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Many of California’s 17 million renters are already in a world of pain, paying budget-crushing rents and facing potential double-digit hikes each year. Unless a new bill in the state Assembly is passed, that pain will compound significantly in the near future.

Thanks to 2019’s Tenant Protection Act, California has a 10% annual cap on increases for most renters — still brutally difficult for the state’s lower-income residents, but at least a limit. That law, though, is set to automatically come off the books in 2030. The newly proposed Affordable Rent Act (Assembly Bill 1157) would cut that maximum hike to 5%, and would remove an exemption for single-family homes that was written into the previous legislation. Most critically, the new bill’s provisions, written by Assemblymember Ash Kalra, D-San Jose, wouldn’t expire.

An analysis by the nonpartisan Public Policy Institute of California found 64% of the state’s lower-income renters spend more than half what they earn every month on a place to live. That’s insupportable. It is also very reflective of a state that has consistently failed to effectively confront its escalating housing shortage. And, in the absence of any viable near-term solution to a problem decades in the making, some in Sacramento are resorting to the housing equivalent of an emergency room procedure: trying to deal with the most urgent problem first.

“The No. 1 thing we can do to prevent homelessness and ensure that we have enough housing for everyone is to make sure that families can stay in their current homes,” Kalra told Capital & Main. “We are not in the same world as we were when the (original legislation) passed.”

California’s housing crisis begins with a chronic shortage of stock, but that’s a problem that won’t be solved anytime soon. Last year, Gov. Gavin Newsom’s office estimated that the state needs to build 2.5 million new homes by 2030 to begin filling that shortage. Over the past decade, it has averaged fewer than 80,000 new homes per year.

The shortage of housing means sky-high prices for would-be home buyers. It also pumps up the cost of rental units, economists say, in part because so many middle-income Californians who make good money but still can’t buy a house are pushed into the rental market, creating ever-higher demand there. In Los Angeles, a two-bedroom apartment just under 900 square feet costs nearly $3,000 per month, according to data compiled by Apartments.com.

The Tenant Protection Act was intended to prevent some of the toxic effects of tenants starting with an already high rent and then facing massive yearly increases. It capped rent increases at 5% plus any rise in the cost of living, with the total not to exceed 10% annually.

“The TPA went into effect in January of 2020,” Kalra said. “Let’s see — what has happened since January 2020? A worldwide pandemic that cost people their jobs and incomes. The housing crisis has gotten worse. The rental market has gotten more expensive. The homelessness crisis has gotten worse.”

Kalra’s bill drops maximum yearly rent increases to 2% plus the cost of living, with a 5% total hard cap. A news release accompanying AB 1157’s introduction earlier this month referenced a Zillow Rent Index finding that, since the pandemic, rent has gone up by 39% in Bakersfield, 38% in Fresno and 37.5% in Riverside — places once considered affordable alternatives to larger metro areas of the state.

The state’s powerful landlord and developer lobbies are already trying to defeat the proposal. They have a long history of getting legislators to either write laws favorable to them or to mitigate the effects of other policies. Such was the case with the Tenant Protection Act (AB 1482) in 2019, when the groups successfully lobbied for the 2030 sunset date to be written into it. They are pushing back hard on Kalra’s new legislation, which would undo that provision.

“As you know, we worked in good faith to help pass AB 1482,” the groups wrote in a letter of opposition to Kalra, claiming that the Tenant Protection Act was intended as a temporary measure, giving the Legislature time to work on pro-housing policies. “Now,” they added, “just five years later, AB 1157 undermines that compromise.”

Debra Carlton, executive vice president of the California Apartment Association, was the lead signatory of the letter, which also said that multiple studies “have shown that rent control reduces housing availability, discourages new construction, and ultimately harms renters.” Reached for comment, Carlton told Capital & Main, “If you have our letter, that covers it.”

Groups co-signing the letter included the California Association of Realtors, the California Building Industry Association and the California Mortgage Bankers Association.

“Are they suggesting they’re going to build low-income housing for families?” Kalra asked. “They’re not — they don’t want any restrictions on what they build.”

