An eye on election season

The outcome of the 2026 midterm elections may have significant implications for the rental housing industry. While election results will dominate headlines, property managers should focus on what comes next: policy decisions that could affect housing supply, regulations, taxes, workforce development, insurance costs, and technology oversight. These decisions will shape how housing providers operate, maintain, and expand rental housing in communities nationwide.

For IREM^® members, elections aren’t just political events. They help shape the policies that affect housing providers, property operations, investment decisions, and resident experiences.

Housing supply remains a priority

As the 2026 midterms approach, one issue stands out: housing. Recent estimates place the nation’s housing deficit at more than 4 million homes, while the multifamily sector alone will need 4.3 million additional apartment homes by 2035 to meet future demand.

No matter which party controls Congress or state legislatures, policymakers will continue searching for housing solutions. Housing supply is one of the few issues where there’s growing agreement across party lines, and they will need input from property management professionals who manage and preserve housing every day.

For IREM members, more housing means more opportunity to put their expertise to work. New apartment communities, mixed-income developments, and affordable housing projects all depend on professional property management to succeed. IREM members help keep properties operating efficiently, maintain housing quality, support compliance, and create positive resident experiences. Those contributions will only become more important as new housing opens.

IREM will continue supporting policies that reduce barriers to housing production and promote sustainable property operations.

Housing policy could shift

The balance of power in Congress will help shape future housing priorities.

A Democratic-controlled Congress may place greater emphasis on renter protections, fair housing enforcement, fee transparency, tenant screening practices, and affordable housing investments.

A Republican-controlled Congress may focus more heavily on reducing regulatory burdens, encouraging private investment, streamlining development, and limiting federal involvement in landlord-tenant matters.

Regardless of the outcome, housing will remain in the spotlight. Property managers will continue to provide the real-world expertise that helps housing investments, protections, and regulations succeed and deliver lasting impact.

State and local decisions matter most

While congressional races often dominate the headlines, many of the policies that directly affect property managers are decided at the state and local levels.

Following the midterm elections, newly elected officials may shape policies on rent control, eviction procedures, security deposit requirements, licensing standards, source-of-income protections, and fair housing regulations. As housing affordability remains a top concern, some jurisdictions may pursue expanded tenant protections, while others may focus on increasing housing supply, reducing regulatory barriers, and encouraging investment.

For property managers operating across multiple markets, navigating these evolving regulations can be increasingly complex. That makes IREM’s advocacy efforts at both the federal and state levels more important than ever, ensuring policymakers understand the role professional property management plays in maintaining housing stability, affordability, and investment in communities.

Tax policy and housing investment

Tax policy will likely become a significant topic following the midterm elections. Potential debates may include depreciation schedules, business tax deductions, Opportunity Zones, capital gains treatment, and enhancements to the Low-Income Housing Tax Credit (LIHTC).

These policies directly influence housing investment, development activity, property acquisitions, and capital improvements. While changes to tax policy may not immediately affect day-to-day operations, they can significantly impact the availability of housing and the long-term growth of professionally managed real estate portfolios.

IREM will continue supporting policies that encourage housing investment and help create the housing inventory needed to meet growing demand.

Insurance costs remain a top concern

Rising insurance costs and limited coverage availability continue to challenge property owners and managers across the country. According to a Federal Reserve survey, multifamily property owners reported average insurance premium increases of 45% between 2023 and 2024, with some markets experiencing costs that have more than doubled in recent years.

These increases directly affect operating expenses, housing affordability, and investment decisions.

Insurance regulation is typically driven at the state level, but federal policymakers are increasingly examining issues related to disaster resilience, risk mitigation, and market stability.

IREM will continue elevating members’ concerns and working to advance policies that enable affordable, sustainable housing operations.

Workforce development will continue to be essential

The property management industry continues to face workforce shortages, particularly among maintenance technicians, skilled trades professionals, and experienced property managers.

Election outcomes could influence workforce development programs, apprenticeship initiatives, immigration policies, and vocational training investments. Policymakers from both parties recognize that addressing the housing shortage requires a skilled workforce capable of building, maintaining, and operating residential communities.

For IREM members, workforce development is not simply a labor issue; it’s a housing issue. Maintaining quality housing and meeting resident expectations depends on attracting and retaining qualified professionals.

Increased attention on technology and artificial intelligence

Technology continues to transform property management. Many IREM members use AI automation tools, data analytics, and digital resident services to improve efficiency, enhance operational performance, and deliver the seamless, on-demand experiences residents increasingly expect.

At the same time, policymakers are paying greater attention to AI governance, cybersecurity, data privacy, and algorithmic decision-making. Discussions surrounding automated rent-setting tools and consumer data protections are likely to continue regardless of election outcomes.

As technology evolves, IREM will advocate for policies that support innovation while ensuring transparency, accountability, and responsible use of emerging technologies.

Looking ahead

No matter the outcome of the 2026 midterm elections, one reality remains clear: Addressing America’s housing challenges will require the expertise of professional property managers.

IREM members manage millions of housing units, including more than 60% of federally assisted housing, giving the organization a unique perspective on the policies needed to expand housing opportunities and strengthen communities. As lawmakers consider solutions to the nation’s housing challenges, IREM will continue supporting policies that encourage investment, increase housing supply, and recognize the critical role of professional property management.

For property managers, staying engaged in the legislative process is more important than ever. Decisions made in Washington, D.C., state capitals, and city halls will continue to shape the business environment for years to come. Through its advocacy efforts, IREM will ensure the industry’s voice is heard and that policymakers understand the real-world impact of their decisions on housing availability and communities.