Eviction Moratorium History and Impacts: What Renters & Landlords Need to Know

Eviction moratoriums became one of the most significant and controversial housing policies of the 21st century, especially during the COVID-19 pandemic. They reshaped the relationship between tenants and landlords, altered local rental markets, and directly influenced when, why, and how people moved. Understanding the history and impacts of eviction moratoriums helps both renters and property owners make smarter decisions about housing, finances, and planning a move in uncertain times.

The Origins of Eviction Moratoriums in the United States

Eviction moratoriums are not a brand‑new idea. Governments have occasionally restricted or slowed evictions during major crises—wars, natural disasters, and economic collapses. However, most people first heard the term during the COVID‑19 pandemic, when emergency protections suddenly became a lifeline for millions of renters.

Pre‑COVID Eviction Limits and Local Protections

Before the pandemic, some cities and states had limited eviction protections, typically focused on:

• Rent control areas (e.g., New York City, parts of California) with strict rules about when and how tenants can be removed.
• Disaster‑related pauses after hurricanes, wildfires, or floods, where courts temporarily halted evictions.
• Seasonal or weather‑based rules in some cold‑climate states that discouraged or delayed winter evictions.

These earlier policies were usually short‑term or local. They did not resemble the broad national protections that came later.

Why Eviction Moratoriums Became Central During COVID‑19

When COVID‑19 hit in early 2020, mass job losses and business closures created a sudden risk: millions of renters might lose their homes at the same time. Public health experts warned that:

• Evictions could force people into shelters or crowded homes.
• Overcrowding would increase virus transmission.
• Homelessness would strain emergency and healthcare systems.

This combination of public health, economic, and social risks made an eviction moratorium a central tool for managing the crisis, not only a housing policy but a health policy.

Timeline of Major Eviction Moratoriums During COVID‑19

The COVID‑19 eviction moratoriums were rolled out in stages, with overlapping rules at federal, state, and local levels. While details differed by state, the broad national pattern looked like this:

Period	Key Policy Actions	Highlights
March–April 2020	Initial emergency declarations; early state and local eviction freezes	State courts closed or limited hearings; many landlords temporarily halted filings.
March 2020	CARES Act federal moratorium	Blocked certain evictions in properties with federally backed mortgages or federal assistance.
July–Sept 2020	CARES Act protection ends; patchwork of state rules	Some states extended protections; others allowed filings to resume.
Sept 2020	CDC nationwide moratorium begins	Centers for Disease Control and Prevention issues broad eviction halt tied to health risk.
2020–2021	CDC extensions and modifications	Moratorium extended multiple times with changing expiration dates.
Aug 2021	Supreme Court ruling	Supreme Court blocks further CDC extensions, effectively ending the federal moratorium.
Late 2021 and beyond	State and local programs, rental assistance, targeted protections	Some areas kept local protections; focus shifted to rental relief and long‑term reforms.

The CARES Act Eviction Moratorium

The CARES Act, passed in March 2020, included a federal eviction moratorium that:

• Applied to properties with federally backed mortgages (e.g., Fannie Mae, Freddie Mac) and many subsidized housing programs.
• Temporarily banned filing new evictions for non‑payment of rent in covered properties.
• Prohibited landlords from charging late fees in those properties during the covered period.

This was a crucial first step, but it did not protect every renter. Many tenants in small buildings or privately financed properties were only covered if their state or city added its own protections.

The CDC’s Nationwide Eviction Moratorium

In September 2020, the Centers for Disease Control and Prevention issued a nationwide eviction moratorium. The rationale was straightforward: keeping people housed would slow the spread of COVID‑19.

To qualify, renters typically had to:

• Meet certain income limits.
• Attest that they had lost income or faced large medical expenses.
• State that they had no viable housing alternatives if evicted.
• Sign and deliver a declaration form to their landlord.

The CDC moratorium did not erase rent owed. It paused many non‑payment evictions, but rental debt continued to accumulate. This would later become one of the main sources of conflict between landlords and tenants.

How Eviction Moratoriums Actually Worked in Practice

From the outside, the term “eviction moratorium” may sound like a complete freeze. In reality, how it worked day‑to‑day was more complicated and often confusing.

What Was Typically Paused—And What Wasn’t

Most moratoriums focused on non‑payment of rent. Common features included:

• Suspending court‑ordered evictions for tenants who met eligibility criteria.
• Delaying lockouts by sheriffs or marshals even if a prior judgment existed.
• Reducing in‑person hearings and court capacity, which slowed case processing.

But many things still continued:

• Rent was still due every month.
• Evictions for reasons other than non‑payment—such as criminal activity, property damage, or lease violations—often remained allowed.
• New filing of some cases still occurred in many jurisdictions, even if final lockouts were postponed.

Variation Across States and Cities

One of the greatest challenges was the patchwork of rules. For example:

• Some states imposed strict bans on both filing and enforcing non‑payment evictions.
• Others only paused physical removals, allowing cases to move through courts.
• Cities like Seattle, Los Angeles, and New York added their own layers of protection on top of federal rules.

