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Column: Harris is right about housing assistance and price gouging. Here's what you should know

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Column: Harris is right about housing assistance and price gouging. Here's what you should know

Up to now, Kamala Harris’ presidential campaign has been careful about rolling out its policy initiatives, and — at least in political terms — for good reason.

Policy details at this stage of a campaign do little but give opponents and pundits grist for nitpicking. Most voters aren’t very interested in the details of what a given legislative venture will look like once it goes through the Capitol Hill meat grinder. Political journalists, for their part, seem to be chiefly interested in teasing out holes in the proposal.

For Harris’ campaign, this looks like a lose-lose proposition. After grousing incessantly that Harris hadn’t offered policy specifics since becoming the evident Democratic nominee on July 21, the press has moved on to questioning her intentions, sometimes by seizing on misrepresentations of her actual proposals.

Vice President Harris will … direct her Administration to crack down on unfair mergers and acquisitions that give big food corporations the power to jack up food and grocery prices.

— Harris campaign

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That has been happening since Friday, when Harris issued her first policy “agenda.” This was largely devoted to lowering the cost of housing, food, medical services and child-raising for families, and generated a swell of quibbles in the press and the punditocracy. As it happens, however, Harris is right about the burden of those costs, and right about the best ways to address them.

At this point in an election cycle, presidential campaigns are all about themes and impressions. Harris plainly is setting out a theme of help for an American middle class that has rightly felt neglected by government for decades. Donald Trump’s theme is … what, beyond whining about how he’s treated?

Harris’ professed desire to lower food prices led to a spurt of news articles and columns asserting that she was proposing “price controls.”

It’s hard to know where that idea came from; it peaked even before Harris’ policy brief was issued Friday, when the hand-wringers discovered that she was contemplating nothing of the kind.

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Some commentators, abetted by the right-wing peanut gallery, may simply have extrapolated from indications that she was targeting price gouging, but that’s on them, not her. (The Murdoch-owned New York Post strained so hard to tag her policies as “Kamunism” that one almost fears that it gave itself a hernia.)

The Harris campaign in its formal statement proposed “the first-ever federal ban on price gouging on food and groceries.”

Some commentators pointed out that the average net profit margin for supermarkets is about 1%. They argued that this rules out any indication that Americans had been the victim of gouging by retailers.

Is that so?

It’s true that retail grocery profit margins are in the very low single digits. They always have been. But food retailing is a high-volume business, so margins below 2% can translate into annual profits of — to take just two examples — $1.3 billion (at Albertsons) and $2.2 billion (at Kroger).

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Food and beverage retailers raised their prices during the pandemic — and have kept them at the higher levels since then.

(Federal Trade Commission)

That doesn’t mean that the grocers can’t gouge shoppers. After all, they did so during the pandemic.

How do we know this? From their own financial disclosures, which show that Albertsons and Kroger jacked up prices well beyond any increases in their costs.

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The pretax profit margin at Albertsons rose from 0.96% in 2019 to 1.62% in 2020 and 2.92% in 2021; it fell back to 2.01% in 2023, once the pandemic appeared to move to the rearview mirror. At Kroger, the margin went from 1.62% in 2019 to 2.54% the following year. It dipped to 1.49% in 2021, but rose again to 1.96% in 2022 and 1.89% last year.

Nothing can explain the pandemic-era spike in profits better than these companies raising prices faster than their costs. In other words, gouging.

The Federal Trade Commission said so, without using the term. It found that food and beverage retailer revenues rose to 7% over total costs during the pandemic, well beyond “their recent peak of 5.6 percent in 2015.” That trend, the FTC reported, “casts doubt on assertions that rising prices at the grocery store are simply moving in lockstep with retailers’ own rising costs.”

Even beyond the food sector, as I reported earlier, corporate profiteering was unmistakably a significant contributor to inflation over the last few years. That was the conclusion of a team at the Federal Reserve Bank of Kansas City, who reported that markup growth “could account for more than half of 2021 inflation.” The annualized inflation rate reached 5.8% that year.

Notwithstanding the ginned-up controversy over Harris’ anti-gouging initiatives, it’s proper to note that price gouging and its country cousin, price-fixing, have traditionally been a bipartisan concern.

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In 2020, Donald Trump issued an executive order to prevent gouging on health and medical resources, which makes his claim that Harris’ initiatives on prices are tantamount to “communism” seem more than a teensy bit hypocritical.

