Rents At 2 Waterfront High-Rises Now Limited By Hoboken Rent Control: City

HOBOKEN, NJ — Marineview Plaza is one of Hoboken's older residential high-rises, and because it was founded with moderate-income rents, it's still one of the most affordable. But that status was poised to change in the last few years after new owners bought the building.

The city began negotiations with the owners last year and recently announced that the landlords will now register the building under the city's Rent Control ordinance, which usually limits increases to 5 percent or less.

With more corporate landlords buying Hoboken apartment buildings, debate has raged over whether some of the buildings are subject to Hoboken's 1972 Rent Control Ordinance.

The law, which has been amended several times since 1972, restricts increases to the Cost of Living Adjustment, but offers vacancy decontrols and allows landlords to apply for "hardship increases."

It's an attempt to balance tenants' need for housing stability with landlords' need to make a return on their investment and maintain the buildings.

But it's not always clear which buildings fall under rent control.

Is Your Building Under Rent Control? And Why?

Developers of projects built in 1987 and after were permitted to apply for a state exemption to local laws. Some landlords who recently purchased buildings in Hoboken were unable to find the original paperwork or prove the building complied with the exemption. READ MORE: 3 Large Landlords File Suit Against Hoboken

The two-tower Marineview complex was built as part of a government program in 1975 and kept rents affordable, with some that are still lower than $1,500. But officials have said that the tenants of the 432-unit complex, some of whom are seniors, cannot afford high increases.

The city argued that even though the original program ended, Marineview should fall under rent control. Recently, their negotiations with the owners proved fruitful.

'Align With The Guidelines'

The city announced that Marineview’s attorneys have confirmed that the property will register under rent control for 2025. They also said that rents increased by only 3.6 percent in January 2024, and that they will increase by 3 percent again this year.

"These increases align with the guidelines set forth by the city’s rent control ordinance and state regulations," the city said. "The city and Marine View Plaza will work together over the next several weeks on needed steps management must take to register the buildings under rent control, and any additional instructions for tenants."

Can't Leave Units Vacant

City officials have also requested information regarding the number of vacant apartments at Marineview Plaza to assess potential violations related to unit warehousing, the city said.

In the mid-1980s, when longtime tenants were forced out of Hoboken due to condo conversions, the city passed "anti-warehousing laws" that prohibited landlords from holding units vacant for months to await a more favorable housing market. The idea was to ensure that people did not wind up priced out of town while apartments sat empty.

“I am very glad to share the news that Marineview Plaza will be registering under city rent control, a position that we have long held that will give much-needed clarity to tenants,” said Mayor Ravi Bhalla. “From the very beginning, my administration has been steadfast that any unjustified rent hikes will be fought, tooth and nail, by the city and our efforts have finally paid off."

He added, "I would like to thank Councilman Presinzano and the city councilmembers for their partnership, as well as the Marineview landlord for their recent cooperation on an amicable resolution, as this has been a multi-year saga.”

“I want to thank the mayor and his administration for listening to my ideas, that we need to be firm with MVP and get a solution for the residents quickly because year after year they faced unnecessary stress,” said Presinzano, the councilman for the 1st Ward including Marineview.

“This is a great example of how unity leads to the right outcome," he added.

The city said that Marineview Plaza had been summonsed for failing to comply with rent laws.

Once Marineview Plaza registers with the city’s Rent Control and Stabilization Office, provides vacancy information, and confirms that rent increases comply with the law, the city will move to dismiss the summonses, the city said.

What About Hoboken Tenants Fighting Much Larger Increases?

The city has recently passed other laws to protect tenants from rent increases that have been among the highest in the nation — and much larger than what Marineview tenants face.

Tenants are often unaware that state and city laws protect them from "unconscionable" increases, whether their building is subject to local controls or not. Tenant also are often unaware that landlords often cannot evict a tenant simply because a building has a new owner. New Jersey's "Just Cause for Eviction" laws apply to many rentals throughout the state.

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