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My handbag burst into flames – and I found a surprising bright side | Zoe Williams
Published: 2026-07-07 10:00:05 | Created: 2026-07-07 10:15:38

It turns out my vaping habit is dangerous in more ways than one. But it could make me very popular in a survival scenario

Sitting outside a bar at the weekend, I noticed something coming out of my bag that looked and also smelled a lot like a naked flame. Ordinarily, I’d have thought it was my vape, but it couldn’t have been, since that was in my mouth. So I put it down to a mirage created by the clement weather, and thought no more of it until someone much smarter than me said: “Your bag’s on fire.”

It was my remarkable good fortune to be sitting opposite a friend who is a chemistry teacher, and explained what had happened through a laborious sequence of rhetorical questions. What is a spare vape battery made of? What are keys made of? What happens to a lithium battery when you connect something metal to each end? What is the result of closing a circuit inside a handbag? Not only had I set my bag alight; I’d melted my keyring, which for complicated reasons held a plastic portrait of both my nieces circa 2017, and it was yet more bad luck that I was also sitting opposite my sister, who, in fairness, reacted surprisingly well to the sight of her molten children.

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Why does JD Vance keep saying loony things? | Margaret Sullivan
Published: 2026-07-07 10:00:05 | Created: 2026-07-07 10:15:38

Scratch their surface and you see exactly what he’s trying to do: stand up strong for intolerance and corruption

Given how impetuous Donald Trump is, his vice-president, JD Vance, strikes some Americans as a more stable alternative. A good bet, some of the Maga faithful believe, as the 2028 Republican nominee for president, and the eventual occupant of the Oval Office.

Every bit as rightwing as Trump but more serious and predictable – that seems to be Vance’s pitch to the public. And he clearly wants to be president; he’s as ambitious as they come.

Margaret Sullivan is a Guardian US columnist writing on media, politics and culture

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So it’s Trump 1, Belgium 4 – and the world rejoices. Nothing like failed chicanery to bring us together, is there? | Marina Hyde
Published: 2026-07-07 09:59:28 | Created: 2026-07-07 10:15:38

Joy is unbounded and when it dies down perhaps the guilty will be held to account for cheating and facilitation: perhaps they won’t. Still, enjoy the moment

Oh dear. Such a shame to see the US lose at football after their insanely embarrassing president cheated for them. Still, it really brought the world together. The last time this many people cheered on a Belgian resistance, it was 1914 and the Germans had just crossed the Meuse. As you’ll be aware, the USA were dumped out of their own World Cup on Monday night by a wholly superior Belgium, after Donald Trump boasted that he’d personally intervened in three phone calls with Fifa president Gianni Infantino to get the red card shown to USA striker Folarin Balogun rescinded. Yes, the US cheats at football. Pass it on.

You’ve heard a lot about shithousery during this tournament. We have even, excruciatingly, seen a few American commentators attempt to use the word in conversation. Guys, please, just – no. It’s not for you. You have ’erbs, “a couple things”, and “a ways to go”. But let’s call the events of the past few days by the name they deserve in all the languages of the world: Whitehousery.

Marina Hyde is a Guardian columnist

Marina Hyde’s new book, What a Time to Be Alive!, is out in September (Guardian Faber Publishing, £20). To support the Guardian, order your signed copy at guardianbookshop.com. Delivery charges may apply

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Swanson: Trump's World Cup meddling only made matters worse for rattled U.S. squad
Published: 2026-07-07 10:00:00 | Created: 2026-07-07 10:14:37

The last thing the U.S. needed before its lackluster performance in a 4-1 loss to Belgium at the World Cup was President Trump getting involved.

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From first lady to first partner: The changing role of gender and power
Published: 2026-07-07 10:00:00 | Created: 2026-07-07 10:14:37

Jennifer Siebel Newsom signaled she wanted to break down gender stereotypes by taking on the title "first partner" rather than "first lady," but this could open her up to criticism too.

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От Triton Inference Server к NVIDIA Dynamo: как изменился inference для агентов в 2026
Feed: Все публикации подряд на Хабре (https://habr.com/ru/rss/articles/)
Published: 2026-07-07 09:41:48 | Created: 2026-07-07 10:12:38

Привет, Хабр! Меня зовут Александра, я Data Scientist в компании Рафт. В этой статье я разберу NVIDIA Dynamo — новый open‑source фреймворк для инференса и проверю, действительно ли его KV‑маршрутизация ускоряет агентные сценарии.