In the food sector, Republicans and Democrats in Congress last year took aim at price-fixing in the meat packing business. In 2022, StarKist pleaded guilty to price-fixing on tuna and paid a $100-million fine; Bumble Bee had also pleaded guilty and its former chief executive was sentenced to a prison term.

One linchpin of Harris’ attack on food prices is closer scrutiny of consolidation in the food industry. “Vice President Harris will … direct her Administration to crack down on unfair mergers and acquisitions that give big food corporations the power to jack up food and grocery prices,” the campaign stated.

If you’re an executive of Kroger and Albertsons, you can probably figure out that she’s talking about you. Those grocery giants are trying to push through a gargantuan $24.6-billion merger that, like all such mergers, will almost certainly produce higher prices at the checkout conveyor. The Harris campaign telegraphed that she will give the Federal Trade Commission more authority to chase bad actors in the food sector. The FTC already has sued to block the merger, and it’s a fair supposition that under a President Harris the agency won’t be backing off.

On housing, Harris is proposing $25,000 in down-payment assistance for first-time home buyers, with special attention for first-generation buyers. Her campaign didn’t specify how that assistance would be delivered, but did project that more than 4 million first-time buyers would be eligible over four years.

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This proposal generated cavils in the chattering classes that it would drive home prices up to absorb the $25,000 grant, putatively keeping homes out of the reach of the beneficiaries.

A couple of points are germane here. One is that government-sponsored down-payment assistance programs are in place in all 50 states and the District of Columbia. The difference in Harris’ proposal is that it would be federalized and somewhat more generous than many state programs.

Pundits who claim that the proposal would drive prices higher must not know much about how the housing market works. First, fewer than one-third of home buyers are first-time buyers.

Sellers who assume that all their bidders are sitting on $25,000 in government cash risk pricing their homes out of a market in which two-thirds are using their own resources.

Budget hawks at the Committee for a Responsible Federal Budget, which was founded with money from a hedge fund billionaire, fretted that the down-payment proposal would raise the federal deficit by $100 billion over 10 years, at least.

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To put this in perspective, consider the biggest federal giveaway to homeowners, the mortgage interest deduction from federal income tax.

This deduction costs the Treasury about $30 billion a year; if the increase in the standard deduction enacted in the Republicans’ Tax Cuts and Jobs Act of 2017 expires as scheduled next year, the cost of the mortgage deduction will soar to $84 billion in 2026, according to the congressional Joint Committee on Taxation.

Unlike the down-payment assistance contemplated by Harris, the deduction on home mortgage interest and points is heavily skewed toward the wealthy.

More than 63% of its claimants in tax year 2018, the most recent for which the IRS provides statistics, had incomes higher than $100,000; the $123 billion of deductible interest and points they reported to the IRS was 73% of the total.

More to the point, the mortgage interest deduction is a lousy tool for spurring home ownership, which supposedly is the goal of such tax breaks. That’s because it is “targeted at the wealthy, who are almost always homeowners,” as Harvard economists Edward L. Glaeser and Jesse Shapiro observed in 2003.

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For middle- and low-income Americans, on the other hand, the No. 1 obstacle to home ownership is the down payment. Helping those households buy a house is tantamount to the government putting its money where its mouth is.

During an impromptu encounter with the press Sunday, Harris rightly described her initiatives as investments, not spending. Consider her remarks about the child tax credit, on which she proposes to restore to the level of up to $3,600 per child enacted in the Biden administration’s American Rescue Plan, and to raise to $6,000 for the first year of a child’s life.

“The return on investment in terms of what that will do and what it will pay for will be tremendous,” she said.

She’s right: In 2021, when the higher credit was enacted, the credit reduced the child poverty rate by about 30%, keeping as many as 3.7 million children out of poverty by the end of that year. When the enhancements expired in January 2022 and the credit fell to $2,000, the child poverty rate spiked to 17% from 12.1%, plunging those 3.7 million children back under the poverty line.

This is the program that Sen. JD Vance, the GOP candidate for vice president, claims to love. But when a raise in the program came up for a vote in the Senate earlier this month, Vance didn’t even bother to show up to vote.

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The justices are expected to rule quickly in the case.

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The justices are expected to rule quickly in the case.

When the Supreme Court hears arguments on Friday over whether protecting national security requires TikTok to be sold or closed, the justices will be working in the shadow of three First Amendment precedents, all influenced by the climate of their times and by how much the justices trusted the government.

