2026 Midterm Election: What’s on the Ballot for Renters?

The 2026 Midterm General Election will be held on Tuesday, Nov. 3, and housing is on the ballot in more places than it has been in at least two decades. Voters in four states will decide six statewide housing measures, and several cities across California are voting on local measures.

Here’s what renters need to know before Election Day.

How Do Homeownership Measures Impact Renters?

Many of the measures on the ballot this election cycle aim to support homeownership, especially among first-time homebuyers. While they don’t directly impact renters, proposed government subsidization of affordable homes could cause a ripple effect throughout the cities and states.

Supporters of these measures say that, if passed, they could relieve some of the rising pressure on the rental market as the cost of buying a home rises and renting becomes a long-term solution. They argue that making homeownership more attainable for prospective homebuyers could lessen rental demand, bringing rent prices down and helping to combat homelessness.

However, opponents of such funding often argue that these measures would increase debt and provide too little return on investment, all while allowing government overreach.

Statewide Measures

Massachusetts, Rhode Island, Hawaii, and California all have statewide housing measures on the ballot.

Massachusetts

Massachusetts voters will decide a citizen initiative on zoning. Question 7 would cap the largest minimum lot size a town can require for building single-family homes at 5,000 square feet with at least 50 feet of frontage and access to sewer and water services. This would override zoning policies set by local government as permitted by Chapter 40A of Massachusetts General Law.

According to a March 2026 report by the research group National Zoning Atlas, over half of the land zoned for single-family homes is set at a minimum lot size of 40,000 square feet, about an acre of land. This sets a high barrier to entry for homebuyers in two ways:

1. With higher minimum lot sizes, land becomes more scarce, making it more expensive to build and buy homes.
2. Requiring larger lot sizes causes developmental sprawl that spreads out cities and requires people to drive farther for daily commutes to work or school or to necessities like grocery stores and hospitals.

Opponents like the Massachusetts Municipal Association argue that the measure doesn’t account for variances in local infrastructure, and that land use decisions should stay with cities and towns. Supporters say the large minimum lot sizes have held back home construction and encouraged developers to build larger homes to make up for high land costs.

 

Rhode Island

Rhode Island voters will decide whether to authorize $120 million in bonds for affordable and accessible housing with the Housing Development Bond Measure. At least $25 million would go toward housing intended for homeownership, and up to $10 million may support public housing development. Voters approved a bond of the same size in 2024 with 65% of the vote, and $52.2 million had financed 200 new units as of April.

The Rhode Island Public Expenditure Council (RIPEC) argued that the state’s housing spending has produced too few homes at too high a cost, but supporting organizations like the Housing Network of Rhode Island emphasize the state’s need for more housing.

 

Hawaii

Hawaii’s measure is a constitutional amendment about infrastructure financing. If passed, the proposed RISE bonds would allow counties to issue bonds that help developers pay for the roads, water, and sewer systems that housing needs, especially around transit hubs.

The legislature’s findings say the bonds would not require a new tax or a property tax increase. The amendment itself only makes tax increment financing (TIF) possible for counties, a tool Hawaii doesn’t currently use. The bonds would be repaid from the added property tax revenue that new development generates.

Opposing organizations have expressed concerns that allowing RISE bonds would increase property taxes over time, but supporters say that expanding affordable housing starts with investing in infrastructure.

Supporters also worry that the measure could be confusing to voters. In Hawaii, an amendment needs a majority of all votes cast to pass, so a blank answer counts against it.

 

California

California has several propositions on the ballot this November, three of which would impact housing if passed.

Proposition 1

Prop. 1 would allow the state to issue $11.25 billion in bonds to fund affordable housing programs. Of these funds $1.25 billion would fund veteran housing, and the rest would fund affordable housing programs like the Multifamily Housing Program (MHP), CalHOME Program, and the Joe Serna, Jr. Farmworker Housing Grant Program (FWHG).

Supporters of Prop. 1 emphasize the state’s need for more affordable housing as rents continue to trend upward. Opposition argues that Prop. 1 would tack on more debt without addressing the root causes of high housing costs.  

Proposition 37

Prop. 37 would create a homebuying assistance program by allowing the state to sell up to $25 billion in bonds. The program would offer fixed-rate second mortgages to eligible homebuyers for up to 17% of the purchase price of qualifying new homes, and homebuyers would only need to put down at least 3%.

Supporters say this loan program would make homeownership in California attainable at no cost to taxpayers, but opposing organizations say the program won’t effectively target high housing costs and question the wisdom of the state government stepping into the mortgage lending market.

