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Algorithmic Rent-Pricing Litigation Expands Under New State_全翻译

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【文章标题】：Algorithmic Rent-Pricing Litigation Expands Under New State and Local Laws 算法租金定价诉讼在州和地方新法规下扩大

【文章正文】： Algorithmic Rent-Pricing Litigation Expands Under New State and Local Laws August 21, 2026 算法租金定价诉讼在州和地方新法规下扩大 2026年8月21日

A new wave of litigation focused on violations of municipal regulations is emerging against multifamily housing landlords, many of whom are facing antitrust litigation targeting their use of certain revenue management products. The new regulations may potentially provide a simpler path to liability and the possibility of significant penalties. 针对多户住宅房东违反市政法规的新一轮诉讼正在兴起，许多房东因其使用特定收益管理产品而面临反垄断诉讼。新法规可能为追责提供更简便途径，并可能处以重罚。

Following federal, state, and private litigation targeting RealPage, Yardi, and landlords that allegedly used revenue-management products, states and municipalities across the country have enacted laws restricting the use of algorithms or price optimization software to share or recommend rents, concessions, lease terms, or occupancy levels. These laws often authorize enforcement through a combination of private rights of action and public enforcement mechanisms, which has led to a new wave of litigation. 在针对RealPage、Yardi及涉嫌使用收益管理产品的房东发起联邦、州和私人诉讼后，全美各州和市政当局已颁布法律，限制使用算法或价格优化软件来共享或推荐租金、优惠、租赁条款或入住率。这些法律通常通过私人诉讼权与公共执法机制相结合的方式授权执行，从而引发了新一轮诉讼浪潮。

Recent county-level actions in San Francisco, San Diego, Seattle, Philadelphia, and Providence, RI suggest that plaintiffs and local governments are beginning to use these laws to assert follow-on claims to the RealPage litigation. This development is significant because some of the new statutes arguably provide a potentially simpler path to liability than traditional antitrust claims and authorize substantial statutory damages, fee shifting and, in some jurisdictions, recurring per-unit penalties. 近期在旧金山、圣地亚哥、西雅图、费城和罗德岛普罗维登斯等地的县级诉讼表明，原告和地方政府正开始利用这些法律对RealPage诉讼提出后续索赔。这一进展意义重大，因为某些新法规相比传统反垄断索赔可能提供更简便的追责路径，并授权巨额法定赔偿、费用转移，在某些司法管辖区还允许按单位重复处罚。

RESIDENTIAL REAL ESTATE ALGORITHMIC LITIGATION GIVES RISE TO STATUTES AND ORDINANCES INSPIRING FOLLOW-ON CLAIMS 住宅房地产算法诉讼催生激励后续索赔的法规条例

The new cases draw heavily on the factual record developed in the RealPage litigation, including allegations concerning the use of nonpublic competitor information and public admissions regarding particular landlords’ use of revenue-management products. A group of cases filed in July and August 2026 illustrates the emerging follow-on strategy: 新案件大量引用RealPage诉讼中形成的事实记录，包括关于使用非公开竞争对手信息的指控，以及特定房东使用收益管理产品的公开承认。2026年7月至8月提起的一组案件展示了新兴的后续诉讼策略：

  • A San Francisco tenant filed Gomez v. Greystar Management Services LLC in the Northern District of California, alleging that Greystar violated San Francisco Administrative Code § 37.10C through its alleged use of RealPage and Yardi products. The ordinance prohibits landlords from using qualifying algorithmic devices that calculate nonpublic competitor information to advise on rent or occupancy. Each month of use for each affected dwelling unit may constitute a separate violation, and tenants may seek damages, injunctive relief, and civil penalties of up to $1,000 per violation. S.F. Admin. Code § 37.10C(b) and (d).

  • 旧金山租户在加州北区法院提起Gomez诉Greystar管理服务公司案，指控Greystar通过使用RealPage和Yardi产品违反旧金山行政法典第37.10C条。该条例禁止房东使用符合标准的算法设备（通过计算非公开竞争对手信息来提供租金或入住建议）。每个受影响住宅单元的每月使用都可能构成单独违规，租户可寻求损害赔偿、禁令救济以及每次违规最高1,000美元的民事罚款。（旧金山行政法典第37.10C(b)和(d)条）

  • A San Diego tenant filed Keller v. UDR Inc. in the Southern District of California under San Diego Municipal Code § 98.1103, alleging that UDR improperly used RealPage products. San Diego similarly authorizes tenant suits for damages, injunctive relief and penalties of up to $1,000 per violation, with each month and affected rental property potentially constituting a separate violation. San Diego Mun. Code §§ 98.1103(b) & 98.1104(a).

