Why It Matters

The residential property management industry faces an existential threat from federal legislation targeting common business practices. The End Junk Fees for Renters Act would prohibit application and screening fees, cap late fees at 3 percent of monthly rent, and mandate extensive rent history disclosures—fundamentally altering revenue models for property managers.

Simultaneously, Congress is debating broader tenant protections and federal eviction standards that erode landlords’ operational flexibility. For The National Association of Residential Property Managers the stakes are clear: members need federal legislation that either rolls back restrictions (like the Respect State Housing Laws Act to restore state eviction authority) or creates incentives for participation in federally-backed programs (like the bipartisan Choice in Affordable Housing Act offering landlord bonuses in the Section 8 program).

By the Numbers

NARPM spent $50,000 in the fourth quarter of 2025 on federal lobbying, continuing an exclusive six-year relationship with Legislative Strategies Group. Since April 2019, NARPM has filed 29 consecutive disclosures with the same firm, totaling $987,106 in cumulative expenditures.

This represents no change from NARPM’s prior quarter spending. The organization maintains a narrowly focused advocacy strategy, with 28 of its 29 historical filings addressing landlord-tenant law, fair housing compliance, Section 8 program reform, and rental assistance programs. Unlike organizations that hire multiple firms, NARPM has deepened its relationship with a single specialized partner, valuing expertise over breadth of access.

The Agenda

NARPM is actively lobbying on several interconnected housing policy issues. The organization’s primary offensive priorities include supporting the Respect State Housing Laws Act, which would repeal federal 30-day eviction notice requirements and restore state authority over eviction procedures. NARPM is also backing the bipartisan Choice in Affordable Housing Act, which proposes landlord incentives like signing bonuses and reduced inspection delays to increase participation in the Housing Choice Voucher (Section 8) program.

Defensively, NARPM opposes the End Junk Fees for Renters Act, which would prohibit application and screening fees, cap late fees at 3 percent of monthly rent, and mandate extensive disclosures about rent history and maintenance records—representing a fundamental threat to property manager revenue streams.

Beyond these specific bills, NARPM’s lobbying has focused on fair housing compliance, ADA reform, Emotional Support Animals regulations, and source of income discrimination protections.

Broader Context

Congress is grappling with a historic housing affordability crisis. The National Low Income Housing Coalition reports a shortage of 7.1 million affordable homes, with only 35 affordable units per 100 extremely low-income households. This crisis creates competing legislative pressures affecting NARPM members.

On the supply side, bipartisan momentum exists for housing expansion. The ROAD to Housing Act passed the Senate unanimously with provisions easing regulatory barriers and streamlining zoning.

However, affordability concerns fuel tenant protections threatening NARPM’s business model. The Section 8 program presents mixed opportunities—while the Trump administration proposed cutting HUD’s budget by 43 percent, Congress has rejected those cuts. Bipartisan legislation seeks landlord incentives including signing bonuses and reduced inspection delays.

Between The Lines

Congress is actively reshaping the rental housing landscape. NARPM faces a major defensive battle against the End Junk Fees for Renters Act and its House companion H.R. 4100, which would eliminate key revenue streams.

Offensively, NARPM backs the Respect State Housing Laws Act and the bipartisan Choice in Affordable Housing Act, introduced by Senators Chris Coons (D-DE) and Kevin Cramer (R-ND).

Congress is also advancing broader housing policy through the ROAD to Housing Act and Housing for the 21st Century Act, focusing on zoning reform and supply expansion.

Competitive Landscape

The National Association of Home Builders (NAHB) maintains an active federal lobbying presence, sharing key legislative focuses with NARPM on Fair Housing Act reform, rental assistance programs, and eviction policies. NAHB has also backed the Choice in Affordable Housing Act.

The Bipartisan Policy Center Action Inc. focuses on supply-side solutions and broader affordability debates. NARPM’s strategic positioning differs from these broader housing advocates through its narrower focus on residential property manager operations—creating both coalition opportunities and competitive dynamics.

The Bottom Line

NARPM is investing $50,000 quarterly to navigate a housing policy landscape presenting both opportunities and threats. The organization faces a critical defensive battle against the End Junk Fees for Renters Act while positioned to benefit from the bipartisan Choice in Affordable Housing Act.

NARPM’s six-year exclusive relationship with Legislative Strategies Group—representing $987,106 in total spending since 2019—underscores its commitment to sustained engagement on housing policy as Congress actively debates eviction procedures, rental fees, Section 8 reforms, and housing supply.

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