Providence City Council Holds Public Hearing on Rent Stabilization Act – February 18, 2026
Providence City Council Holds Public Hearing on Rent Stabilization Act – February 18, 2026
The Providence City Council's Hope Committee held a public hearing on the proposed Providence Rent Stabilization Act (ordinance amending Chapter 13 of the Code of Ordinances) on February 18, 2026. The hearing featured over 80 speakers, including city officials, landlords, tenants, and community advocates, who provided testimony on the potential impacts of the ordinance. No vote was taken; the committee will deliberate on the testimony at a future meeting.
Public Comments & Testimony
Positions in Support:
- Many tenants, members of Sistifier, and community organizations expressed strong support, citing personal experiences with rent hikes of 40-50% or more, displacement, and homelessness. Speakers argued that a 4% annual cap would provide stability and predictability, prevent sudden rent shocks, and allow families to remain in their homes. Testimony highlighted that Providences rents have risen faster than wages, making it the least affordable metro area for renters. Some supporters emphasized that the ordinance includes exemptions for new construction and small owner-occupied landlords.
- Representative David Morales and others noted that median rents increased 40% between 2020 and 2024, and that Providence Public Schools reported over 300 chronically homeless students. Supporters also cited public health research linking rent burdens to increased homelessness, food insecurity, and stress-related illnesses.
- Some economists and researchers (e.g., Dr. Molly Richard, Naoko Shibusawa) argued that peer-reviewed studies show rent stabilization does not necessarily reduce housing supply when properly designed, and that the negative examples often cited (e.g., St. Paul) are based on flawed analyses.
Positions in Opposition:
- Chief Financial Officer Larry Mancini estimated the ordinance could lead to a property tax revenue loss of $1.9 million to $17.5 million, potentially shifting tax burdens onto single-family homeowners. Housing Director Emily Friedman warned that similar policies in St. Paul led to an 80% drop in new housing permits while rents still increased, and that Portland, Maine experienced administrative backlogs.
- Many small landlords testified that the 4% cap would not keep pace with rising costs (taxes, insurance, utilities, maintenance), forcing them to raise rents annually by the maximum or sell their properties. Several argued that the ordinance would discourage investment and maintenance, leading to deterioration of the aging housing stock.
- Representatives from realtor associations (e.g., Greater Providence Board of Realtors, NAHREP) and developers said the ordinance would reduce housing supply by making new construction and rehab less financially viable. They advocated for zoning reforms, targeted rental assistance, and incentives for building rather than price controls.
- Opponents also cited constitutional concerns, potential litigation, and the cost of implementing a rent regulation board.
Discussion Items
The hearing focused entirely on the proposed Rent Stabilization Act. Council members did not deliberate during the hearing; they listened to public testimony. The chair noted that the committee would meet on Monday, February 23 (time TBD) for deliberation and that additional public listening sessions are scheduled:
- Tuesday, February 24, 5:30 p.m. – South Side Rent Stabilization Listening Session at the South Side Cultural Center.
- Wednesday, March 4, 6:00 p.m. – Federal Hill/West End Rent Stabilization Community Meeting at Bell Street Chapel.
Key Outcomes
- No vote was taken.
- The committee will hold a closed deliberation on February 23, 2026, to review testimony.
- Additional public input opportunities will occur at two more listening sessions in late February and early March.
Meeting Transcript
I pledge allegiance to the flag. Moment in time that took place in Potucky and for the family. Remind everyone that as you came in, you saw a sign there that uh had some of the practices to keep this conversation in this hearing respectful and addressing it to the chair and I'm making it personal. I also like to remind everyone that this uh hearing is being streamed in YouTube. I also like to remind everyone that this uh hearing is being streamed in YouTube, uh so you're able to uh see it on your phone and play it back, but also I also thank uh those who are here uh such as the um frequent uh media that's always in this uh in these venues. Uh thank you for being here. Also the emergency exits as you as you know they're to your left and to your right and to the rear uh as you go down the stairs the same way if you notice on the first floor exits on in the rear and both sides. As you also may know, uh on the second floor, the restrooms are being uh rehabbed. So if you need to use the restroom, the downstairs in the first floor. I ask everyone to respect uh the chambers, respect uh the message, speak to the issue, and I also encourage organizations that feel that they're delivering almost the same message if they have a lot of members, that's up to you. Uh that if you would like to step forward and speak on behalf of that organization and just bring your members and say we are 10 or 15 strong here, you have that option. But we are committed to be in this chambers as long as possible, so that way we can listen to your feedback, to your recommendations, whether the pros or cons. I also would like at this time also to recognize my colleagues, the vice chairwoman Shelley Peterson to my right, uh Councilman Miguel Sanchez, Councilwoman Sue Andua, and Justin Councilman Justin Royas. In addition to uh our colleagues, from my left to the right, we have Councilman John Goncalves, Councilwoman Jill Davidson, Majority Leader Pedro Espina Pedro Espinar, Councilman Espinal, Councilwoman Mary K. Harris, and our councilwoman and president Rachel Miller. So with that said, I welcome all of you, and also I'll say this in English and Spanish. If you have a language barrier or need uh some translation or you want to help someone, there's a QR code outside that if you go use your smartphone, it will take you to an application with your e piece that you also could have any uh this hearing translated in any language. So para la persona can necessit, tenemos una application. See using the telephone intelligente que tienen, I un application que pueden trans traducir que quieran in espanhol or other languages, y el QR code sta afuera. As you lo pueden usar y lo pueden su audio uh escucha in su in su orejas. As you keep aquí estamos aquí para escuchar atrás, hasta que no I got us in the salon. El comité está dedicado a escuchar lo que es el pro y el con is sugerencias. Par eso estamos aquí para crear un mejor providencia. So with that said, we're here to listen to everyone and making sure that we hear the pros and cons and any other suggestions that you may have. Thank you very much. And madam excuse me. And since I have your full attention, I'll make the announcement again. Uh the Honda Pilot, color green, license plate VS513 is parked in the famous spot for New Haven, the Haven Brothers uh food uh restaurant. And as a reminder, if you get hungry, you can also go out there and get some burgers afterwards. So Honda Pilot Green VS 513, you need to move your car, they're about to tow it. Sorry to deliver that bad news, but we're trying to make sure that you don't, please. With that said, Madam Clerk, if you could please read item one. In ordinance amending chapter 13 housing of the code of ordinance of the City of Providence to add the next appropriate article, the Providen the Providence Rent and Stabilization Act. Thank you. Thank you, Madam Clerk. Uh with the sergeant at arms, can you please bring the sign-in sheet that you have before us? Thank you, Madam Clerk. Could you uh enter the letters of testimony into the record? So noted. Thank you. Um just to remind everyone this is uh hearing. We're gonna be listening to the testimony. Uh this this hearing, there is no vote needed uh or uh and even to adjourn. So with that said, I would like to first call uh Larry Mancini, Chief Financial Officer. Actually, give me one second. Uh yes, the first person I would like to call is Larry Mancini, Chief Financial Officer for the City of Providence. Thank you. Uh Mr. Mancini, and just to you know you've been here for many years. Um everyone uh is going to receive a uh three minute, and obviously, Mr.
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