С появлением агентных систем требования к инференсу современных ML‑моделей существенно изменились. Если раньше типичная нагрузка была предсказуемой — один запрос, один ответ и фиксированная цепочка шагов, — то в 2025–2026 годах всё стало по‑другому. Агентные системы теперь выполняют множество последовательных и параллельных вызовов моделей и инструментов в рамках одной задачи.

Triton Inference server, ставший стандартом для инференса различных моделей от компьютерного зрения до LLM, появился ещё до массового распространения агентных систем, поэтому его архитектура проектировалась под классический сценарий. В ответ NVIDIA представила новый open‑source инференс фреймворк Dynamo, заточенный под LLM, рассуждающие модели и агентов.

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Women hit fertility tipping point at 49 - even with young donor eggs
Published: 2026-07-06 23:33:47 | Created: 2026-07-07 10:12:38
Age-related changes in the womb lining may be the cause and could be treatable in the future, say experts.
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Report into mother and baby homes to be published
Published: 2026-07-07 07:57:20 | Created: 2026-07-07 10:12:37
The report will contain a number of findings and recommendations, including on areas for an upcoming public inquiry to look into further.
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Security Week 2628: опасные уязвимости в библиотеке FatFs
Feed: Все публикации подряд на Хабре (https://habr.com/ru/rss/articles/)
Published: 2026-07-07 10:10:31 | Created: 2026-07-07 10:11:38

1 июля компания runZero сообщила об обнаружении семи уязвимостей в библиотеке FatFs. Это свободно распространяемое ПО, предназначенное для использования преимущественно во встраиваемых устройствах с ограниченной производительностью. По этой причине важной особенностью данной истории является не столько серьезность уязвимостей, сколько варианты их последующего устранения. В любом случае, обнаруженные проблемы на момент подготовки этой статьи остаются незакрытыми — разработчик библиотеки не отреагировал на сообщения исследователей, а те решили не задерживать публикацию, так как, по их словам, с помощью ИИ данные проблемы скоро обязательно найдет кто-нибудь еще.

FatFs зачастую интегрируется непосредственно в код проектов встраиваемых устройств и повсеместно используется там, где требуется чтение/запись с карты памяти, флешки и вообще любого съемного носителя данных. Библиотека также имеется в крупных embedded-платформах и проектах, таких как Espressif ESP-IDF, STMicroelectronics STM32Cube, Zephyr RTOS, ArduPilot, Samsung TizenRT и других. Напрямую или опосредованно она попадает в конечные устройства — будь то любительские изделия или готовые промышленные микроконтроллеры.

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What to Watch at the NATO Summit, and Platner’s Allies Rescind Endorsements
Published: 2026-07-07 10:47:03 | Created: 2026-07-07 10:11:37
Plus, the museum that wants you to touch the art.
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WATCH: Severe storms, flooding leave trail of destruction
Feed: ABC News: Top Stories (https://abcnews.go.com/abcnews/topstories)
Published: 2026-07-07 10:09:31 | Created: 2026-07-07 10:10:37
About 60 million people are under flood threat from Ohio to Virginia to Massachusetts on Tuesday.
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Runner becomes fastest woman to complete the three peaks challenge on foot
Published: 2026-07-07 05:14:21 | Created: 2026-07-07 10:10:37
Trish Patterson, 41, from Hythe is the fastest woman to complete the three peaks on foot.
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Trump’s NATO-bashing casts shadow over U.S. pledge to defend allies
Published: 2026-07-07 20:34:28 | Created: 2026-07-07 10:09:38
NATO’s Article 5 has long promised that an attack against one is an attack against all. President Donald Trump is not so sure.
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Medicine can treat obesity, but can’t agree on what obesity is
Published: 2026-07-07 09:39:48 | Created: 2026-07-07 10:09:38
Labelling it a disease means millions will get treatment they may not need, writes Francesco Rubino
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ИИ против авторского права: можно ли обучаться на чужом творчестве?
Feed: Все публикации подряд на Хабре (https://habr.com/ru/rss/articles/)
Published: 2026-07-07 10:06:54 | Created: 2026-07-07 10:08:38

В России обсуждают законопроект об искусственном интеллекте и один из самых спорных пунктов касается авторских прав.