The industry lobby contends that the problem in the state is a supply crisis, not a pricing issue. Kalra acknowledges that argument but is unmoved, and his Affordable Rent Act will be heard in the Assembly’s Housing and Community Development Committee next week.

“They’re just looking at making money as developers and making money as landlords, especially corporate landlords,” Kalra said. “Let’s not create false arguments and then use your lobbying might to defeat compassionate and thoughtful solutions to how we keep (people) in their homes.”

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Tagged: California, housing, rent, rent cap, Tenant Protection Act of 2019

REGION — Home prices continued to rise across California last month, but sales dipped as consumers grew increasingly concerned about their financial outlook in the year ahead, the California Association of Realtors announced today.

Statewide, seasonally adjusted sales numbers fell 2.3% month-to-month, from 283,540 in February to 277,030 in March, but are still up 4.9% compared to one year ago.

“Home sales slowed in March as both buyers and sellers grew more concerned about the ongoing tariff situation and its potential impact on their personal finances,” CAR President Heather Ozur said.

Sales of existing, single-family homes in San Diego County rose 18.5% from February to March, but are down 4% year-over-year. Neighboring Imperial County experienced a sales decline of 4.2% from last month and a 17.9% year-over-year decrease.

Localized data is not seasonally adjusted, accounting for any discrepancies between their increases and the statewide decrease in sales.

Meanwhile, home prices were stable in San Diego County. The median sale price of an existing single-family home in the county remained unchanged last month at $1.04 million, a 2% increase over the median price at this time last year, which was $1.02 million.

Imperial County’s median price rose 3.4% from February to March, from $394,000 to $407,500, 16.8% more than last year’s $349,000.

Statewide, the median price rose 6.7% last month, from $829,060 to $884,350, a 3.5% increase from last year’s $854,370.

“Despite mortgage rate swings and financial market volatility, housing conditions remained stable in March,” CAR Senior Vice President Chief Economist Jordan Levine said. “Although slower open-escrow sales point to a sluggish start for the spring season, increased inventory and modest price growth offer hope for buyers seeking more options and improved affordability.”

The most expensive counties for existing single-family homes were San Mateo and Santa Clara, with median prices of $2.26 million and $2.12 million, respectively. The cheapest was Del Norte County with a median price of $185,000. Del Norte, located in the far northwest of the state, also saw the steepest year-over-year decline in sales at -61.1%.

The CAR report found that pending home sales across the state declined in March for the fourth straight month, “reflecting continued weakening in housing sentiment. Fluctuating mortgage rates and rising recession fears likely contributed to the drop in demand. With rates expected to remain volatile, pending sales may stay soft as the spring home-buying season begins.”

California lawmakers Monday announced the reintroduction of the Housing for All Act to address homelessness and the affordable housing crises in the state and across the nation.

The legislation, backed by Democratic Sen. Alex Padilla and Reps. Ted Lieu (D-Los Angeles County) and Salud Carbajal (D-Santa Barbara), would invest in proven housing strategies and provide historic federal funding to prevent homelessness, officials said.

“For far too long, the lack of affordable housing has hurt Americans nationwide and disproportionately harmed low-income and communities of color,” Padilla said.

The Trump Administration has expressed plans to defund housing services across the country and make cuts at the Department of Housing and Urban Development, with potential closings of nearly two-thirds of HUD field offices nationwide.

“There is not enough affordable housing in California and across this country,” Lieu said. “Everyday Americans can work more than one job, and it’s still not enough to afford safe and stable housing. It’s time we finally invest in the proven, community-driven solutions that combat homelessness and create more affordable housing.”

The Housing for All Act would:

Full text of the bill is available here.

Tagged: Department of Housing and Urban Development, homelessness, Housing for All Act, Salud Carbajal, Senator Alex Padilla, Ted Lieu

Mexican food and seafood are the obvious choices when visiting San Diego. The culinary scene capitalizes on year-round perfect weather with rooftop terraces and oceanfront dining views. But the diversity of food options doesn’t stop at tacos.

One neighborhood honors its historical heritage with authentic Italian restaurants, while another dedicates itself to representing the many cultures and flavors of Asian cuisine. Local craft beer is omnipresent, too. At local farmers’ markets and restaurants, seasonal ingredients are showcased and usually plucked straight from one of the county’s 5,000 farms during peak ripeness.

