In jurisdictions where local or national government has these powers, there may be rent control regulations. Rent control restricts the rent that can be charged, so that incumbent tenants are not forced out by rising rents. If applicable to private landlords, it is a disincentive to speculating with property values, reduces the incidence of dwellings left empty, and limits availability of housing for new residents. If the law does not restrict the rent charged for dwellings that come onto the rental market (formerly owner-occupied or new build), rents in an area can still increase. The cities of southwestern Santa Monica and eastern West Hollywood in California, United States gentrified despite—or perhaps, because of—rent control.