Сейчас в российском праве по общему правилу у автора или правообладателя есть исключительное право на произведение. Если кто-то хочет использовать книгу, музыку, изображение, фотографию, текст или ПО, обычно нужно согласие правообладателя, если нет специального исключения в законе.

По новому законопроекту использование информации из произведений и объектов смежных прав для обучения суверенных и национальных больших моделей ИИ не будет считаться нарушением при соблюдении условий: например, если у разработчика есть правомерно полученный экземпляр произведения (покупка экземпляра, подписка) или объект был доведён до всеобщего сведения и доступен для анализа без технических ограничений (выложен в публичный доступ автором).

Если проще: контент потенциально смогут использовать для обучения ИИ без отдельного согласия автора.

Для разработчиков это звучит логично: большой модели нужны большие данные. Для авторов это звучит иначе: «моё произведение взяли, на нём обучили коммерческую технологию, а меня даже не спросили».

И это не только российский спор.

В США сейчас нет единого ответа «можно» или «нельзя». Там всё крутится вокруг доктрины fair use. AI-компании придерживаются позиции: обучение модели - это трансформативное использование. Правообладатели считают: нет, это массовое копирование чужого труда для коммерческого продукта.

Именно вокруг этого идут громкие процессы, включая спор The New York Times против OpenAI и Microsoft. Бюро авторского права США в своём отчёте сформулировало осторожно: некоторые случаи обучения ИИ могут быть fair use, а некоторые - нет. Всё зависит от источника данных, цели использования, коммерческого эффекта и того, конкурирует ли результат с оригинальными произведениями.

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Microsoft продлила обновление Windows 10 еще на год
Feed: Все публикации подряд на Хабре (https://habr.com/ru/rss/articles/)
Published: 2026-07-07 10:07:14 | Created: 2026-07-07 10:08:38

У кого дома стоит старый, но ещё вполне живой ПК, тот последний год точно провёл на нервах. Windows 10 с поддержки сняли, обновления безопасности для нее выпускать перестали, а возможностей для обновления не дали. Windows 11 старый компьютер не проходит по требованиям, а купить новый сейчас – тот еще квест, учитывая, сколько стоит оперативная память. И вот, когда деваться уже было некуда, Microsoft возьми да и подкинь таким людям ещё год форы.