During the Cold War and in the Vietnam era, the court refused to credit the government’s assertions that national security required limiting what newspapers could publish and what Americans could read. More recently, though, the court deferred to Congress’s judgment that combating terrorism justified making some kinds of speech a crime.

The court will most likely act quickly, as TikTok faces a Jan. 19 deadline under a law enacted in April by bipartisan majorities. The law’s sponsors said the app’s parent company, ByteDance, is controlled by China and could use it to harvest Americans’ private data and to spread covert disinformation.

The court’s decision will determine the fate of a powerful and pervasive cultural phenomenon that uses a sophisticated algorithm to feed a personalized array of short videos to its 170 million users in the United States. For many of them, and particularly younger ones, TikTok has become a leading source of information and entertainment.

As in earlier cases pitting national security against free speech, the core question for the justices is whether the government’s judgments about the threat TikTok is said to pose are sufficient to overcome the nation’s commitment to free speech.

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Senator Mitch McConnell, Republican of Kentucky, told the justices that he “is second to none in his appreciation and protection of the First Amendment’s right to free speech.” But he urged them to uphold the law.

“The right to free speech enshrined in the First Amendment does not apply to a corporate agent of the Chinese Communist Party,” Mr. McConnell wrote.

Jameel Jaffer, the executive director of the Knight First Amendment Institute at Columbia University, said that stance reflected a fundamental misunderstanding.

“It is not the government’s role to tell us which ideas are worth listening to,” he said. “It’s not the government’s role to cleanse the marketplace of ideas or information that the government disagrees with.”

The Supreme Court’s last major decision in a clash between national security and free speech was in 2010, in Holder v. Humanitarian Law Project. It concerned a law that made it a crime to provide even benign assistance in the form of speech to groups said to engage in terrorism.

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One plaintiff, for instance, said he wanted to help the Kurdistan Workers’ Party find peaceful ways to protect the rights of Kurds in Turkey and to bring their claims to the attention of international bodies.

When the case was argued, Elena Kagan, then the U.S. solicitor general, said courts should defer to the government’s assessments of national security threats.

“The ability of Congress and of the executive branch to regulate the relationships between Americans and foreign governments or foreign organizations has long been acknowledged by this court,” she said. (She joined the court six months later.)

The court ruled for the government by a 6-to-3 vote, accepting its expertise even after ruling that the law was subject to strict scrutiny, the most demanding form of judicial review.

“The government, when seeking to prevent imminent harms in the context of international affairs and national security, is not required to conclusively link all the pieces in the puzzle before we grant weight to its empirical conclusions,” Chief Justice John G. Roberts Jr. wrote for the majority.

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Elena Kagan was the U.S. solicitor general the last time a major decision in a clash between national security and free speech came up in a Supreme Court case, in 2010.Credit…Luke Sharrett/The New York Times

In its Supreme Court briefs defending the law banning TikTok, the Biden administration repeatedly cited the 2010 decision.

“Congress and the executive branch determined that ByteDance’s ownership and control of TikTok pose an unacceptable threat to national security because that relationship could permit a foreign adversary government to collect intelligence on and manipulate the content received by TikTok’s American users,” Elizabeth B. Prelogar, the U.S. solicitor general, wrote, “even if those harms had not yet materialized.”

Many federal laws, she added, limit foreign ownership of companies in sensitive fields, including broadcasting, banking, nuclear facilities, undersea cables, air carriers, dams and reservoirs.

While the court led by Chief Justice Roberts was willing to defer to the government, earlier courts were more skeptical. In 1965, during the Cold War, the court struck down a law requiring people who wanted to receive foreign mail that the government said was “communist political propaganda” to say so in writing.

That decision, Lamont v. Postmaster General, had several distinctive features. It was unanimous. It was the first time the court had ever held a federal law unconstitutional under the First Amendment’s free expression clauses.

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It was the first Supreme Court opinion to feature the phrase “the marketplace of ideas.” And it was the first Supreme Court decision to recognize a constitutional right to receive information.

That last idea figures in the TikTok case. “When controversies have arisen,” a brief for users of the app said, “the court has protected Americans’ right to hear foreign-influenced ideas, allowing Congress at most to require labeling of the ideas’ origin.”

Indeed, a supporting brief from the Knight First Amendment Institute said, the law banning TikTok is far more aggressive than the one limiting access to communist propaganda. “While the law in Lamont burdened Americans’ access to specific speech from abroad,” the brief said, “the act prohibits it entirely.”