Proposition 45

Prop. 45 would amend the California Environmental Quality Act (CEQA) by setting deadlines on environmental reviews for projects like roads, housing, and schools to expedite development on projects deemed “essential.”

Under CEQA, state and local agencies must evaluate and disclose environmental impacts of proposed development, both public and private. While CEQA aims to improve transparency in construction, critics say that CEQA is often weaponized to block housing projects.

Supporters of Prop. 45 say the measure would cut red tape blocking essential projects and speed up development timelines. Opponents say Prop. 45 would weaken environmental protections, cut the public out of decision making, and make it harder to block projects that would harm the community.

Local measures

Voters in Charlotte, NC, and in several cities across California will vote on city housing measures.

Charlotte, NC

Charlotte voters will decide on three separate bond questions totaling $425 million, the largest in the city’s history. One of these, the Affordable Housing Bond, proposes $125 million in bonds to fund initiatives like rental housing production, supportive housing, and housing rehabilitation.

Supporters say the Affordable Housing Bond is necessary to provide housing for low- and moderate-income residents, but opponents argue that the city has not shown enough of a return on investment with previous bonds to warrant more borrowing.

 

San Francisco, CA

On the ballot in San Francisco are two ways to fund affordable housing without raising taxes.

Proposition C

Prop. C would more than double the city’s required annual contribution to the Housing Trust Fund, from about $51 million to $125 million, beginning in the 2028-29 fiscal year. It is meant to offset the city’s decision this year to lower its inclusionary housing requirement from 15% to 5%.

Supporters say Prop. C is a fair reaction to the city’s reduced inclusionary housing requirement, but opposition says the Housing Trust Fund struggles to deliver the results it promises.

Proposition I

Prop. I would dedicate half of the existing transfer tax on property sales of $10 million or more to affordable housing, homelessness prevention, and housing assistance. Supporters say Prop. I would ensure more investment in affordable housing without raising taxes, but those against it say it would drain funds from first responders. Mayor Daniel Lurie has been particularly outspoken in his opposition to Prop. I.

 

Oakland, CA

In Measure FF, Oakland voters will decide whether to amend the city’s Real Property Transfer Tax law to include foreclosures. If passed, lenders would be required to pay taxes on seized properties, with some exceptions, and is predicted to raise an additional $4-$13 million in tax revenue.

Councilmember Charlene Wang, the measure’s main sponsor, says removing the foreclosure exemption could discourage banks from foreclosing on properties. Other council members have scrutinized the measure’s exclusion of small banks, saying the continued exemption could excuse predatory behavior.

Wang initially proposed that the additional tax revenue from foreclosed properties fund homeless shelters and addiction treatment, but this would have required a second ballot measure. If Measure FF is passed, the additional tax revenue would go to the city’s general fund.

 

Berkeley, CA

Berkeley’s Measure X would amend the Rent Stabilization and Eviction for Just Cause Ordinance to strengthen tenant protections. If passed, Measure X would:

• Protect tenants from changes in rent control exemption. If a tenant moves into a rent-controlled unit, Measure X would ensure the unit would maintain rent control for the duration of their occupancy even if the unit later becomes eligible for rent control exemption.
• Cap “banked” rent increases to 10% every year. In Berkeley, landlords who choose not to raise rents on rent-controlled units to the full allowable amount can defer the increases and charge them in a future year.
• Extend the right to form tenant associations to smaller properties. According to Berkeley Municipal Code section 13.76.135, the right to form tenant associations extends to all properties with 10 or more units. Measure X would lower that threshold to five or more units.
• Change the annual registration deadline. The fee calendar and fiscal year are currently out of sync, and Measure X would change the timing of registration to better align with the fiscal calendar.
• Allow the Berkeley Rent Board to waive registration fees for nonprofit affordable housing. Nonprofit residential properties are currently required to pay the full annual Rent Board registration fees.

 

Half Moon Bay, CA

Measure Q would let the city carry out its agreement with Mercy Housing California to build 40 affordable housing units for senior farmworkers. Between May and July, over 1,000 Half Moon Bay citizens signed a petition asking City Council to put the project up for a vote in the midterms, citing concerns over infrastructure risks.

At the same time, the state of California sued Half Moon Bay for noncompliance with California’s Housing Element Law, and the project accounts for almost 14% of the lower-income housing required by the Regional Housing Needs Allocation (RHNA).