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The man who invented a sport and played tennis with Willy Wonka
Published: 2026-07-07 06:39:44 | Created: 2026-07-07 10:08:38
Brad Parks came up with the idea for a new sport while on a family picnic 50 years ago.
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The different ways Salah and Messi are viewed by their people
Published: 2026-07-07 09:58:33 | Created: 2026-07-07 10:07:37
Mohamed Salah and Lionel Messi will meet in the last 16 of the World Cup on Tuesday with their nations' hopes resting firmly on their shoulders.
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More Americans Than Ever Are Taking Weight-Loss Drugs
Published: 2026-07-07 08:00:05 | Created: 2026-07-07 10:06:38
The number of U.S. adults taking an obesity medication has nearly quadrupled from just two years ago.
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The New York City Plumber Who Made Over $465,000 in a Year
Published: 2026-07-07 07:00:06 | Created: 2026-07-07 10:06:37
A public housing employee made more than $465,000 in a year with overtime, while apparently running two private plumbing businesses at the same time. The city is investigating.
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Why China Fired a Long-Range Missile Into the Pacific
Published: 2026-07-07 12:59:28 | Created: 2026-07-07 10:06:37
Beijing had long tested nuclear missiles only within its borders. A rare launch over an ocean shows it is determined to narrow the gap with the United States.
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Inside the United States’ Billion-Dollar Blind Spot: Hail
Published: 2026-07-07 09:00:24 | Created: 2026-07-07 10:06:37
Scientists have never quite understood how hail works. Meet the storm chasers trying to change that.
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Estonia Won the War on Fentanyl. What Came Next Was Even Worse.
Published: 2026-07-07 09:00:37 | Created: 2026-07-07 10:06:37
By 2018, fentanyl overdoses in Estonia had plummeted. But powerful new drugs are appearing fast, with the authorities racing to respond.
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Gotham F.C., the Women’s Soccer Team, Is Leaving New Jersey for Queens
Published: 2026-07-07 07:00:13 | Created: 2026-07-07 10:06:37
After years of sharing a stadium with the Red Bulls in New Jersey, Gotham announces a partnership with the New York City Football Club at their new stadium in Willets Point, Queens.
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How a Four-Generation Cuban Family Survives on $60 a Month
Published: 2026-07-07 09:12:04 | Created: 2026-07-07 10:06:37
The U.S. oil blockade has deepened a humanitarian crisis, forcing Cubans to lean on the island’s long tradition of community solidarity to provide a cushion.
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New York’s Best Burgers
Published: 2026-07-07 13:31:59 | Created: 2026-07-07 10:06:37
The best of New York’s dynamic dining scene (mostly) between two buns.
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The History at the Smithsonian That the White House Finds Unpatriotic
Published: 2026-07-07 13:35:35 | Created: 2026-07-07 10:06:37
The administration’s report criticizing the National Museum of American History echoes themes of President Trump’s push to reshape the American story.
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Anthea Hartig, Smithsonian Museum Director, Faces the White House’s Wrath
Published: 2026-07-07 09:03:56 | Created: 2026-07-07 10:06:37
Historians defended Anthea Hartig, director of the National Museum of American History, after the Trump administration accused her of spreading “radical activist ideology.”
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Abandoned by Allies, Graham Platner Faces Pressure to End Maine Senate Campaign
Published: 2026-07-07 09:04:21 | Created: 2026-07-07 10:06:37
After Graham Platner, the Democratic nominee in Maine, was accused of rape, much of the party and several key supporters turned against him.
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Female US rower reflects on ‘surreal’ record-breaking journey from California to Hawaii
Feed: World news | The Guardian (https://www.theguardian.com/world/rss)
Published: 2026-07-07 10:00:04 | Created: 2026-07-07 10:05:38

Kelsey Pfendler, 32, says she hopes her solo 2,400-mile trek across the mid-Pacific inspires other women to take risks

A Grand Canyon river-rafting guide who recently became the first US woman to row solo from California to Hawaii – traveling in record time – says she hopes her accomplishment inspires other women to push their limits and take risks.

“It’s really motivating to think [that], maybe one day, I will get to see another woman work even harder to do what I did,” Kelsey Pfendler, 32, told ABC’s Good Morning America program on Monday, three days after completing the record-setting journey across the mid-Pacific. “And it would be so special to watch.”

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Red scare revived as Trump leads push to attack Democrats as ‘communists’
Feed: World news | The Guardian (https://www.theguardian.com/world/rss)
Published: 2026-07-07 10:00:06 | Created: 2026-07-07 10:05:38

In wake of primary wins by leftwing candidates in New York and elsewhere, president has resorted to well-worn tactic

Moments after Donald Trump rang the ceremonial opening bell on Monday, starting the trading day from the Oval Office, 232 miles north on Wall Street, the US senator Ted Cruz celebrated the president’s new savings accounts as his administration’s “New Deal”.

“But instead of having government taking care of everyone,” the Republican senator declared, “Trump accounts are about making every child and every American a capitalist.”

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‘Serious consequences’: Farage attacks Sky News after question about George Cottrell
Feed: World news | The Guardian (https://www.theguardian.com/world/rss)
Published: 2026-07-07 09:50:33 | Created: 2026-07-07 10:05:38

Reform UK leader confronts journalist after question about gifts from friend and convicted fraudster

Nigel Farage has said Sky News bosses face “serious consequences” in an outburst triggered by questions over fresh revelations about his finances.

The Reform UK leader has faced renewed scrutiny after the Sunday Times revealed he had received funding from his longtime ally, the convicted fraudster George Cottrell.

