Throughout the 2025 and 2026 legislative sessions, legislators have introduced legislation aimed at regulating the use of automated rental-pricing software by landlords. This ongoing legislative effort follows an August 2025 study by the Joint Commission on Technology and Science. The JCOTS study evaluated algorithmic pricing devices in the context of residential price-setting.

During the 2026 legislative session, the General Assembly referred SB 585 (Salim) and HB 1252 (Anthony) to the Virginia Housing Commission for continued study. This brief:

•Outlines and analyzes the operational mechanics of modern algorithmic pricing devices as they relate to the proposed legislation;

• Provides an overview of the federal antitrust settlement with RealPage;

• Provides economic context as to why legislation like SB 585 and HB 1252 are being considered by Virginia and in other states;

• Conducts a comparative analysis of legislative frameworks introduced or enacted in other states; and

• Presents strategic policy options and staff recommendations.

Although the Housing Commission will not advance the original legislation through the formal endorsement process, the enclosed report includes staff-developed recommendations informed by research and stakeholder feedback gathered throughout workgroup meetings. Rather than proposing specific bill text, these recommendations outline alternative policy avenues to address this topic (pages 17-18).