The CDC's Nationwide COVID-19 Eviction Moratorium Has Been Put Down For The Count'Finally. So What Happens Next?

• Published date: 10 September 2021
• Subject Matter: Real Estate and Construction, Coronavirus (COVID-19), Landlord & Tenant - Leases, Government Measures
• Law Firm: Seyfarth Shaw LLP
• Author: Mr Patrick Kennedy and David M. Bizar

A mere three weeks after the application to vacate stay was filed, the United States Supreme Court has effectively ended the year-long row over the lawfulness of the federal Centers for Disease Control's nationwide eviction moratorium (the "CDC Moratorium").¹On August 26, 2021, in a per curiam opinion joined by six members of the Court, with three members dissenting, the Court vacated the District of Columbia Circuit Court's stay of enforcement pending appeal in Alabama Ass'n of Realtors v. Dep't of Health & Human Servs., No. 21A23, 594 U.S. __, 2021 WL 3783142 (Aug. 26, 2021). The ruling, while technically not on the merits, rendered the District Court's judgment, a summary judgment decision which held the CDC lacked statutory authority to impose the moratorium but was stayed pending appeal, immediately enforceable.²And as a practical matter, the opinion's conclusion to deny stay relief on the grounds that "[i]f a federally imposed eviction moratorium is to continue, Congress must specifically authorize it" renders the CDC Moratorium immediately unenforceable in all of America's courts, absent such Congressional authorization.

The Supreme Court previously declined to grant this relief when, on a 5-4 vote issued on June 29, 2021, Justice Kavanaugh wrote a concurring opinion which denied an earlier motion for stay relief, stating that only Congressional action could justify further extension beyond its then-July 31, 2021 sunset date.³

The CDC Moratorium

The CDC originally ordered its eviction Moratorium in September 2020 as a response to the COVID-19 pandemic, and extended it multiple times in light of the continuing state of emergency. We previously summarized the restrictions of the CDC Moratorium here, and highlighted several extensions of its reach here and here. In short, the CDC Moratorium subjected landlords to possible criminal and civil penalties if they proceeded with actions to evict certain "covered" residential tenants affected by COVID-19 for nonpayment of rent; it did not affect tenants' underlying rental payment obligations or landlords' ability to sue for unpaid rent.⁴

Prelude to the Supreme Court's Alabama Ass'n of Realtors Decision

The Court's decision is the culmination of hotly-contested litigations in multiple federal courts around the country that challenged the CDC Moratorium on various statutory and constitutional grounds. As summarized by the D.C. District Court in Alabama Ass'n of Realtors:

at least six courts have considered various statutory and...