  • 圣地亚哥租户根据圣地亚哥市政法典第98.1103条在加州南区法院提起Keller诉UDR公司案，指控UDR不当使用RealPage产品。圣地亚哥同样授权租户提起损害赔偿诉讼、禁令救济以及每次违规最高1,000美元的罚款，且每个月和每处受影响租赁房产都可能构成单独违规。（圣地亚哥市政法典第98.1103(b)和98.1104(a)条）

  • Seattle has now generated at least two similar cases. In Nicolas v. Essex Management Corp., plaintiffs allege that Essex Management, Essex Property Trust, RealPage, and Yardi violated Seattle Municipal Code Chapter 7.34 by using prohibited “coordinating services” in connection with Seattle multifamily properties. And, in Romano v. UDR Inc., plaintiffs assert a similar theory against UDR and RealPage. Seattle’s ordinance expressly prohibits specified algorithmic coordinating services and provides penalties of up to $7,500 per violation. Seattle Mun. Code ch. 7.34.040.

  • 西雅图目前已产生至少两起类似案件。在Nicolas诉Essex管理公司案中，原告指控Essex管理公司、Essex地产信托、RealPage和Yardi通过使用被禁止的”协调服务”违反西雅图市政法典第7.34章。而在Romano诉UDR公司案中，原告对UDR和RealPage提出类似主张。西雅图条例明确禁止特定算法协调服务，并规定每次违规最高罚款7,500美元。（西雅图市政法典第7.34.040章）

  • In Liu v. Willow Bridge Property Company LLC and RealPage Inc., a class of Philadelphia tenants allege that Willow Bridge subscribed to and used RealPage services in violation of Philadelphia Code § 9-813. And, in Jahanbakhsh v. Greystar., a different Philadelphia tenant class alleges similar claims against Greystar. Philadelphia’s ordinance permits an aggrieved person to elect statutory damages of $2,000 per violation or treble actual damages, together with equitable relief, interest and attorney fees and costs. Phila. Code § 9-813(2)(c)(i).

  • 在Liu诉Willow Bridge物业公司和RealPage公司案中，费城租户集体指控Willow Bridge订阅并使用RealPage服务违反费城法典第9-813条。而在Jahanbakhsh诉Greystar案中，另一费城租户集体对Greystar提出类似主张。费城条例允许受害方选择每次违规2,000美元的法定赔偿或三倍实际损害赔偿，外加衡平法救济、利息及律师费和诉讼费。（费城法典第9-813(2)(c)(i)条）

  • In a public enforcement action, the City of Providence filed claims against Audubon Capital Partners, LLC in Providence Municipal Court under Providence Code § 13-70, alleging that Audubon used a dynamic pricing system to coordinate rental prices at 95 Lofts in violation of the city’s ban on algorithmic rent-setting devices. The ordinance authorizes the city solicitor to bring enforcement actions and provides for civil penalties of up to $500 per day per violation, as well as costs and attorney fees in a successful enforcement action. Providence Code §§ 13-71 & 13-72.

  • 在公共执法行动中，普罗维登斯市根据普罗维登斯法典第13-70条在市政法院对Audubon资本合伙公司提起诉讼，指控其使用动态定价系统协调95 Lofts的租金价格，违反该市对算法租金设定设备的禁令。该条例授权市检察官提起执法诉讼，并规定每次违规每天最高500美元的民事罚款，以及成功执法行动中的费用和律师费。（普罗维登斯法典第13-71和13-72条）

LOCAL REGULATION IS QUICKLY EXPANDING 地方监管正在快速扩张

Municipal regulation relating to the use of algorithmic pricing tools to set rental prices in multifamily housing has developed quickly, but not uniformly. Some regulations supplement existing 关于在多户住宅中使用算法定价工具设定租金的市政监管发展迅速但并不统一。部分法规是对现有…的补充

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