 

San Pablo, CA

Measure S would limit annual rent increases to 60% of the local inflation rate or 3%, whichever is lower, for multifamily units built before 1995. It also establishes just-cause eviction requirements, expands existing relocation assistance for renters, and expands existing landlord harassment protections.

 

Redwood City, CA

Redwood City citizens will vote on Measure E, a sweeping tenant protection ordinance.

If passed, Measure E would:

• Limit annual rent increases to 60% of the local inflation rate or 5%, whichever is lower, for multifamily units built before February 1995.
• Raise the required relocation assistance for no-fault eviction to four times the monthly HUD fair market rent or $12,000, whichever is greater, with an extra $6,000 for senior or disabled tenants.
• Extend existing just-cause requirements for at-fault evictions to more rental properties.
• Require landlords to submit tenant safety plans for City approval before executing renovations.
• Extend tenant protections against landlord harassment and retaliation.

• Require the city to set annual rent increases and hear rent petitions.

While supporters say Measure E would protect tenants and prevent homelessness, opponents point out that the measure does not include a fee exemption for nonprofit affordable housing and argue that this oversight would make new affordable housing prohibitively expensive to operate.

 

Santa Monica, CA

Santa Monica has three measures on the ballot that impact renters.

Measure GG

Measure GG is largely administrative, but there are elements that would directly impact tenants.

If passed, Measure GG would:

• Extend Rent Control Board Commissioner term limits from two four-year terms to three four-year terms, treating a partial term of more than two years as one term. This would align with Santa Monica City Council term limits.
• Allow the annual registration fee for rent controlled units to increase with inflation, up to 5%, beginning in 2028.
• Add an eviction ground in affordable housing for tenants who are not eligible or fail to establish eligibility.

Opinions are split on the eviction extension that would include ineligibility or failure to prove eligibility for affordable housing units as grounds for eviction. Supporters say this would ensure affordable housing is reserved for the renters who need it the most, but opposition raises concerns over broadening the definition of just cause for eviction. Opponents also argue that allowing annual registration fees for rent controlled units to increase with inflation would push landlords to increase rent.

Measure RR

Measure RR would prohibit evictions for nonpayment of rent when a tenant owes less than one month of the average fair market rent across Santa Monica’s five ZIP codes, as set by the U.S. Department of Housing and Urban Development (HUD).

Santa Monica’s average fair market rents for the 2027 fiscal year would be as follows:

• $2,868 for a studio
• $3,200 for a one-bedroom
• $3,950 for a two-bedroom
• $5,010 for a three-bedroom
• $5,608 for a four-bedroom

For example, if a renter who lives in a studio apartment owes less than $2,868, their landlord would not be allowed to evict them if Measure RR passes.

Measure VV

If passed, Measure VV would extend existing city eviction protections to tenants renting single-unit properties or condo units.

It would also require that, in the case of owner occupancy evictions from non-rent controlled units, the owner must genuinely intend to move into the property within 60 days of the tenant moving out and live there for at least two years. Los Angeles has a similar “good faith” requirement.

What to Know Before You Vote

Don’t go into Election Day uninformed. Knowing your rights, your polling place, and what’s on your ballot can help you feel prepared when it’s time to vote.

Check your voter registration

Registration rules and deadlines vary by state. Some cutoffs have already passed while some states allow registration during early voting or on Election Day. Confirm that you’re registered at your current address, especially if you’ve moved since the last election.

You can check your status and find your state’s rules at vote.gov, which links to each state’s official election office.

Check your polling place

Polling places are assigned by address and can change between elections, so don’t assume yours is the same as last time. Many states offer early in-person voting or voting by mail, which may give you more flexibility. Your county or state election office can tell you your polling place, your voting options, and which forms of ID to bring.

View your sample ballot

Your sample ballot shows every measure and race you’ll be voting on with the exact wording you’ll see on Election Day. Your county election office usually posts it online, and many also publish an official voter guide.

For local measures, the voter guide usually includes the full ballot question, an impartial analysis from the city or county attorney, and arguments for and against the measure. Supporters and opponents write those arguments themselves, so read them as advocacy, and use the impartial analysis for a plain description of what the measure would do. The full ordinance text is often available from your city clerk.

Bring notes

You can bring notes, a voter guide, or a sample ballot with you to vote instead of memorizing your choices ahead of time. Bring paper copies instead of relying on your cell phone, since many polling places restrict cell phone use.

Stay in line

If you’re waiting to vote when polls close on Election Day, don’t leave. Voters who are in line at closing time are allowed to vote. Closing time is the deadline to join the line, not the deadline to make it to the ballot box.