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British Space Startup Launches Longevity Lab Into Orbit
Published: 2026-07-07 09:57:12 | Created: 2026-07-07 10:03:38
The lab will beam back data to train AI models to predict how proteins behind age-related diseases like Alzheimer’s and certain cancers behave.
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People Used to Control Machines. They Don’t Anymore
Published: 2026-07-07 10:00:00 | Created: 2026-07-07 10:03:38
In a world regulated by devices, humanity has become disconnected from the physical world—from stick-shift cars to postcards.
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Erling Haaland Is Everywhere at the World Cup. Most of It Is AI
Published: 2026-07-07 10:00:00 | Created: 2026-07-07 10:03:38
Norwegian striker Erling Haaland isn’t just a footballer anymore. He’s become an internet character perpetuated by fans and AI.
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Pete Holmes Is Not Reading Your Email
Published: 2026-07-07 10:00:00 | Created: 2026-07-07 10:03:38
“You can make a living, you can have a life, and leave 55,000 emails unread with a big fuck off.”
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Senate Democrats push Trump-affiliated companies for answers about IRS settlement
Published: 2026-07-07 10:00:15 | Created: 2026-07-07 10:03:37
Democratic Sens. Elizabeth Warren, Chuck Schumer and Ron Wyden are probing whether companies affiliated with the Trump family are included in a DOJ deal to resolve a lawsuit brought by President Trump.
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Democrats Stevens and El-Sayed spar in tense Michigan Senate debate
Published: 2026-07-08 03:39:21 | Created: 2026-07-07 10:03:37
The debate comes days after a third candidate, Mallory McMorrow, suspended her campaign.
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Выкручиваем сложность пароля на 150-200% в РЕД АДМ Промышленная редакция (с помощью ePSO)
Feed: Все публикации подряд на Хабре (https://habr.com/ru/rss/articles/)
Published: 2026-07-07 09:59:40 | Created: 2026-07-07 10:01:38

Привет, Хабр! На связи Дмитрий, инженер по инфраструктурным решениям в компании РЕД СОФТ. Сегодня будем расширять парольные политики в РЕД АДМ — минимум теории, больше практики. Покажу, как подготовить инфраструктуру, создать и применить расширенную политику, а также расскажу, какие нюансы стоит учитывать при работе со схемой. Даже самый требовательный офицер безопасности будет вами гордиться.

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BPF XDP DNS: оптимизации, которые мы заслужили (часть 1)
Feed: Все публикации подряд на Хабре (https://habr.com/ru/rss/articles/)
Published: 2026-07-07 10:00:08 | Created: 2026-07-07 10:01:38

Ошибки в работе компонент DNS могут приводить к инцидентам: нагрузка за секунды возрастает на порядки, а с учётом политики обработки ошибок timeout и retry на клиентах — быстро приобретает лавинообразный характер. Такое случалось в истории эксплуатации нашего внутреннего рекурсивного контура DNS. Отказы в обслуживании создавались небольшим числом внешних запросов, которые обрабатывались параллельно с внутренними. Но в результате их расследования нам удалось преодолеть фундаментальные ограничения функционирования DNS‑сервисов.

Меня зовут Олег Горохов, в Yandex Infrastructure я работаю в команде управления трафиком. В этой статье поделюсь, как мы оптимизировали процессы обработки в задаче классификации и изоляции DNS‑запросов — и в итоге исключили влияние внешних запросов на внутренние благодаря перераспределению ресурсов. 2 мкс — ровно столько сейчас требуется выбранному методу для ответа на запросы в прод‑контуре. Это на три порядка быстрее, если сравнивать с традиционными ответами обычных DNS‑серверов.

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‘Serious consequences’: Farage attacks Sky News after question about George Cottrell
Published: 2026-07-07 09:50:33 | Created: 2026-07-07 10:00:38

Reform UK leader confronts journalist after question about gifts from friend and convicted fraudster

Nigel Farage has said Sky News bosses face “serious consequences” in an outburst triggered by questions over fresh revelations about his finances.

The Reform UK leader has faced renewed scrutiny after the Sunday Times revealed he had received funding from his longtime ally, the convicted fraudster George Cottrell.

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Newcastle close in on signing Ajax generational talent Sean Steur for £23m
Published: 2026-07-07 09:46:07 | Created: 2026-07-07 10:00:38
  • Howe rebuilding side after Tonali and Gordon exits

  • Widely hyped as Amsterdam club’s next De Jong

Newcastle are close to completing the signing of Sean Steur from Ajax for about £23m. The two-footed central midfielder is only 18 but has been widely hyped as the Amsterdam club’s brightest emerging midfield talent since Frenkie de Jong.

