An Act limiting rent increases and creating a rental arbitrator

HD 495 limits annual rent increases for most residential tenants to 5% plus the consumer price index or 10%, whichever is lower, affecting landlords and tenants in non-subsidized housing. Landlords may exceed this limit only with written justification for major improvements (like structural repairs), and tenants can appeal increases through a new rental arbitrator position in the Attorney General's office. The arbitrator must resolve disputes within 90 days, order rent refunds for violations, and impose fines up to $1,000 for repeated offenses. Landlords cannot deny lease renewals to avoid these limits, and the arbitrator must annually report on rental market trends.