In the New York Times article “The Perverse Effects of Rent Regulations,” Adam Davidson details the housing situation in the economically and culturally diverse area known as the East Village. In order to reach an agreement regarding rent regulation and government housing programs in the region, the six key factors that determine public policymaking must be considered. Among the six factors to consider, anticipated reactions from elected officials and other stakeholders, and money may be considered a major issue. The elected actors involved in this situation would be the government units involved in affordable housing at the local, state, and federal levels. As Davidson mentions in the article, Congress is “planning comprehensive tax and spending reform” when it comes to new affordable housing. Providing affordable housing and government subsidies in a neighborhood like the East Village costs the government large sums of money from which it could potentially reap large revenues if rent-regulated housing were to be eliminated from the picture. On the other hand, as Vicki Been says, "the political forces that would free themselves from rent regulation would not be those seeking optimal legislation." Davidson goes on to say that property owners and developers, who can be considered other stakeholders in this situation, would be the ones waiting for this legislation to pass in order to benefit from a potentially large payout. Their motivation would be to “invest in improvements and charge higher rents” and initiate the “billions of dollars of development” that rent-regulated housing currently prevents. Other stakeholders in this situation would be the corporations middle of paper...... amount of money and power they possess. For new legislation to be passed, ethics and morality must be taken into account and an attempt must be made to create a “win-win-win” situation for all. Finally, practical aspects, which include time pressure and flexibility, can be considered. an irrelevant factor in this public policy formation. As noted at the end of the article, "rent regulation will most likely eventually disappear, even without any explicit effort to remove it." Some 231,000 units have been deregulated over the past 30 years. As old, affordable apartments reach the end of their cycle, new apartments for the wealthy are naturally built to replace them. Overall, in the rent control debate, the six key factors that determine public policy making must be considered in order to arrive at an effective decision..