While De Jong left for Barcelona in 2019, Steur, who can operate as a No 6 or a No 8, seems almost certainly Tyneside bound. At St James’ Park he is likely to start next season competing with Lewis Miley to fill Sandro Tonali’s old central midfield role and will be given time to adjust to the Premier League’s physicality.

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Rising star Alexandra Eala wins hearts and minds but falls to Jasmine Paolini
Published: 2026-07-06 19:08:08 | Created: 2026-07-07 10:00:38
  • Eala loses her first grand slam last-16 match 6-4, 4-6, 6-3

  • Paolini inspired by seeing Federer in Royal Box

Alexandra Eala left Centre Court with her hands shaped into a heart and a simple mantra for her millions of ­followers. “Never say die and play every point like your life depends on it,” she said.

The 21-year-old certainly lived up to those words before her dream here ended in the last 16 with a painful defeat to Jasmine Paolini, 6-4, 4-6, 6-3.

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Arthur Fery whips up Centre Court crowd by never knowing when he is beaten | Andy Bull
Published: 2026-07-06 20:57:37 | Created: 2026-07-07 10:00:38

British wildcard has no quit in him and fought back to deny Grigor Dimitrov and reach the Wimbledon quarter-finals

Who the hell taught Arthur Fery when to know when he’s beaten? It’s easier to kick nicotine than it is to make this kid quit. He made it through to the fourth round by twice fighting his way back after trailing by a set and a break to defeat Zizou Bergs in a fifth‑set tie‑break, and now he’s gone on to the quarter‑finals by doing it all over again after being a set and a break down against Grigor Dimitrov.

There are brick walls with more ive in them. Against Dimitrov the 23‑year‑old Fery, who has never made it past the second round of a grand slam tournament, almost lost, almost lost, and almost lost again. And then in the end, he won.

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An economist makes the case for Zohran Mamdani’s rent freeze
Published: 2026-07-07 10:00:00 | Created: 2026-07-07 10:00:38
New Yorkers, including union activists, members of the New York State Tenant Bloc, gathered outside the LaGuardia Community College in Long Island City, New York City, on May 7, 2026, to demand a rent freeze on rent-stabilized apartments. | Selcuk Acar/Anadolu via Getty Images

As America’s housing crisis deepens, policymakers are increasingly turning to an old idea for improving affordability: making large rent increases illegal.

In recent years. Oregon, Washington, and California have enacted statewide rent controls. In 2024, the Biden administration floated a nationwide cap on rent increases for large buildings. And last month, New York’s Rent Guidelines Board approved a two-year rent freeze on the city’s roughly 1 million stabilized units, fulfilling one of Mayor Zohran Mamdani’s signature campaign promises.

Key takeaways:

• Rent control measures tend to be enacted in cities where housing construction is already constrained by other factors.

• It’s not clear that rent regulations discourage homebuilding, when new construction is exempted.

• If poorly designed, rent control can negatively impact the quality and supply of rental housing.

While rent control has long had some appeal to voters, it has historically provoked consternation among economists. In one 2012 survey, just 2 percent of economists agreed with the statement that local rent regulations “had a positive impact over the past three decades on the amount and quality of broadly affordable rental housing.”

The reasoning behind such skepticism is simple: When you make it less profitable to provide rental housing, people produce less of it. As a result, rent control reduces the supply of housing — and thus tends to make cities less affordable in the long run. 

But this orthodoxy may soon be overturned – or so argues J.W. Mason, chair of the economics department at New York’s John Jay College of Criminal Justice and a senior fellow at Groundwork Collaborative, a progressive think tank.

In Mason’s view, the evidence that rent regulations discourage construction has been widely overstated: When designed well — and paired with zoning reforms — rent controls can protect tenants from displacement without reducing the long-term supply of housing.

We spoke this week about the case for (and against) rent control in general and New York City’s policies in particular. Our conversation has been edited for clarity and concision. 

Among mainstream economists, conventional wisdom holds that rent control measures are misguided, partly on the grounds that they reduce the long-term supply of housing. In your view, what does that analysis get wrong? 