Travelers looking to whet their palate with the best food in Southern California should fill their itinerary with these essential dishes and culinary experiences for a true taste of San Diego culture.

(Related: The essential guide to visiting San Diego.)

1. Seek out the best fish taco

There’s a friendly, longtime competition between restaurants about who makes the best fish taco in town. The most traditional order is Baja-style fish tacos made with flaky, battered and fried white fish, topped with cabbage, crema, and salsa—plus a squeeze of lime inside corn tortillas. A true San Diego culinary icon, fish tacos are on menus everywhere from upscale places like George’s at the Cove to humble mariscos (Mexican seafood) mobile trucks such as Kiko’s Place Seafood. Founder of Rubio’s Coastal Grill, Ralph Rubio is credited with popularizing fish tacos in the U.S. when he brought back a recipe from Baja California, Mexico to San Diego more than 40 years ago.

2. Add fries to your burrito

A familiar sight on local taco shop menus, the legendary California burrito originated in San Diego. A flour tortilla is filled with carne asada, French fries, and cheddar cheese, and typically topped with sour cream and salsa. Surfers in particular laud this hefty handheld meal as the perfect way to refuel after a long session on the water. The California burrito’s exact birthplace is unclear, but many credit Roberto’s Taco Shop with being the first. Roberto’s began as a tortilla factory more than 60 years ago and remains the gold standard today. For more of a plated dish, carne asada fries are an equally popular variation of the same ingredients, sans tortilla.

(Related: 10 experiences families shouldn’t miss in San Diego.)

3. Get hooked on fresh sushi

Once known as the “Tuna Capital of the World” with canneries lining the waterfront, San Diego still has an abundance of the popular sushi-grade fish. Fresh catches are hauled straight to oceanfront marketplaces like Tuna Harbor Dockside Market where fishermen sell directly to the public, including eager chefs who take it back to their restaurants. Consequently, the sushi scene lives up to the hype at local spots like the renowned Sushi Ota, where it’s a rite of passage for chefs to say they’ve trained under owner Yukito Ota. This no-frills sushi standout is often used as a measuring stick against other restaurants. Reservations are tough to score at Michelin-starred Soichi Sushi, a family-run, omakase-style (chef’s choice) restaurant with thoughtfully prepared eight-course and nigiri-only menu options.

4. Sip craft beer at a taproom

San Diego’s nickname as the “Capital of Craft” comes from the proliferation of more than 150 independent craft breweries throughout the county. To brewery hop, head to the neighborhood of Miramar—also known as “Beeramar”—or 30th Street in North Park, dubbed “Beer Boulevard,” where there’s a concentration of taprooms. Hoppy India Pale Ales (IPA) like Ballast Point’s Sculpin IPA may be the unofficial local beer style of choice, but there’s no shortage of other good options to pick from including Societe Brewing Company’s The Harlot blonde ale.

5. Sample Asian Cuisine in Convoy District

San Diego’s Convoy District is one of the largest Pan-Asian business districts in the country. It’s chock-full of restaurants and grocery stores representing a multitude of Asian countries and cultures. Made up of unassuming strip malls, Convoy has Japanese ramen and sushi, Korean barbecue and fried chicken, Vietnamese pho and banh mi, Chinese dumplings and dim sum, and Thai noodles and curries. Interactive dining experiences are normal practice at places like Kura Revolving Sushi Bar, Liuyishou Hot Pot, and Song Hak Korean BBQ, but visiting Asian speakeasy bar Realm of the 52 Remedies for multi-sensory cocktails is an unexpected adventure.

6. Enjoy fine dining at its best

Addison is San Diego’s first and only restaurant to be awarded three Michelin stars. Chef William Bradley’s name is synonymous with exceptional food and French technique. His 10-course tasting menu changes seasonally, highlighting the region’s many bountiful ingredients. Spring for the optional wine pairings to sip vino hand-selected by Addison’s sommelier. The waitstaff’s reputation for service here is second to none.

(Related: An neighborhood guide to San Diego.)

