The inside-outside strategy behind New York’s rent freeze

Reporting by Waging Nonviolence

This June, tenants in New York City notched a major victory: The city’s Rent Guidelines Board, or RGB, voted to freeze rents for all one- and two-year leases in rent-stabilized units. Quickly, local and national media trumpeted the decision as a victory, a proof of concept even, for NYC’s democratic socialist Mayor Zohran Mamdani, who had pledged to ensure such a freeze on the first day of his campaign. Because the mayor appoints RGB members, the story became one of Mamdani conjuring the victory through sheer force of will.

But the freeze also comes as a result of decades of targeted tenant organizing across the city as longstanding communities are priced out of their homes. One of the groups that has led the charge is CAAAV: Organizing Asian Communities, an organization of working-class Asian immigrants that launched the Chinatown Tenants Union, or CTU, in 2005. The group’s members have been showing up to RGB hearings for 20 years, testifying for freezes and staging actions to prevent expected hikes.

CAAAV Voice, CAAAV’s electoral arm, also holds the distinction of being one of the few groups that endorsed Mamdani on the first day of his campaign, thanks to his history of action — he was arrested at a June 2024 CAAAV protest — and his pledge to adopt the movement’s emerging demand that the next mayor freeze rents for the entire four-year mayoral term.

On the heels of the rent freeze victory, I sat down with Julie Xu, a longtime organizer with CAAAV and chapter lead of CTU, to discuss how initiatives to combine base building with electoral politics helped create the conditions for the freeze, and how having a democratic socialist in the mayor’s office allows the tenant movement to “revisit the strategies of the past.”

So New York City’s rent stabilization system is the biggest in the United States, and one of the most important in the world when you’re talking about forms of rent control.

As you zoom in on a neighborhood like Chinatown, it’s almost 50 percent of the housing stock and an incredibly important source of housing, especially for low-income immigrants. A lot of our members can only stay in a neighborhood like Chinatown that is in Manhattan because of rent stabilization.

From the beginning, our work has always been about organizing tenants. One of our founders, Ms. Liang, who is a teacher in the neighborhood, talks about doorknocking [early in CAAAV’s history] and seeing conditions of neglect: a student wearing a full puffer jacket indoors in the winter because there was no heat, or children being bitten by rats and pests because of the neglect of the apartments in Chinatown. So at our core it’s been about how we correct that and make the neighborhood a dignified landing place for folks and also prevent the violence of eviction, the violence of gentrification.

CAAAV tenant leaders began testifying [for a rent freeze] and showing up to the RGB in 2006, just a year after the founding of the Chinatown Tenants Union. The core demand has always been about who has say over our neighborhoods: real estate or the tenant majority.

We understand rent hikes as part of a wheelhouse of tactics that organized real estate wields to maintain housing as a system of profit. This is why our tenant leaders have called for a rent freeze and rent rollbacks over the decades.

Our tactics have shifted over time, but the Rent Guidelines Board fights have been a critical vehicle for politicizing newer members around shared conditions of rent hikes and disrepair, and creating a ladder for leadership development through testimony and actions.

It’s really central to how we understand our work as an organization. I think having a base and having that orientation toward outreach is a large part of what makes the organization so strategically sharp.

In the moment when Trump was elected, everybody was saying Asian and Latino voters were moving to the right. The reason that was perceived as a rightward shift was because the Democratic establishment was not making a case to our people. A lot of the movements of the right are far better resourced than those of the left, so it was like a vacuum. So what we were experiencing and seeing was that it’s not just that our people are moving to the right, it’s actually that we’re not giving them a vision. We’re not giving them something that they can actually see themselves in.

CAAAV Voice was founded in 2021, and the electoral work it did really came as a result of some of the changing strategies we had for organizing.

[Before that, CAAAV] went through many different phases. There was experimentation around community land trusts. There was a vision of having a building tenant association on every block in Chinatown. We experimented with community-led rezoning plans as places to try to impact the logic of real estate and the logic of capital that’s shaping all of housing. We undertook all these different types of organizational experiments, and the lesson for us was that it always felt like it got stopped at the mayoral level.