When we talk about rent regulation, we’re typically talking about markets where there are already very substantial constraints on housing supply. Nobody is trying to pass rent regulation in exurban Texas or the Atlanta suburbs, where you have a lot of new housing construction. 

Where it’s relatively easy to build housing, rents are going to be closely tied to the cost of building and operating new housing because, if you charge a lot more than that, then you create an opportunity for competitors. 

The markets where you have rent regulation are markets like New York City, San Francisco, and a lot of European cities — places where there’s already really hard constraints on the capacity to build new housing. And in cases like that, where supply is already constrained by land use rules or just by an absolute scarcity of buildable land or by other factors, you’re not going to get any additional limitation on supply from rent regulation. 

In that context, owners of existing housing collect rents in the broad, economic sense — income that doesn’t derive from any contribution they’ve made to production, but merely from others’ inability to build. Under those conditions, the only thing rent regulation does is redistribute some of that economic rent from property owners to tenants.

Most critics of rent control oppose restrictive zoning too. So, I think they might say that we should focus on ending the conditions that allow landlords to extract economic rents in the first place, rather than on redistributing them.  

There’s an argument that, if we could achieve deep supply-side improvements in housing, we wouldn’t need rent regulation to the extent that we currently do. And I think that’s a perfectly reasonable argument. But it does not do any good for tenants who are facing displacement today. The fact that you have a different long-term goal does not remove the need for dealing with the short-term problem. 

And there are good reasons to think that rent regulation is desirable, even if we think the real problem is on the supply side. For one, I think the politics of dealing with supply issues are much easier if you also have rent regulation. A lot of opposition to addressing supply-side problems is a perception that if you get new development, then that’s going to lead to displacement of people in the areas where development is taking place. 

We can debate how true that is. But it’s a very deeply held perception. So, to the extent that you can offer real security to existing tenants, you remove one of the big sources of public opposition to supply-side measures: You don’t need to oppose removing restrictions on new housing because you are locked in. You are safe. Your landlord cannot kick you out to get somebody higher-paying in. 

And honestly, I think that politics is very clear here in New York. I think that you would not have gotten the City of Yes land-use reforms, or the zoning reforms that passed on the ballot initiatives this past year, or a progressive like Zohran Mamdani coming out in favor of supply-side measures to increase housing production, if we had not strengthened the rent laws back in 2019.

Putting the politics to one side, do you think there is any tension between restricting rents and increasing construction? Say a city rolls back some of its restrictions on homebuilding, and new construction stops being effectively capped by zoning rules. If that city adopts rent controls, will that reduce the supply of housing at the margin? Or is that supposed tradeoff entirely illusory, in your view?

There’s no deterrent effect to many rent regulations, including those in New York City. Obviously, you can hypothetically imagine a much more rigorous form of rent control that could discourage new construction. I’m not going to say that it is impossible for that to happen. I think that we’re just very far from that point.

This is largely because new construction is typically exempt from rent control. In New York City, you are only required to comply with rent regulations if your building is more than 50 years old. And developers aren’t deciding whether to build based on how much rent a project will yield 50 years in the future

The longevity of housing just makes it different from other goods. People often say, “If you impose a hard cap on milk prices, people will find it less worthwhile to produce milk. And we’re going to have shortages of milk in the stores.” We can debate whether that’s always true. But it’s a reasonable argument, since milk is consumed shortly after it’s produced. So your decision to produce more milk really is based on the price that you can get for that milk today. 

But housing is at the opposite extreme. The median building in New York is 80 years old. When that housing was first produced, the price it’s going for today was not a factor. 

Now, I should add that in New York City, the buildings with the highest rates of rent regulation are actually newer buildings. But that’s because developers voluntarily opt into the rent regulation system, as a condition of getting tax subsidies. At that point, clearly you’re not having a negative effect on supply when this is a voluntary decision.

Is that necessarily true? In theory, the tax subsidies are supposed to encourage housing investment. And developers weigh the benefit of those subsidies against their costs: If you accept them, you need to provide some units at below-market rates. So, if New York City makes providing rent-stabilized units less profitable — by freezing rents — then don’t the subsidies become less valuable? And wouldn’t that theoretically make investors slightly less inclined to fund new housing, all else equal?