7. Eat your way through Little Italy

The charming, walkable neighborhood of Little Italy is easily one of San Diego’s buzziest neighborhoods. The open-air Piazza della Famiglia plaza is at the center of this urban gathering place filled with all-day eateries and bars. Each restaurant has its own piece de resistance including Bencotto, known for its cheese wheel experience where pasta is tossed tableside in a 60-pound wheel of Parmigiano-Reggiano.

8. Try Tijuana-style tacos

Sharing an international border with Mexico has many advantages, not the least of which is the adoption of Tijuana-style tacos. Filled with grilled meat, such as carne asada or pork adobada, cooked over mesquite wood for a smoky char, this style has minimal toppings, so they do not compete with the meat. Some of the best in town are served at Tacos El Gordo and The Taco Stand.

(Related: Don't leave San Diego without trying these 9 experiences.)

9. Visit a farmers’ market

Head to one of more than 30 farmers’ markets taking place around the county for a taste of what’s in season. Beyond fresh produce, there are specialty food items like dips and dressings, bread, pasture-raised eggs, and local honey. The Little Italy Mercato is the largest market, taking over six city blocks with live music and prepared food vendors. Non-food vendors are also on-site selling items like clothing, flowers, and handmade crafts. Check the San Diego County Farm Bureau website for a full list of locations and times.

10. Relax with a tiki cocktail

San Diego’s beach culture couples nicely with tropical tiki bars serving umbrella drinks. Bali Hai Restaurant has sold more than 3 million of its signature mai tai cocktails, which are undoubtedly the strongest in town with no juice added. In recent years, several speakeasy-style tiki bars have popped up with excessive kitsch, Polynesian-themed mugs, and every type of rum. The Grass Skirt and False Idol both have shareable punch bowls and special effects that are triggered when guests order specific drinks.

11. Have a piece of cake

Sweet treats like gourmet cookies, donuts, and ice cream are sprinkled into neighborhoods throughout San Diego, but there’s one shop that’s the undisputed cake czar: Extraordinary Desserts. True to its name, their beautiful, layered cakes attract a large after-dinner crowd with decadent ingredients like Valrhona French chocolate and Plugra European-style butter. Garnishes like fresh flower petals and gold flakes make for a plate that’s as gorgeous as it is delicious.

(Related: How families, culture hounds, and adventurers can spend the perfect day in San Diego.)

San Diego’s epicenter for arts and culture is Balboa Park. This 1,200-acre urban oasis is home to 18 museums (and dozens of gardens, attractions, and fun venues). Visit the traditional institutions here—or swing over to the recently added Comic-Con Museum.

In case you didn’t know, Balboa Park shares a zip code with downtown San Diego, and the city’s urban core has its own set of eclectic offerings, like the nautical USS Midway Museum and the Maritime Museum. With so many museums in the city, museophiles can pare down their options with this helpful list of must-see museums in San Diego.

(Related: The essential guide to visiting San Diego.)

1. Comic-Con Museum

Comic-Con International is an annual mega-convention of 130,000 sci-fi, superhero, and cosplay fanatics who flock to downtown San Diego in late July. The convention has a 55-year legacy, but the Comic-Con Museum opened in Balboa Park in 2021. Year-round, visitors can wander through exhibits like “Becoming Betty Boop,” showcasing a century of the history and evolution of iconic cartoon characters. Journey through time and space during Comic-Con at the “Doctor Who Worlds of Wonder: Where Science Meets Fiction” exhibit, which combines real-life science with the science fiction universe of British hero, Doctor Who. Be sure to visit the Monster Vault.

2. San Diego Museum of Us

To better reflect inclusivity, the San Diego Museum of Man changed its name to Museum of Us in 2020. Visitors will spot the museum’s 198-foot-tall, domed California Tower well before entering Balboa Park. Guests can tour the tower, whose elements are reminiscent of a Spanish-Colonial church. It was also featured prominently in Orson Welles’ classic movie Citizen Kane. The museum focuses on cultural resources from more than 200 indigenous communities from all over the world.

(Related: 10 experiences families shouldn’t miss in San Diego.)

