As 2026 begins, Washington, D.C.’s rental housing landscape continues to evolve in ways that matter to small landlords, tenants, and the communities they serve. At the center of many of these conversations is the Small Multifamily & Rental Owners Association (SMOA), a D.C.–based organization that advocates for small property owners and the preservation of the city’s naturally occurring affordable housing.

At their December “DC Housing Policy Summit,” city officials, housing researchers, lenders, attorneys, and housing providers gathered to discuss the policies and proposals shaping the future of rental housing in the District. The topics ranged from recent legislative changes to emerging ballot initiatives and understanding how today’s policy decisions will affect housing stability tomorrow.

Why Housing Policy Matters in 2026

If you are a landlord or a tenant, several developments now underway in D.C., are expected to influence how rental housing operates in the years ahead.

One of the most significant developments is the Rebalancing Expectations for Neighbors, Tenants and Landlords (RENTAL) Act of 2025, a sweeping piece of legislation passed last fall and effective December 31, 2025, which updates a range of housing laws. This broad housing reform law will modernize housing regulations and address long-standing court backlogs, and in a practical manner, assist landlords with shortened notice and filing requirements for lawsuits.  The Act introduces changes to eviction procedures, adjusts pre-filing notice timelines, and modifies certain tenant protections under previous legislation, the Tenant Opportunity to Purchase Act. 

At the same time, the District has expanded its Rent Registry, to have a better overview of licensed rental units in the city with updated technology that tracks rental units subject to and exempt from rent control and other related housing information. Designed to improve transparency and enforcement, Rent Registry makes it easier for all parties to verify rent control status and compliance.

Looking ahead to the 2026 election cycle, a proposed ballot initiative for a two-year rent freeze is generating significant conversation. If it qualifies for the ballot and is approved by voters, the measure would pause rent increases across the District for two years. While still in the proposal phase, it reflects the broader focus on tenant affordability that continues to shape housing policy debates.

What This Means for Rental Owners

Taken together, these changes underscore how closely policy and day-to-day operations are connected for small landlords. Staying informed about notice requirements, registration obligations, and evolving regulations isn’t just a legal necessity. It’s a key part of maintaining stable, compliant rental properties.

With discussions underway about rent stabilization, voucher policies, and potential rent freezes, long-term revenue projections will be influenced by regulatory shifts just as much as market conditions alone. Financial and strategic planning becomes even more important to protect your interests.

Preparing for the Changes

As the owner of a property management company here in the District, I’ve spent much of the past year thinking about how these changes translate from legislation into real-world operations.

The first priority has been updating our eviction and compliance workflows to align with the RENTAL Act of 2025. That means revising how delinquent rent cases are handled, adjusting notice procedures, and helping owners understand how revised timelines and court processes may affect the cost, timing, and strategy behind enforcement decisions.

Just as important, we’re shifting toward earlier, more proactive communication around compliance and regulatory risk. Rather than reacting after policies take effect, we’re working to flag potential exposure in advance, so owners can make informed decisions before small issues become costly problems.

A Bigger Picture for 2026

Housing policy in Washington, D.C., has always reflected the city’s values from protecting tenants to preserving affordability in rapidly changing neighborhoods. As those policies continue to evolve, the challenge will be finding the right balance between stability for renters and sustainability for the small property owners who provide much of the city’s housing.

The conversations happening now at policy summits, in Council chambers, and across neighborhood communities will shape how rental housing is regulated. For landlords, tenants, and legislators alike, 2026 represents an opportunity to engage thoughtfully, to ask hard questions, and to create a future where compliance, fairness, and long-term stability go hand-in-hand.

‘The Queer Thing About Sin’
By Harry Tanner
c.2025, Bloomsbury
$28/259 pages

Nobody likes you very much.

That’s how it seems sometimes, doesn’t it? Nobody wants to see you around, they don’t want to hear your voice, they can’t stand the thought of your existence and they’d really rather you just go away. It’s infuriating, and in the new book “The Queer Thing About Sin” by Harry Tanner, you’ll see how we got to this point.

When he was a teenager, Harry Tanner says that he thought he “was going to hell.”

For years, he’d been attracted to men and he prayed that it would stop. He asked for help from a lay minister who offered Tanner websites meant to repress his urges, but they weren’t the panacea Tanner hoped for. It wasn’t until he went to college that he found the answers he needed and “stopped fearing God’s retribution.”

Being gay wasn’t a sin. Not ever, but he “still wanted to know why Western culture believed it was for so long.”

Historically, many believe that older men were sexual “mentors” for teenage boys, but Tanner says that in ancient Greece and Rome, same-sex relationships were common between male partners of equal age and between differently-aged pairs, alike. Clarity comes by understanding relationships between husbands and wives then, and careful translation of the word “boy,” to show that age wasn’t a factor, but superiority and inferiority were.