Zephyr Teachout, a law professor at Fordham, said that was the wrong analysis. “Imposing foreign ownership restrictions on communications platforms is several steps removed from free speech concerns,” she wrote in a brief supporting the government, “because the regulations are wholly concerned with the firms’ ownership, not the firms’ conduct, technology or content.”

Six years after the case on mailed propaganda, the Supreme Court again rejected the invocation of national security to justify limiting speech, ruling that the Nixon administration could not stop The New York Times and The Washington Post from publishing the Pentagon Papers, a secret history of the Vietnam War. The court did so in the face of government warnings that publishing would imperil intelligence agents and peace talks.

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“The word ‘security’ is a broad, vague generality whose contours should not be invoked to abrogate the fundamental law embodied in the First Amendment,” Justice Hugo Black wrote in a concurring opinion.

The American Civil Liberties Union told the justices that the law banning TikTok “is even more sweeping” than the prior restraint sought by the government in the Pentagon Papers case.

“The government has not merely forbidden particular communications or speakers on TikTok based on their content; it has banned an entire platform,” the brief said. “It is as though, in Pentagon Papers, the lower court had shut down The New York Times entirely.”

Mr. Jaffer of the Knight Institute said the key precedents point in differing directions.

“People say, well, the court routinely defers to the government in national security cases, and there is obviously some truth to that,” he said. “But in the sphere of First Amendment rights, the record is a lot more complicated.”

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How the devastating Los Angeles fires could deepen California's home insurance crisis

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How the devastating Los Angeles fires could deepen California's home insurance crisis

When raging wildfires tore through Pacific Palisades and other local communities this week, they not only left a path of destruction reminiscent of a World War II bombing campaign, but threatened to deepen a crisis that has already left hundreds of thousands of Californians struggling to find and keep affordable homeowners insurance.

The multiple fires from Los Angeles to the San Gabriel Valley that have burned thousands of structures since Tuesday — leading to losses that by one early estimate are well into the tens of billions of dollars — hit Southern California as insurers have been dropping customers statewide citing the increasing number and severity of wildfire-related losses.

The Palisades fire alone, which consumed more than 5,000 homes and structures, is being called the most destructive fire ever to hit the city, while the fires across the county are likely to be one of the most expensive natural disasters in U.S. history.

“It’s just an unmitigated disaster,” said Amy Bach, executive director of United Policyholders, a consumer advocacy group. “Wildfires in January? This just proves insurers’ point that the risk is so significantly increased due to climate change.”

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State Farm, the state’s largest home insurer, announced in March it would not renew 72,000 property insurance policies, while Chubb and its subsidiaries stopped writing new high-value homes with higher wildfire risk — just to name two insurers that pulled back from the California market.

It’s not clear how many homeowners in Pacific Palisades and elsewhere might not have had coverage, but at least some homeowners reported that insurers had not renewed their policies before the disaster struck. Actor James Woods, who lost his home in the Palisades fire, tweeted Tuesday that “one of the major insurances companies canceled all the policies in our neighborhood about four months ago.”

State Farm last year told the Department of Insurance it would not renew 1,626 policies in Pacific Palisades when they expired, starting last July.

A spokesperson for State Farm declined to comment on the decision but said: “Our number one priority right now is the safety of our customers, agents and employees impacted by the fires and assisting our customers in the midst of this tragedy.”

The situation has left many homeowners in neighborhoods at high wildfire risk with little choice but to seek relief from the California FAIR Plan, an insurer of last resort that sells policies with lesser coverage. The policies cover losses up to $3 million to a dwelling and its contents caused by certain hazards, such as fire, but do not include personal liability and other protection that are typically offered by private insurers.

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The FAIR Plan has seen its policies grow from a little over 200,000 in September 2020 to more than 450,000 as of last September. That has roughly tripled its loss exposure to $458 billion over the same period. Pacific Palisades has one of the state’s highest concentrations of FAIR Plan policy holders, with the insurer estimating its exposure in the neighborhood at $5.89 billion.

JP Morgan analysts estimate that total L.A. County losses could be close to $50 billion, while the losses insurers will have to pay could top $20 billion. Another estimate puts the losses even higher.

Such losses could cause insurers to exit the market completely, which Tokio Marine America Insurance Co. and Trans Pacific Insurance Co. said in April they would do in not renewing 12,556 homeowners.

The losses also could prompt insurers to further raise premiums, even though some insurers already have been granted big rate hikes, such as a 34% increase Allstate received last year.

