Once rent regulation was ended, there would be no reason for owners to harass.

Co-op conversion in New York was largely the free market response to rent regulation.

Perhaps it might even be cost-effective to give cash credits to owners operating at a loss due to economic conditions or rent regulations.

Many are treading poverty, dependent on fixed incomes and rent regulations.

In fact, most builders have voluntarily submitted to rent regulation in return for tax breaks.

The city's moderate income housing industry succumbed long ago to rent regulation, population change, high costs and the competition of suburban-style homes.

Homeowners also are losers to rent regulation.

Mayor Rudolph W. Giuliani, a Republican, remains firmly committed to rent regulation.

Mr. Lauder offered the Republican voters a starkly conservative message, calling for an end to rent regulation and the sale of city property and municipal hospitals.

Republicans have been so adamant about bringing a gradual end to rent regulations that a complete retreat from vacancy decontrol would be widely viewed as a political embarrassment.