This meant two tenants in neighboring counties could face completely different eviction risks and timelines. It also affected where and when people chose to move, as families weighed stronger protections or cheaper markets in their housing decisions.

Communication Gaps and Confusion

Many tenants never knew they had to sign and submit a declaration to be formally protected under some rules. At the same time, some landlords struggled to interpret evolving guidance, especially smaller property owners without legal teams.

The result was legal gray areas, miscommunication, and, in some cases, informal pressure on tenants to leave even when formal evictions were slowed.

Impacts of Eviction Moratoriums on Renters

For renters, eviction moratoriums were both a critical safety net and a complicated financial trade‑off. They influenced mental health, credit, stability, and decisions about moving or staying in place.

Short‑Term Benefits for Tenants

• Immediate housing stability: The biggest benefit was simple—millions of families avoided immediate displacement in the middle of a public health crisis.
• Time to recover income: Workers in hospitality, travel, retail, and other hard‑hit sectors gained months to seek new jobs or access assistance.
• Reduced exposure to COVID‑19: Staying put lowered the risk of moving into crowded homes or shelters.

Long‑Term Financial and Emotional Strains

However, the pause came with lasting complications:

• Accumulated rental debt: Tenants who could not pay faced growing balances that became difficult to ever fully catch up on.
• Credit and legal risks: Once protections expired, some landlords pursued back rent through collections or lawsuits.
• Stress and uncertainty: Living month‑to‑month, unsure if a new extension would be granted, weighed heavily on families.

Some renters ultimately chose to move voluntarily to cheaper units, share housing with family, or relocate to more affordable regions, especially once moratoriums began expiring.

Who Benefited the Most?

Research and early data show that eviction moratoriums were especially important for:

• Low‑income households spending a large share of income on rent.
• Communities of color, which historically face higher eviction risks.
• Families with children, where an eviction can disrupt schooling and long‑term outcomes.

By slowing forced moves, moratoriums also helped stabilize entire neighborhoods that might otherwise have seen rapid tenant turnover and rising homelessness.

Impacts of Eviction Moratoriums on Landlords

While renters gained crucial stability, landlords—especially small landlords—often bore much of the financial strain. The effect varied depending on portfolio size, location, and how quickly landlords accessed relief programs.

Financial Pressures on Property Owners

• Lost rental income: Many tenants paid reduced rent or no rent at all for months.
• Ongoing fixed costs: Mortgages, property taxes, insurance, maintenance, and utilities continued.
• Limited leverage: Traditional enforcement mechanisms for non‑payment were mostly off the table.

For large corporate landlords, losses could often be spread out across portfolios or absorbed more easily. But small landlords who rely on a few units for income sometimes faced serious hardship.

Strains on Landlord–Tenant Relationships

Eviction moratoriums put a spotlight on communication and trust:

• Good communication allowed payment plans or partial payments to keep relationships stable.
• Poor communication led to resentment, misunderstandings, and legal disputes once protections expired.

Some landlords reported feeling that the policy shifted all risk onto them, while some tenants felt pressured or threatened despite the formal protections.

Rental Assistance as a Partial Safety Valve

Federal and state rental assistance programs were intended to support both sides—keeping tenants housed while making landlords whole. However:

• Application processes were often slow and confusing.
• Documentation requirements could be burdensome for both landlord and tenant.
• In some areas, funds were underutilized at first due to lack of awareness or administrative bottlenecks.

Where rental assistance worked well, it reduced the build‑up of debt, eased tensions, and prevented a wave of post‑moratorium evictions.

Broader Housing Market and Moving Trends

Eviction moratoriums didn’t just affect individual renters and landlords; they also shaped neighborhood dynamics, rent prices, and moving patterns across cities and states.

Reduced Forced Moves, But Not All Moves

During the height of the moratoriums, formal evictions sharply declined. But people still moved for reasons such as:

• Job changes or remote work opportunities.
• Seeking more space or different neighborhoods.
• Choosing to relocate before rent debt grew too large.

Instead of being forced out in a crisis, many households had more time to plan their relocation, hire movers, and choose better housing options.

Impacts on Local Rent Levels

The relationship between eviction moratoriums and rent prices was complex:

• In some high‑cost cities, slowing evictions helped prevent a flood of vacant units from hitting the market at once.
• In other places, economic uncertainty and out‑migration reduced demand, leading to temporary softness in rents, particularly in dense urban cores.
• Suburban and smaller metro areas sometimes saw increased demand, with renters moving away from expensive city centers.

Regional Differences in Moving Behavior

Areas with stronger moratoriums or longer protections sometimes experienced:

• More stable tenancy during the pandemic period.
• Delayed waves of moves once moratoriums expired, as cases processed through courts.
• In some instances, a surge in voluntary moves as tenants looked to downsize or relocate before facing legal action.

Whether you were planning to stay or go, working with a dependable moving company became especially important to handle tight timelines and changing circumstances. If you’re considering a move now—whether due to a lease change, financial reasons, or a desire for a fresh start—reaching out to experienced professionals like United Local Movers can help you manage the transition smoothly and on schedule.