3. Fleet Science Center

The Fleet Science Center offers mental stimulation for all ages. There’s a good chance your visit will coincide with a school field trip of students excitedly exploring more than 100 hands-on, interactive exhibits. The Fleet is also home to the immersive Eugene Heikoff and Marilyn James Heikoff Giant Dome Theater. In Balboa Park,you can catch an IMAX movie on a 76-foot wraparound movie screen. Explore space with a 360-degree view in “The Sky Tonight” show.

4. San Diego Air & Space Museum

Trace the roots of breaking gravitational bonds in displays of historical aviation and space flight technology. The San Diego Air & Space Museum has a rare collection of models and some mint condition aircrafts. Go back in time to the Montgolfier brothers’ 1783 hot-air balloon. Imagine the bravery of the 1920s barnstormer plane pilots, or inspect the military aircraft of the Vietnam War and World War II. The museum’s space-age tech displays are continually evolving.

(Related: The best restuarants in San Diego.)

5. House of Pacific Relations International Cottages

The unique, peace-minded House of Pacific Relations is a consortium of 33 International Cottages representing different world cultures. From Germany and France to Israel and Palestine, the cottages are arranged in the middle of Balboa Park like a village. On weekends, the cottages are open to visitors, who can learn about specific cultures, histories, and traditions. Plan ahead and look for special afternoon programs focusing on food, music, dance, costumes, and arts and crafts.

6. USS Midway Museum / The Maritime Museum of San Diego

San Diego is a seaside city with 70 miles of coastline along the Pacific Ocean. Just blocks from each other, the USS Midway Museum and the Maritime Museum are floating museums moored downtown along the Embarcadero walkway. The USS Midway is a decommissioned aircraft carrier, with a flight deck filled with 26 restored carrier aircraft, from jet fighters to helicopters. The Maritime Museum is a collection of antique vessels, starring the 150-year-old, three-masted sailing ship Star of India. Other attractions include the steam ferry Berkeley, the USS Dolphin submarine, and the HMS Surprise—a replica of the Royal Navy frigate from the movie Master & Commander.

(Related: Don't leave San Diego without trying these 9 experiences.)

7. The New Children’s Museum

It’s all about the kids at The New Children’s Museum. Imagination meets creativity with activity-oriented art installations, with names like “Wobbleland” and “Disco Rainbow Cave.” Virtual art experiences also aim to be fun, like “Sketch Aquarium” and “Wonder Sound.” Children are allowed to get hands on at the Clay Studio and a Paint Studio that features a large-scale sculpture named “The Loving Dragon.”

8. WNDR Museum San Diego

Downtown’s WNDR Museum is a high-tech, adult version of an interactive children’s venue. WNDR is, of course, the word “wonder” without vowels. You’ll want to engage with the wonder of innovative displays that include: A multi-sensory Light Floor that glows wherever you leave a footprint. And a Quantum Mirror room, where 150 mirrors create an infinity reflection billed as an ode to our obsession with screens and the need for attention on social media.

(Related: An neighborhood guide to San Diego.)

9. Birch Aquarium at Scripps

A public facility in La Jolla, Birch Aquarium at Scripps is also the public outreach center for Scripps Institution of Oceanography at the University of California, San Diego. With a focus on marine life, the aquarium houses more than 380 species. Visitors flock to the Blue Beach shark and ray habitat, as well as the Tide-Pool Plaza, with close-up views of hermit crabs, lobsters, starfish, and more. The colorful Hall of Fishes is just finishing a renovation, set to reopen as Living Seas on May 22, 2025.

10. Museum of Contemporary Art San Diego (La Jolla)

The flagship La Jolla location of the Museum of Contemporary Art San Diego has newly expanded galleries, exhibitions, and a sculpture garden. With idyllic, real-life coastal views of the Pacific Ocean, the MCASD recently expanded its collections of land and seascapes. Outside on the museum grounds, the Edwards Sculpture Garden is enlivened by numerous installations, including the “Displaced Person” garden planter and a “Crossroads” sculpture–a combination of city-specific directional arrows and signs with witty maxims, such as “Words Without Thoughts Never to Heaven Go.”

(Related: How families, culture hounds, and adventurers can spend the perfect day in San Diego.)