Summary — HB 2780 (Introduced Feb 2025)
Note on source material
- The provided document appears to combine text from two distinct bills both labeled “HB 2780” from different jurisdictions: (A) an Arizona amendment to the Arizona Residential Landlord and Tenant Act (amending A.R.S. §33‑1368) and (B) an Illinois amendment to the Illinois Pension Code (adding restrictions on investments tied to Hamas). The actions, sponsors, and dates in the file also mix elements from both. The summaries below treat each component separately.
A. Arizona — Amendments to ARS §33‑1368 (Landlord‑Tenant / Evictions for Cause)
Primary sponsor(s): Rep. Betty J. Villegas (and multiple cosponsors listed)
Introduced: February 13, 2025
Purpose / intent
- Tighten tenant protections by limiting a landlord’s ability to terminate or refuse to renew a tenancy for tenants who have occupied a unit for 12 months or more, and to require limited relocation assistance when termination is for owner occupancy or removal from market.
Key provisions and changes
- Defines and clarifies “material noncompliance” and lists examples of material falsification on rental applications (occupant counts, pets, income, SSN, employment, criminal/eviction records). States that material falsification of criminal/eviction information is not curable.
- Retains existing notice periods for material noncompliance (typically 10 days; 5 days for breaches materially affecting health and safety).
- New subsection (G): For tenants with a tenancy of 12 months or longer, a landlord may terminate or refuse renewal only for:
1. Nonpayment of rent;
2. Material breach of the rental agreement; or
3. Owner (or spouse/grandparent/child/grandchild) move‑in or removal of the unit from the rental market.
- If termination is based on owner occupancy or market removal, the landlord must either waive one month’s rent or provide one month’s rent as relocation assistance.
- Miscellaneous: clarifies that “days” means calendar days; restates landlord remedies for damages and utility discontinuation following writs of restitution.
Who is affected / likely impact
- Tenants with at least 12 months tenancy gain protection against “no‑cause” nonrenewals and evictions, and receive modest relocation assistance for owner‑use or market removal situations.
- Landlords and property managers face narrowed grounds to terminate longer‑term tenancies and potential one‑month rent cost when removing units from the market or using them for owner occupancy.
- Could influence turnover rates, landlord decision‑making about sales/owner occupancy, and small‑landlord operating costs.
Procedural status (as provided)
- Filed Feb 13, 2025; multiple co‑sponsors added. (House readings and committee referrals listed in file.)
B. Illinois — Pension Code Amendment (Prohibited Transactions re: Hamas)
Primary sponsor (filed): Rep. Martin J. Moylan
Introduced: February 6, 2025
Purpose / intent
- Require Illinois state retirement systems to prohibit investments in entities tied to or supporting Hamas and to require certification and due diligence that state pension assets are not invested in such “forbidden entities.”
Key provisions and changes
- Adds a new definition of “forbidden entity” including: Hamas; entities managed/controlled by Hamas; entities identified or sanctioned by the U.S. Treasury Office of Foreign Assets Control (OFAC) for activity tied to Hamas; entities that do business with Hamas (contracts, supplies, services), or entities where Hamas holds equity or commissions projects.
- Requires retirement systems (state pension funds) not to transfer or invest in forbidden entities.
- Requires a “certifying company” (asset manager/advisor) to certify investments are free of forbidden entities; for publicly traded companies the certifier must rely on an independent global security risk research firm.
- Sets a compliance timing requirement: certifying companies must ensure 100% of the retirement system assets they advise have not been invested in forbidden entities after 4 months from the amendatory Act’s effective date.
- Directs the Illinois Investment Policy Board to identify Hamas‑restricted companies and include them in lists distributed to retirement systems and the Illinois State Board of Investment.
- Carves out exceptions (e.g., certain mutual funds meeting existing rules; U.S.‑licensed activities; NGOs with humanitarian or journalistic purposes).
Who is affected / likely impact
- Five State retirement systems and their investment managers/advisors — they must implement screening, certification, and possible divestment procedures.
- Asset managers, private market funds, and certain counterparties may be removed from consideration if tied to forbidden entities.
- Potential compliance costs (screening, certification, reallocation) and legal/operational complexity for private investments.
Procedural status (as provided)
- Filed Feb 5–6, 2025; referred to Rules Committee (Illinois). Text and sponsor info are from the Illinois General Assembly packet in the provided file.
If you’d like, I can:
- Produce a clean, jurisdiction‑specific fact sheet for either the Arizona or Illinois version, or
- Draft a one‑page comparison of the two bills’ policy effects and stakeholders.