Eviction Moratoriums and Public Health Outcomes

One of the key arguments in favor of eviction moratoriums was public health. Researchers and public health officials examined whether keeping people in their homes actually reduced COVID‑19 spread.

Reducing Overcrowding and Homelessness

Evictions often force people into:

• Shelters or temporary housing.
• Crowded “doubling up” arrangements with friends and family.
• Unstable or unsafe environments, including cars or encampments.

All of these situations increase close contact and make social distancing more difficult. By slowing evictions, moratoriums helped many people avoid these high‑risk situations during the most dangerous phases of the pandemic.

Studies Linking Eviction Bans to Infection Rates

Several studies found associations between stronger eviction protections and:

• Lower COVID‑19 case growth over time.
• Reduced hospitalization and death rates compared with areas where evictions resumed earlier.

While it’s always difficult to isolate one policy in a complex crisis, the evidence suggests that eviction moratoriums did play a meaningful role in limiting the spread of the virus.

Legal Challenges and the End of the Federal Moratorium

As the CDC expanded and extended its moratorium, legal challenges mounted. Landlord organizations and some states argued that the agency had exceeded its authority.

Key Court Decisions

Over 2020 and 2021, conflicting lower‑court decisions created uncertainty. The issue culminated in a Supreme Court ruling stating that:

• The CDC lacked authority for further broad nationwide extensions without explicit Congressional authorization.
• Future large‑scale eviction bans would likely require legislative action, not just agency orders.

This decision effectively ended the federal eviction moratorium in late summer 2021, though some states and cities kept or introduced their own, more targeted protections afterward.

Shift Toward Targeted and Long‑Term Solutions

After the federal moratorium expired, policy discussions moved toward:

• Expanding rental assistance and making programs more accessible.
• Improving eviction court processes, including mediation and right‑to‑counsel in some jurisdictions.
• Strengthening tenant protections against retaliation, discrimination, or unfair practices.

Rather than a blanket national pause, the focus has shifted to rebuilding a more stable, predictable rental system that can better withstand future shocks.

Lessons Learned for Renters and Landlords

The history of eviction moratoriums offers valuable lessons about financial planning, communication, and how to respond in future crises.

For Renters: Planning Ahead and Protecting Yourself

• Know your rights: Local tenant laws differ widely; understanding notice requirements, timelines, and assistance options is crucial.
• Communicate early: If you anticipate trouble paying rent, talking to your landlord as soon as possible can open doors to payment plans or resources.
• Use assistance programs: Nonprofits, government agencies, and legal aid organizations can help with back rent, utilities, and legal defense.
• Plan your moves strategically: If relocation becomes necessary, try to move on your own terms and timeline rather than under emergency pressure.

For Landlords: Balancing Risk and Relationships

• Maintain clear documentation: Keep accurate records of rent payments, communications, and any agreements or plans.
• Stay informed about programs: Landlords can often apply for or co‑apply with tenants for rental assistance.
• Focus on collaboration: Working with tenants, rather than immediately pushing toward eviction, can reduce long‑term losses and legal costs.
• Diversify and plan for contingencies: Emergency savings, insurance options, and conservative financing can soften the impact of future disruptions.

When Both Sides Decide It’s Time to Move On

Sometimes the best outcome is a mutually agreed move‑out with clear communication and proper planning. In these cases, choosing a reliable mover is essential to make the transition as smooth and stress‑free as possible, whether you’re a tenant relocating or a landlord preparing a unit for a new occupant.

The Lasting Legacy of Eviction Moratoriums

Eviction moratoriums during COVID‑19 were unprecedented in scale and impact. Their legacy is still unfolding, but some long‑term effects are already clear:

• They highlighted how many households live one or two paychecks away from housing instability.
• They revealed gaps in rental assistance systems that were not built to handle nationwide emergencies.
• They spurred ongoing debates about tenants’ rights, landlords’ protections, and the role of government in housing markets.

For many families, these policies meant the difference between staying in their homes and facing a traumatic eviction at the height of a global crisis. For many landlords, they brought real financial hardship but also pushed forward new aid programs and conversations about risk‑sharing.

Looking ahead, renters and property owners alike can benefit from staying informed, building emergency cushions where possible, and planning carefully around any future policy changes that might affect housing stability or moving decisions.

Whenever your circumstances change—whether due to a lease ending, selling a property, or choosing a new city—you don’t have to navigate the logistics alone. Professional movers can make the transition faster, safer, and far less stressful, especially if timeframes are tight or emotions are running high.

Moving Forward: Navigating Housing Changes with Confidence

The story of eviction moratoriums is ultimately a story about resilience, adaptation, and the importance of stability at home. Understanding how these policies worked—and what they meant for real people—can help you face future housing decisions with more clarity.

If you’re preparing for a move after a difficult season, relocating to reduce costs, or simply starting a new chapter, partnering with experienced professionals can make all the difference. United Local Movers has helped many individuals, families, and property owners manage moves with care, respect, and efficiency, even in challenging circumstances. Whether your move is across town or across the region, thoughtful planning and reliable support can turn a stressful transition into a fresh start.