a federal appeals court allows landlords to pursue compensation for revenue lost during the pandemic eviction moratorium. If successful, these claims could set a precedent requiring government reimbursement during future emergencies, reinforcing landlord rights in the USA.

A Divided Landscape

Tenants in Massachusetts, California, New York, and Minnesota have gained stronger renter protections, while landlords in Texas and federal courts are regaining confidence through new landlord wins in 2025. Pre-pandemic norms are coming back into place.

Our takeaway? Stay informed about the laws in your state and follow us as we keep you informed! The rental landscape in the USA is beginning to change rapidly. State-based reform, not federal laws, will bring the most sweeping changes.