Denise Rappmund, senior analyst at Moody’s Ratings, said, “These events will continue to have widespread, negative impacts for the state’s broader insurance market — increased recovery costs will likely drive up premiums and may reduce property insurance availability.”

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Should insurers further withdraw from the market, that would put additional pressure on the FAIR Plan, which is is backed by the state’s licensed insurers, such as State Farm, who have to pay claims if they exceed the FAIR Plans reserves, reinsurance and catastrophe bonding. The insurers also can assess their own policyholders surcharges in the billions of dollars to bail out the plan under regulations put in place last year by Insurance Commissioner Ricardo Lara as part of his Sustainable Insurance Strategy to help the crippled market.

It’s unclear whether the plan will be able to absorb the losses like it did after the 2018 Camp fire that destroyed the town of Paradise in North California. That conflagration was the single costliest natural disaster in the world that year with $12.5 billion in covered losses and $16.5 billion in total losses, according to the reinsurance firm, Munich RE.

“This further complicates an already complicated and hardened market,” Lara said of the fires, in an interview with The Times.

Nonetheless, Lara’s reforms seek to ensure the FAIR Plan remains solvent and to make it more attractive for insurers to write policies in fire risky neighborhoods now being absorbed by the program. He said the regulations should encourage insurers to write more homeowners policies, and if not, they can be adjusted. “I feel very confident,” he said.

For the first time, California insurers can use so-called “catastrophe models” in setting their rates. Instead of largely relying on past claims data, the computer programs attempt to better refine an insurer’s risk by taking into account a multitude of variables that affect a property’s likelihood to suffer a loss.

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The other major policy change allows insurers to charge California homeowners for the cost of reinsurance they buy from other insurers to limit their losses during huge catastrophes, such as wildfires and floods. This cost shift to policyholders is common elsewhere but a big change for California, where it will raise premiums.

In return for those concessions, insurers will have to write insurance in high-risk wildfire neighborhoods equivalent to 85% of their market share, meaning an insurer with a 10% statewide market share would have to cover 8.5% of the homes in such neighborhoods — a target they have at least two years to reach. Lara’s plan has been blasted by the Los Angeles group, Consumer Watchdog, which says the regulations lack teeth in actually requiring insurers to meet the coverage goals.

“The Sustainable Insurance Strategy is not a magic wand. It’s a set of incentives,” Bach said. “At the end of the day, insurers are always still going to analyze, ‘Are we going to make money here or not?’”

How much this week’s fires will disrupt the already troubled insurance market depends, of course, on how big a disaster they are — but all indications are that insurers will have to absorb billions of dollars of claims given the number of homes destroyed, especially in the wealthy enclave of Pacific Palisades, where the average home is valued at about $3.5 million by Zillow.

Insurance industry experts say a clearer picture on the estimated losses will only come after adjusters have time to review submitted claims.

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“I think it’s going to be 45 days before we know what the true damage is,” said Max Gilman, president of California personal lines at the brokerage HUB International.

Whatever the final cost, Gilman noted that the fires came after a couple of relatively light fire seasons — though in November the Mountain fire in Ventura County scorched more than some 20,640 acres and destroyed more than 130 homes amid parched conditions. That made it at the time the third most destructive fire in Southern California in a decade.

“I think what’s currently transpiring is going to be of grave concern for the future,” he said. “I feel like we we took three steps forward to take five steps back.”

Denne Ritter, a vice president with the American Property Casualty Insurance Assn. trade group, said it is too early to assess the impact of the fires on Lara’s reforms, especially given how they are just being put in place. Only one catastrophe model has been submitted for review to regulators, while the reinsurance regulation released last month still awaits final approval by the Office of Administrative Law.

“What the insurance industry wants is a healthy market in California where we can compete for business, as we have historically. And the number one priority right now is helping our customers get the resources they need to rebuild their lives and restore their property,” she said.

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However, she noted that Mercury Insurance — which recently announced it started writing insurance again in Paradise — and Farmers Insurance, which said last month it is increasing the number of new home policies it will write, have “certainly made moves indicating a more bullish approach on the market.”

Allstate also has said it will resume writing new policies once Lara’s reforms are in place and it can get rates that fully cover its costs.

But all those pronouncements came before this week’s catastrophic fires.

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Wildfires Will Deepen Housing Shortage in Los Angeles

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Wildfires Will Deepen Housing Shortage in Los Angeles

Each of the homes burned in the Los Angeles fires is its own individual calamity.

