内容来源：https://www.theverge.com/news/801205/new-york-rent-price-fixing-ban-software

内容总结：

纽约州率先立法禁止AI操控房租 算法合谋最高可定性为垄断

纽约州州长凯西·霍楚于当地时间周四签署法案，正式禁止房东使用定价算法软件设定租金标准，成为全美首个以立法形式打击算法哄抬房租的州。此前泽西城、费城、旧金山和西雅图等城市已出台类似禁令。

该法案不仅明令禁止利用算法软件制定租赁条款，更首次将使用此类软件的行为纳入合谋范畴。根据新规，两个及以上租赁房产所有者若使用统一定价算法，无论是否知情或存在重大过失，均被视为"拒绝相互竞争"的垄断行为，其违法性质远超单纯使用软件本身。

霍楚在签署仪式上指出，在住房供应与可负担性危机持续加剧的背景下，房地产科技公司宣传的"私有数据算法"正导致"住房市场扭曲"。以RealPage为代表的软件商曾公开宣称，其算法能通过"优化租金与出租率组合"帮助业主实现最高收益。但州政府数据显示，2024年全美租户因这类算法蒙受约38亿美元损失。

立法获得跨领域支持。美国经济自由项目政策主任帕特·加罗法洛强调，新法保护租户免受"算法价格垄断"侵害。提案议员布拉德·霍伊尔曼-西格尔则指出，该法案将更新反垄断法体系，明确人工智能租金定价属于违法，为联邦政府认定的反竞争行为划定红线。

这项被誉为"全美最严算法监管令"的法律将在60天后正式生效，标志着地方政府对科技资本干预住房市场实施实质性监管的重要突破。

中文翻译：

周四，纽约州州长凯西·霍楚签署法案，正式禁止房东使用定价软件设定租金。继泽西城、费城、旧金山和西雅图等城市颁布相关禁令后，纽约成为全美首个以立法形式禁止房东采用算法定价的州。

这项法案开创了全州范围禁止哄抬租金算法的先河。诸如RealPage之类的软件公司向房东提供租金定价算法，该软件还能协助确定单元房最佳居住人数及续租条款。RealPage宣称其能帮助客户"优化租金，实现每个物业的最高总收益，即租金与入住率的最优组合"。但霍楚指出，这些软件公司宣传的"私有数据算法"导致"住房市场扭曲"，在"历史性的住房供应与可负担性危机期间"损害租客权益。

新法不仅禁止使用软件设定租金条款，还明确规定使用该软件的物业主将被视为合谋行为。法案指出，两个及以上通过算法设定租金的租赁物业主或管理者，无论出于"明知或罔顾后果"的动机，实质上构成了拒绝相互竞争。这与单纯使用软件本身的性质截然不同。

根据霍楚发布的新闻稿，2024年此类软件已使美国租客损失约38亿美元。《ProPublica》2022年的调查显示，RealPage算法与全美租金飙升存在关联。两年后，美国政府正式对该公司提起诉讼。

美国经济自由项目州地政策主任帕特·加罗法洛表示，该法案保护租客免受"算法价格垄断"侵害。提案议员之一布拉德·霍伊尔曼-西格尔指出："这项立法将更新反垄断法，明确通过人工智能操纵租金属违法行为，并为联邦政府认定的反竞争行为和价格垄断设定法律边界。"

该法案将在60天后正式生效。

英文来源：

On Thursday, New York Gov. Kathy Hochul signed into law legislation banning the use of price-fixing software by landlords to set rental rates. New York is the first state to outlaw algorithmic pricing by landlords, following a number of city-wide bans in Jersey City, Philadelphia, San Francisco, and Seattle.
New York bans AI-enabled rent price fixing
It’s the first statewide ban on algorithms designed to drive up rent.
It’s the first statewide ban on algorithms designed to drive up rent.
Software companies such as RealPage offer landlords algorithms that can set rental prices. The software can also help determine the ideal number of people to live in a unit or the terms of a lease renewal. RealPage says it can help its clients “optimize rents to achieve the overall highest yield, or combination of rent and occupancy, at each property.” But the “private data algorithms” advertised by these software companies, Hochul says, cause the “housing market distortion” that harms renters “during a historic housing supply and affordability crisis.”
Not only does the law outlaw setting rental terms with the software, it also says that any property owners who use the software will be considered colluding. In other words, two or more rental property owners or managers who set rents with an algorithm are, in practice, choosing to not compete with each other, whether they do so “knowingly or with reckless disregard,” the law says. This is a distinct violation from simply using the software itself.
The use of this software has cost US tenants around $3.8 billion in 2024, according to Hochul’s press release. A 2022 investigation by ProPublica linked RealPage’s algorithm with soaring rental prices across the country. Two years later, the US government sued RealPage.
The bill protects renters from “algorithmic price collusion,” Pat Garofalo, director of state and local policy at the American Economic Liberties Project, said in a press release. One of the bill’s sponsors, State Sen. Brad Hoylman-Sigal, said of the bill: “This legislation will update our antitrust laws to make clear that rent price-fixing via artificial intelligence is against the law and ensure there are boundaries against behaviors that the federal government has found lead to anticompetitive practices and price fixing.”
The law goes into effect in 60 days.