In ancient Athens, queer love was considered to be “noble” but after the Persians sacked Athens, sex between men instead became an acceptable act of aggression aimed at conquered enemies. Raping a male prisoner was encouraged but, “Gay men became symbols of a depraved lack of self-control and abstinence.”

Later Greeks believed that men could turn into women “if they weren’t sufficiently virile.” Biblical interpretations point to more conflict; Leviticus specifically bans queer sex but “the Sumerians actively encouraged it.” The Egyptians hated it, but “there are sporadic clues that same-sex partners lived together in ancient Egypt.”

Says Tanner, “all is not what it seems.”

So you say you’re not really into ancient history. If it’s not your thing, then “The Queer Thing About Sin” won’t be, either.

Just know that if you skip this book, you’re missing out on the kind of excitement you get from reading mythology, but what’s here is true, and a much wider view than mere folklore. Author Harry Tanner invites readers to go deep inside philosophy, religion, and ancient culture, but the information he brings is not dry. No, there are major battles brought to life here, vanquished enemies and death – but also love, acceptance, even encouragement that the citizens of yore in many societies embraced and enjoyed. Tanner explains carefully how religious credo tied in with homosexuality (or didn’t) and he brings readers up to speed through recent times.

While this is not a breezy vacation read or a curl-up-with-a-blanket kind of book, “The Queer Thing About Sin” is absolutely worth spending time with. If you’re a thinking person and can give yourself a chance to ponder, you’ll like it very much.

‘Octet’
Through Feb. 26
Studio Theatre
1501 14th Street, N.W.
Tickets start at $55
Studiotheatre.org

David Malloy’s “Octet” delves deep into the depths of digital addiction. 

Featuring a person ensemble, this extraordinary a capella chamber musical explores the lives of recovering internet addicts whose lives have been devastated by digital dependency; sharing what’s happened and how things have changed. 

Dressed in casual street clothes, the “Friends of Saul” trickle into a church all-purpose room, check their cell phones in a basket, put away the bingo tables, and arrange folding chairs into a circle. Some may stop by a side table offering cookies, tea, and coffee before taking a seat. 

The show opens with “The Forest,” a haunting hymn harking back to the good old days of an analog existence before glowing screens, incessant pings and texts.

“The forest was beautiful/ My head was clean and clear/Alone without fear/ The forest was safe/ I danced like a beautiful fool / One time some time.”

Mimicking an actual step meeting, there’s a preamble. And then the honest sharing begins, complete with accounts of sober time and slips.

Eager to share, Jessica (Chelsea Williams) painfully recalls being cancelled after the video of her public meltdown went viral. Henry (Angelo Harrington II) is a gay gamer with a Candy Crush problem. Toby (Adrian Joyce) a nihilist who needs to stay off the internet sings “So anyway/ I’m doing good/ Mostly/ Limiting my time/ Mostly.”

The group’s unseen founder Saul is absent, per usual.

In his stead Paula, a welcoming woman played with quiet compassion by Tracy Lynn Olivera, leads. She and her husband no longer connect. They bring screens to bed. In a love-lost ballad, she explains: “We don’t sleep well/ My husband I/ Our circadian rhythms corrupted/ By the sallow blue glow of a screen/ Sucking souls and melatonin/ All of my dreams have been stolen.”

After too much time spent arguing with strangers on the internet, Marvin, a brainy young father played by David Toshiro Crane, encounters the voice of a God. 

Ed (Jimmy Kieffer) deals with a porn addiction. Karly (Ana Marcu) avoids dating apps, a compulsion compared to her mother’s addiction to slot machines.

Malloy, who not only wrote the music but also the smart lyrics, book, and inventive vocal arrangements, brilliantly joins isolation with live harmony. It’s really something. 

And helmed by David Muse, “Octet” is a precisely, quietly, yet powerfully staged production, featuring a topnotch cast who (when not taking their moment in the spotlight) use their voices to make sounds and act as a sort of Greek chorus. Mostly on stage throughout all of the 100-minute one act, they demonstrate impressive stamina and concentration. 

An immersive production, “Octet” invites audience members to feel a part of the meeting. Studio’s Shargai Theatre is configured, for the first, in the round. And like the characters, patrons must also unplug. Everyone is required to have their phones locked in a small pouch (that only ushers are able to open and close), so be prepared for a wee bit of separation anxiety. 

At the end of the meeting, the group surrenders somnambulantly. They know they are powerless against internet addiction. But group newbie Velma (Amelia Aguilar) isn’t entirely convinced. She remembers the good tech times.

In a bittersweet moment, she shares of an online friendship with “a girl in Sainte Marie / Just like me.” 

Habits aren’t easily shaken.