Collectively, the losses — whether in the hundreds or, as is far more likely, in the thousands — will weigh on the city’s already urgent housing shortage.

Fires are still raging, and with 180,000 people under evacuation orders as of Thursday morning, the degree of displacement in the city and its surrounding areas will take time to assess. For the time being, evacuees are holing up in public shelters in Los Angeles County, with friends or family members or in hotels.

But in the coming weeks and months, people whose homes are gone will have to find more stable accommodations while they rebuild. That will not be easy in a metro area that, as of 2022, already had a shortage of about 337,000 homes, according to data from Zillow. The number of homes on the market in Los Angeles was 26 percent below prepandemic norms as of December, according to Zillow.

“One of the biggest challenges ahead will be getting people who lost their homes into permanent, long-term housing,” Victor M. Gordo, the mayor of Pasadena, said on Wednesday. Pasadena, which is battling the Eaton fire, has already lost hundreds of homes.

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The area’s tight rental market is likely to become further strained as many of the thousands of displaced residents turn to rental units, while figuring out their next move. The median rent for a one-bedroom apartment in Los Angeles, as of Jan. 7, was more than $2,000, according to Zillow.

“You’re going to have a positive shock in demand, and a negative shock in supply, so this automatically means prices go up in the rental markets,” said Carles Vergara-Alert, a professor of finance at IESE Business School in Barcelona, who has studied the effects of wildfires on housing markets.

Any uptick in rental costs would affect tenants across the region, beyond those displaced by the fires, Dr. Vergara-Alert said.

Jonathan Zasloff, who lost his home in Pacific Palisades this week, teaches land use and urban policy at the University of California, Los Angeles law school, and is acutely aware of how his search for interim housing could affect the broader market.

Dr. Zasloff is staying with his brother for the time being, while a friend is putting up his wife and daughter. They evacuated their house, which they had lived in for almost 15 years, around noon on Tuesday, before the official evacuation order was issued for the area. That evening, Dr. Zasloff realized the severity of the crisis when he was watching television and saw a reporter standing on his fire-ravaged block.

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His insurance agent told him it could take two to three years to rebuild his house. His family might try to find a rental in West Los Angeles near UCLA in the meantime, he said.

There aren’t many rentals in that part of the city, Dr. Zasloff said, so students and other renters could be displaced as he, and people like him who lost their homes, move in.

“It’s very possible that this event is going to cause a big increase in homelessness, even though the people who got pushed out of their homes are people of means,” he said.

California has been in the grip of an affordable housing crisis for a decade. Both state and local lawmakers have passed a raft of new laws that aim to make housing cheaper and more plentiful by making it easier to build. In Los Angeles, for instance, Mayor Karen Bass signed an executive order that streamlines permitting for projects in which 100 percent of the units are affordable. In response to state housing reforms, there has been a boom of backyard homes — called accessory dwelling units, or A.D.U.s — that homeowners often rent out for extra income and that have added to the housing stock.

Still, both the city and state remain well behind their housing production goals, and affordability has only continued to erode. The number of apartment units approved by the city of Los Angeles, for example, dipped to a 10-year low in 2024, according to data from the Los Angeles Department of Building and Safety compiled by Crosstown LA, a news site. That downturn in building permitting has raised concern about roadblocks to new housing unit creation.

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“This is a place that had massive affordability challenges last week, and after this week it’s going to be that much more challenging,” said Dave Rand, a land-use lawyer at Rand Paster & Nelson in Los Angeles, who also serves on the board of directors of a statewide affordable housing organization.

After the fires are extinguished and the recovery begins, Mr. Rand said, there is hope that the common cause of rebuilding can be a catalyst for tackling affordability challenges by continuing to make it easier to build housing, particularly affordable rental housing, at a faster pace.

“This is such a devastating event that hopefully it rocks the system to the point where we can get real reform,” he said.

The Los Angeles City Council has aimed to build nearly half a million new units by 2029. But many people trying to rebuild all at once after the fires could lead to higher costs, and slow down the overall production of housing, said Jason Ward, a co-director of the center on housing and homelessness at the RAND Corporation.

A longstanding construction labor shortage in Los Angeles does not help. Andy Howard, a general contractor who has worked across the city for three decades, including in the areas affected by the fires, said many of the subcontractors he work with in the past have left California since the pandemic. And there are not enough young people entering the industry.

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The fires are “going to make it worse,” Mr. Howard said. “It’s going to drive the cost up, for sure.”

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