2026 February PSC Meeting Key Takeaways
Defining advocacy in the multifamily industry and why it matters
Our industry is heavily regulated by the government at all levels – federal, state and local. “If you’re not at the table, you’re on the menu”; “Just because you do not take an interest in politics doesn't mean politics won't take an interest in you.”
Decisions made by elected officials – whether it is raising fees on owners/managers or creating other regulations that interfere with their ability to do business – have a significant impact on the industry as a whole, including supplier partners. For example, if a city increases an inspection fee or other operation costs are increased, this has an impact on owner/managers budgets meaning potentially less ability to do business with supplier partners that they’ve worked with in the past.
Need-to-know facts about SB 38 and how it impacts our industry
NOTICE AND FILING CHANGES
Electronic Notices: Landlords can now send notices via email or online portals if the tenant agreed to this method in writing (such as in the lease).
The "First-Time" Grace Rule: If the only issue is unpaid rent and the tenant has only been late once during the lease term, the landlord must provide a "notice to pay rent or vacate". This gives the tenant a chance to pay and stay. However, if rent is late more than once, the landlord can proceed directly to a standard "notice to vacate," which does not require them to accept the late payment.
Faster Service: Once a case is filed in Justice Court, constables now have a strict five-business-day window to attempt service of the citation to the defendant.
SQUATTERS
If you provide enough evidence that an occupant has no legal right to be there, a judge can issue a summary disposition (an eviction judgment without a full trial). This can be done in as few as five days after filing.
APPEALS
Rent must be paid; tenant must pay one month's rent into registry within five days of appeal and must continue to pay rent as due; tenants must affirm under oath that they are not just appealing to delay the process; if tenant stops paying rent, the landlord can obtain a writ of possession immediately, even before CCL hears the appeal.
For more information regarding SB 38, please click here. If you are an owner/manager or rental property owner and would like to submit feedback regarding your personal experiences on how SB 38 is being enforced in your local area, please complete this TAA survey here.
Policy changes that have had a meaningful impact on our industry thanks to advocacy efforts
The most recent example of a highly impactful policy change on the multifamily industry is the successful adoption of SB 38 into law. For other examples of how AAGD has played a role in shaping industry regulations for the benefit of our members, click here.
The impact of advocacy efforts behind the scenes
Politics is centered on relationships. Relationships, relationships, relationships is our mantra in the advocacy world! Elected officials prefer to work with people they know and trust, so building relationships is essential to helping apartment association advocacy efforts.
How suppliers can play a role in supporting government affairs initiatives
Some of the best ways for suppliers to get involved in advocating for our industry include joining the legislative committee, contributing to the AAGD PAC, volunteering for endorsed candidate campaigns, and making personal contributions to champions for our industry.
Other ways to get involved
For those looking to take their commitment to advocacy a step further, consider joining AAGD members and staff at the 2026 NAA Advocate from March 24-25 in Washington D.C. and the 2027 TAA Day at the Capitol in Austin. These are both great opportunities to make meaningful connections with your representatives and rental housing suppliers, property managers, and owners and operators.