Here's Why Hoboken Rent Control Changes Are Controversial; Virtual Forum Wednesday

HOBOKEN, NJ — Rent control in Hoboken is always complicated: No one wants to see a tenant who's set down roots suddenly spend all their money to move, or have to change their kids' schools. But landlords also have to afford to maintain their properties.

What's the right balance to strike?

And if landlords don't follow the existing laws, how can a tenant find the means to fight?

Attorney Barry Sarkisian was retained by the Hoboken City Council 48 days ago to recommend changes to the current Rent Leveling and Stabilization Ordinance.

Last Wednesday, a little under six weeks later, six out of the nine Hoboken City Council members voted to introduce the changes. Two other members suggested the council take more time to review the matter.

The majority vote means the changes could be approved via a final vote at any future meeting, including next Wednesday, Feb. 1.

In the past, rapid changes to the ordinance, which went into effect in 1973, have wound up in court. (See A 2002 History: 30 Decades Of Rent Control: Are The Laws Still Valid?)

What does the Rent Leveling and Stabilization Ordinance do? It limits rent increases to the increase in the Consumer Price Index Each Year, often 3-8 percent, but also provides several exemptions to help landlords. When a tenant leaves (hopefully voluntarily) after three years or more, landlords gets a "vacancy decontrol" and can increase the rent 25 percent for the next person. Landlords can also pass along tax increases and other surcharges.

Then, of course, there are complications: Some long-term affordable units have come off rent control after decades, and Hoboken will have to determine how they're handled.

To put it simply: It's not simple.

The Most Recent Changes

Recently, both longtime tenant advocates in Hoboken and a landlord's/taxpayers' group expressed their dismay with some of the proposed changes, while others are debating what they mean. (See last week's story here.)

At the council meeting last week, Council President Emily Jabbour, Councilman Phil Cohen, Councilman Michael DeFusco, Councilman Michael Russo, Councilman James Doyle, and Councilman Joe Quintero voted to introduce the amendments to the ordinance.

Members Ruben Ramos, Tiffanie Fisher, and Jennifer Giattino asked to table or postpone the amendments.

Fisher suggested that the council take more time to consider the changes so all nine council representatives could get behind any alterations, according to a story in the Hudson Reporter.

Giattino said that some changes were made to the ordinance before the meeting that she hadn't even been aware of, nor had a chance to consider.

The council can now hold a second vote, hearing, and final vote all in the course of another regular meeting.

The changes are spelled out at the end of this packet.

Virtual Meeting Planned

A virtual meeting has been planned just to discuss the proposed amendments. If you want to attend, adjust your schedule soon: It's this Wednesday, Jan. 25.

"The Department of Community Development and Division of Housing will present information on proposed amendments to the rent control ordinance that were adopted on first reading by Hoboken City Council at the Jan. 18 council meeting," said a message from the city late last week.

Links To Attend

This meeting will be held via Zoom Webinar on Wednesday at 6 p.m. Attendees must pre-register at hobokennj.gov/rent-control-meeting.

The link and Zoom information is here.

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