The New Residential Tenancy Law—Are Landlords Public Utilities?

I. Introduction II. The Old Law ... A. The Doctrine of Independent Covenants Generally ... B. Destruction of Leased Premises ... C. The Duty to Repair and Rebuild ... D. The Duty to Deliver Possession ... E. Tenants' Abandonment and the "Duty to Mitigate" ... F. Summary III. The New Law ... A. Introductory Comments ... B. Price Regulation versus Rent Control ... 1. The Background ... 2. Federal Case Law on Rent Control ... 3. State Case Law on Rent Control and Critique of Courts' Economic Analysis ... 4. Eviction Control ... 5. Policy Analysis of Rent Control ... a. Fairness ... b. Economic Efficiency ... C. Control of Entry into and Withdrawal from the Market versus Condominium Conversion Legislation ... 1. The Background ... 2. Anti-Condominium Conversion Legislation ... 3. Policy Analysis of Condominium Conversion Legislation ... a. Fairness ... b. Economic Efficiency ... D. Regulation of Quality of Service versus Landlord's Obligation to Supply Habitable Premises ... 1. The Background ... 2. Policy Analysis of Implied Warranty of Habitability ... a. Economic Efficiency ... b. Fairness IV. Conclusion