What to do if you’re turned away

If a poll worker tells you that you can’t vote, don’t leave yet. In most cases you have options.

Ask why, and ask for a supervisor

Poll workers sometimes make mistakes, such as not finding a name on the list or misreading an ID rule, or you may simply be at the wrong polling place. Ask them to check again or bring in the precinct’s chief election official before accepting a no.

Ask for a provisional ballot

A provisional ballot is set aside and counted later if election officials confirm you’re eligible. Ask the poll workers for written instructions on what you need to do to ensure your provisional ballot is counted and ask for a phone number to call to confirm your vote was counted.

Each state’s rules about provisional ballots differ, so check your state election office.

Voting Hours by State

These are the Election Day hours for Tuesday, Nov. 3, local time. Note that daylight saving time ends two days earlier, and remember that anyone in line at closing time may vote.

If you live in an all-mail voting state, you’ll receive your ballot by mail. Cast your vote by mailing your completed ballot or depositing it in an official drop-off location. Mail-in voting deadlines vary by state, and USPS recommends mailing your completed ballot at least one week before the deadline.

State	Election Day polling hours (in local time)
Alabama	7 a.m. to 7 p.m.
Alaska	7 a.m. to 8 p.m.
Arizona	6 a.m. to 7 p.m.
Arkansas	7:30 a.m. to 7:30 p.m.
California	7 a.m. to 8 p.m.
Colorado	7 a.m. to 7 p.m.
Connecticut	6 a.m. to 8 p.m.
Delaware	7 a.m. to 8 p.m.
District of Columbia	7 a.m. to 8 p.m.
Florida	7 a.m. to 7 p.m.
Georgia	7 a.m. to 7 p.m.
Hawaii	7 a.m. to 7 p.m.
Idaho	8 a.m. to 8 p.m.
Illinois	6 a.m. to 7 p.m.
Indiana	6 a.m. to 6 p.m.
Iowa	7 a.m. to 8 p.m.
Kansas	All polls are open between 7 a.m. to 7 p.m., but counties can open as early as 6 a.m. and close as late as 8 p.m.
Kentucky	6 a.m. to 6 p.m.
Louisiana	6 a.m. to 8 p.m.
Maine	Opening times vary between 6 a.m. and 10 a.m. depending on municipality, but all polls close at 8 p.m.
Maryland	7 a.m. to 8 p.m.
Massachusetts	All polls are open between 7 a.m. to 8 p.m., but municipalities are allowed to open as early as 5:45 a.m.
Michigan	7 a.m. to 8 p.m.
Minnesota	7 a.m. to 8 p.m.
Mississippi	7 a.m. to 7 p.m.
Missouri	6 a.m. to 7 p.m.
Montana	7 a.m. to 8 p.m.
Nebraska	8 a.m. to 8 p.m. (CST); 7 a.m. to 7 p.m. (MST)
Nevada	7 a.m. to 7 p.m.
New Hampshire	Vary by municipality, but all polls must open by 11 a.m. and can’t close until 7 p.m. or later
New Jersey	6 a.m. to 8 p.m.
New Mexico	7 a.m. to 7 p.m.
New York	6 a.m. to 9 p.m.
North Carolina	6:30 a.m. to 7:30 p.m.
North Dakota	Vary by county, but all polls open between 7 a.m. and 9 a.m. and close between 7 p.m. and 9 p.m.
Ohio	6:30 a.m. to 7:30 p.m.
Oklahoma	7 a.m. to 7 p.m.
Oregon	All-mail voting; ballots must be delivered to your County Elections Office by 8 p.m.
Pennsylvania	7 a.m. to 8 p.m.
Rhode Island	7 a.m. to 8 p.m.
South Carolina	7 a.m. to 7 p.m.
South Dakota	7 a.m. to 7 p.m.
Tennessee	Opening times vary between 6 a.m. and 10 a.m. depending on county, but all polls close at 8 p.m. EST or 7 p.m. CST
Texas	7 a.m. to 7 p.m.
Utah	7 a.m. to 8 p.m.
Vermont	Opening times vary between 5 a.m. and 10 a.m. depending on the town, but all polls close at 7 p.m.
Virginia	6 a.m. to 7 p.m.
Washington	All-mail voting; ballots must be deposited in an official drop box by 8 p.m.
West Virginia	6:30 a.m. to 7:30 p.m.
Wisconsin	7 a.m. to 8 p.m.
Wyoming	7 a.m. to 7 p.m.