UPDATED: Who's The Most Independent Hoboken Mayoral Candidate Of Them All?

HOBOKEN, NJ — One candidate in Hoboken's mayoral runoff took more than $100,000 in donations from developers. The other never spoke critically of the existing mayor until the last year, leaving other opponents to get tossed out of town hall and other consequences when they spoke out.

In Hoboken's mayoral election on Nov. 4, six candidates vied for the top spot. The top two candidates, who head to a runoff on Tuesday, each got only about a quarter of the vote in town.

Those who supported other candidates have a range of factors to consider before they make their decision Tuesday.

They might, for instance, question which candidate will be the most independent when it comes to other politicians, and/or campaign donors.

Thousands From Developers

Michael Russo, the city's 3rd Ward councilman, took more than $100,000 in donations from a few developers, according to an analysis prepared recently by a tenant group.

Among them was a local landlord cited in articles about tearing down rent controlled units and tenants feeling pressure to leave.

While both Russo and Jabbour have spoken about the need to make sure tenants can afford their rents, Russo has mainly said he wants more affordable housing built. But that doesn't protect existing tenants.

Jabbour has said she supports "right to counsel" like in Jersey City, which is free legal help for tenants being evicted.

The City Council recently passed a law to require landlords to justify a rent increase of more than 10 percent in a year, but the penalty for not doing so is $1,000 — which might not deter a corporate landlord. But the penalty can also be used in court if a tenant says their increase is "unconscionable."

What Else?

Jabbour's potential lack of independence also has been questioned. Her former ally, outgoing Mayor Ravi Bhalla, will now be the state assemblyman for Hoboken and Jersey City. Will she be silent rather than clash with Bhalla when needed?

Last year, when Hoboken's former director of human services was arrested, Jabbour said, "With respect to Leo, I absolutely shared my concerns about what was happening in the Recreation Department with multiple other parties in City Hall" — but she hadn't spoken out publicly, while others raised concerns.

Jabbour was asked this week how she could ensure that she won't be silenced by other powerful politicians.

The Answers

Patch asked Russo whether the public could count on him to support them if they were at odds with a landlord — particularly a donor.

Russo responded, in part, "I'm glad the issue you're writing about is independence, because I've been an independent leader for my whole political life. Unlike Councilwoman Jabbour, I have time and time again been re-elected as a Democrat independent from any political machine..."

"With regard to campaign donations, no donation has ever compelled me to vote in a particular way, including any donation from a landlord or developer. There are multiple examples of this: I voted to decrease the cap in rent increases in rent-controlled units from 7.5 percent to 5 percent, voted to ban landlords from using algorithmic price-fixing to increase rents, and voted to strengthen rent-control oversight by requiring landlords to submit proof of prior rent when registering units under our rent control laws.

"I've also met with countless tenants privately and advocated for them directly—in the recent case of the city's lawsuit against the Jordan just to name one example (attaching the letter I sent to the mayor in September at the behest of tenants). People who I've known for decades and happen to be landlords or developers contribute to my campaign because, frankly, they want to see Hoboken better off...

"Currently, NJ law prohibits 'unconscionable' rent increases without specifically defining a number, relying instead on multi-factor tests including the amount of the increase, disparity in bargaining power, etc.; this superseding language essentially prevents municipalities from passing their own definitions because it virtually guarantees (and corporation counsel has advised accordingly) that the city would be sued and lose if we tried to 'go above' state law. The solution, in my view, is to form a coalition and work with our Senator and Assemblymembers to get this passed through the Legislature.

"But that doesn't change the fact that tenants are still struggling. On top of my plan to expand working-class housing supply, I have pledged that under a Russo administration any landlord who is skirting their affordable housing obligations or participating in warehousing will be held to account, without exception."

Jabbour's Responses

Besides questions about independence from Bhalla and other politicians, Patch asked Jabbour about her recent campaign literature that ties Russo to Trump supporters. Russo has responded that he votes Democratic but has friends who voted the other way. Russo also pointed out that Jabbour has a Republican on her council slate, Steve Firestone. (See both candidates' Q&A, linked below, in which they both address their feelings on national politics.)

Jabbour's answers:

"I’ve always approached public service with independence and integrity, and as mayor, I will be accountable only to the people of Hoboken. I’m not beholden to special interests or to Mayor Bhalla or any other political benefactor. My focus is, and has always been, doing what’s right for this community. My commitment to becoming mayor comes from a genuine desire to keep Hoboken moving forward, not from political ambition. I bring a fresh perspective and a collaborative approach, unlike my opponent, who has spent more than 20 years making decisions that often served his own political interests...

"Every council member has their own style, and mine has been consistent for eight years: I work professionally with City Hall staff, I communicate respectfully, and I use my voice at council meetings to contribute, not to find a moment to clip for social media or a campaign. My record is built on steady, honest work, not on theatrics. By contrast, my opponent often resorts to loud criticism of proposed budgets to appear tough on taxes while making promises that sound good, but can’t realistically be delivered - like a floating pool or relocating a private shelter onto public land...

"When I have had disagreements with Mayor Bhalla, I have often expressed those in private and worked through them to get better results...as an effective legislator, I worked with my council colleagues to table proposals I couldn’t stand behind. That’s how a good government functions. The bottom line is that I have stopped policies that were wrong for Hoboken...

"Michael Russo claims to be a Democrat, yet he shows up at Jack Ciattarelli fundraisers and cozies up to extremist MAGA supporters ... And let’s be honest: no one takes hundreds of thousands of dollars from a family that happens to be Hoboken's largest landlord without strings attached...

"Steve Firestone is a college finance professor and a longtime member of Hoboken’s zoning board, with a record of public service and community involvement that speaks to who he is. Steve isn’t a politician, and he certainly isn’t a Trump supporter. He is a registered Republican and that is very different from MAGA...

"Affordable housing has always been a top priority for me, and keeping Hoboken affordable requires a multi-pronged approach, including stopping the warehousing of units. I’ve been actively involved in this issue, pushing the administration to increase inspections and issue violations when necessary. It’s also why, last year, I partnered with Councilman Quintero to introduce a Right to Counsel plan, ensuring that every resident has access to the representation they need. As mayor, protecting renters’ rights will be a core focus of my administration."

How To Vote?

Not sure how else the candidates differ? Patch posted profiles and Q&A with them last month. Read them here:

• Emily Jabbour
• Michael Russo

(Got a letter about the election or other issues? Post it on your local Patch yourself for free using these instructions.)

Hoboken's salary ordinance states that the next mayor will be paid $130,000 and the Hoboken City Council members are paid $35,000. The council president and vice president start at $40,000 and $37,500, plus benefits.

More Voting Details

The polls will be open Tuesday from 6 a.m. to 8 p.m.

Find your polling place by inputting your address here.

For New Jersey voter information and procedures, look here.

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