Well, we’re seeing more new housing constructed in New York City right now than we’ve seen in many decades. So clearly something is working. And maybe what’s working is just that incomes are rising, that demand for housing in the city is rising. 

But in my opinion, the tax abatements are badly structured. I really would not support housing development that way. But a huge fraction of new housing that gets built in the city uses these tax credits. So I think clearly they’re attractive to developers. Clearly, it’s a worthwhile trade-off.

For critics of rent control, one study looms especially large: In 2018, a team of Stanford economists examined the impact of San Francisco’s rent control expansion in the 1990s. And they found that the policy led to a 15 percent reduction in the rental housing supply, which pushed up rents in the city by 5.1 percent. But in my understanding, you think the implications of that research are widely misinterpreted.

Yeah. I think that’s really a study about poor regulatory design. What it shows is: If you impose strict rent regulations — but you don’t restrict people’s ability to convert rental properties to other uses — that may encourage landlords to convert rental housing into condos.

In the study, rental housing supply did not fall because of a decline in new construction. It fell because of condo conversions. And that distinction is important. If you have rental housing that’s converted to condos, that’s not reducing the overall supply of housing, but only that of rental housing. And it’s not necessarily increasing the cost of housing: It may be increasing market rents in the unregulated sector, but decreasing the cost of condos for condo buyers. 

In any case, a well-designed rent regulation, like New York City’s 2019 reforms, can simply disallow people from moving housing out of the rental market in that way.

Many have argued that rent stabilization in general and New York City’s 2019 reforms in particular have negatively impacted the quality of the housing stock. Specifically, the argument is that landlords respond to rent restrictions by cutting back on maintenance. Is that a serious risk?

Of all of the concerns that you’ve raised, that is the most legitimate. I don’t think that we’re really seeing that yet. If anything, we’re seeing a reduction in a number of units that seem to have severe maintenance problems in New York. But you know, some people think we should not just have a rent freeze here, but a rent rollback. So, you roll back rents by five, 10, 15, 20, 25 percent, you’ll eventually reach a point at which you have real problems with building owners not doing basic maintenance and buildings falling into disrepair.

I’m not sure what the number is. But clearly there’s a number where that happens. But I think we’re a very long way away from that. The vast majority of buildings are renting for much more than their operating and maintenance costs. The Rent Guidelines Board does studies. They suggest that the median margin is on the order of 40 or 50 percent. 

As you’ve written, there is a minority of stabilized buildings in which maintenance and operating costs already exceed their total rents. But you attribute that primarily to the poverty of such buildings’ tenants, rather than to excessive restrictions on market rents?

I think that’s generally the case. There’s a sector of nonprofit-owned buildings, which tend to be the ones with the lowest rents and the lowest-income tenants. And in many cases, those buildings do face real problems with maintenance and upkeep. But they’re often not increasing rents even by the regulated amount, since tenants in these places simply can’t afford to pay more. In those cases, I think at some point you need either targeted subsidies or a change in ownership. But this is a very small fringe of buildings.

To name one last criticism of rent control: Some economists argue that it promotes an inefficient allocation of housing. The argument being: If you let people pay a below-market rent — on the condition that they don’t move — then you’re encouraging them to stay in place. And this leads to things like, for example, empty-nesters continuing to occupy three-bedroom apartments, which would have more utility for younger families. 

I think we should recognize that there is a legitimate social interest in saying: Somebody who’s lived in an apartment for 15 years has a right to remain there, even if their landlord decides they could get a higher income by renting to somebody else. I think that’s a perfectly reasonable social goal. 

And I think doing that actually makes the housing market more flexible and efficient. Why? Because it means that there’s less pressure to become a homeowner in order to get that security. Right now, in most markets, if you want security of tenure, the only way to get it is through ownership. 

And ownership really locks you in. The transaction costs from buying and selling a house are very large. And obviously, in many cases, you get a financial risk, since a house is your main form of savings. If you sell at the wrong time, you lose a lot of money. So we get people who are locked into houses. They don’t have the same degree of geographic mobility. They can’t move to where the job opportunities are better. They stay in a big house even after their children are grown, which would really be better used by a younger family. If we give more security of tenure to renters, more people will choose to rent, and we’ll have actually, I think, a more flexible and efficient housing market. 

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