Providence City Council Hearing on Rent Stabilization Ordinance - March 17, 2026

The Providence City Council's Housing Committee (referred to as the Hope Committee) held a public hearing on Tuesday, March 17, 2026, to consider proposed amendments to the Providence Rent Stabilization Act (an ordinance amending Chapter 13 of the City Code). Council President Rachel Miller presented the amendments, which were based on feedback from previous public hearings and stakeholder meetings. The hearing featured extensive public testimony—48 registered speakers—followed by committee discussion and a vote to continue the matter.

Public Comments & Testimony

• In Favor (Tenants, labor unions, community organizations):

  • Autumn Gioletti (RI AFL-CIO, representing 16,000+ workers) expressed full support, stating rent stabilization creates predictability for workers whose wage gains are eroded by unpredictable rent increases.
  • Lena Ronin (certified community health worker, Sistifier) described witnessing unsafe housing conditions (mold, pests) and said tenants fear retaliation; she supported stabilization for predictability.
  • Justice Gaines (organizer, Sistifier) praised compensation for board members to allow lower-income participation, and argued that rental assistance alone is insufficient—structural change is needed.
  • Janelle Severino (tenant) testified her rent doubled over six years without improvements, forcing her to move; she supported the ordinance.
  • Terry Wright (Direct Action for Rights and Equality) noted over 24,000 eviction filings since 2017 and argued that a 10-year new construction exemption is sufficient (standard is 5–7 years).
  • Marcus Mitchell (Executive Director, DARE) cited Providence as the least affordable metro area for renters, with median rents 40% higher than 2020, and supported the 4% cap with vacancy control.
  • Jasper Cattell (Political Director, AFT 6516, representing 2,000+ Brown University workers) stated members' raises are consumed by rising rents; the ordinance allows workers to afford to live in Providence.
  • James Vito (tenant) reported his rent increased 50% over 14 years and argued tenants deserve predictable limits just as mortgage rates are fixed.
  • Kate Shapira (tenant) asked council to imagine their day after rent stabilization passes—emphasizing relief for tenants.
  • Siraj Sindhu (Executive Director, Reclaim RI) noted many opponent speakers are non-resident property owners, and argued the ordinance corrects a power imbalance where landlords build wealth while tenants struggle.
  • Harper Keen (tenant) calculated that property appreciation in Providence averaged 10% annually, making 50% returns on down payments even without cash flow, and argued a 4% cap still yields excellent returns.
  • Grizel Clemenson (Ward 3) distinguished rent stabilization from rent control, noting one in four Providence residents is elderly or disabled and cannot wait for long-term solutions.

• In Opposition (Landlords, property managers, real estate organizations):

  • Shannon Russell (property manager, 100+ properties, 1,000+ tenants) argued the ordinance functions as rent control, discourages investment, adds costly bureaucracy, and fails to reflect real operating cost increases.
  • John Sherman (owner-occupant of two-family) raised concerns about unclear language regarding exemptions and new construction additions; his written questions went unanswered.
  • Mike Pereira (no affiliation stated) stated the ordinance does not increase supply, discourages maintenance (because costs cannot be recovered unless exceeding 15% of property value), and will worsen housing quality.
  • Shannon Weinstein (RI Coalition of Housing Providers) said amendments worsened the ordinance, restricting the market and adding costs (millions in lost tax revenue); she also raised concerns about double-regulation of Section 8 units.
  • Alex Gonzalez (Ward 15) criticized board member compensation ($12,000 chair, $10,000 members) as excessive relative to council salaries ($16,000), and argued the structure benefits no one.
  • Esther Odin (landlord) questioned the lack of feasibility studies and warned property value decline will lower the tax base and reduce housing investment.
  • Trevor Chase (RI Realtors) argued the 15% threshold excludes mold remediation and lead abatement, and cited studies showing rent control increased homelessness in California.
  • Dominique Pasatelli (landlord) said the ordinance will force landlords to raise rents 4% annually, eliminating discounts to long-term tenants and reducing property values.
  • Janice Hanert (40-year landlord) noted Finance Director Mancini previously estimated costs of $10–17 million, and predicted landlords will raise rents 4% every year rather than hold them stable.
  • Harrison Biladow (property manager) cited the city charter's balanced budget requirement and argued the ordinance reduces investment and tax revenue.
  • Greg Weiss (realtor/housing provider 20+ years) said the 15% threshold for major renovations means a $40,000 unit renovation would yield only ~$50/month increase, a 67-year payback—making investment unviable.
  • Chris Kretsch (small landlord) warned the board’s enforcement powers (ability to levy fines and interpret rules without judicial oversight) violate separation of powers.
  • Anthony Thompson (housing provider) said the new construction exemption cut from 15 to 10 years signals developers to go elsewhere; he argued price controls always reduce supply.
  • Angelo Capsimalis (small landlord, Coalition of Housing Providers) called the policy failed and noted Providence had to seek state permission to raise taxes 8%—a double standard.
  • Sam Levy (landlord since 1972) argued the 4% cap guarantees annual increases for all, removes flexibility, and compared it to price controls on food or gas.
  • David Baskin (developer 30+ years) cited Massachusetts Governor Maura Healey’s statement that rent control stops investment, and said he will not invest another penny in Providence if this passes.
  • Robert Coogan (veteran, small landlord) shared personal struggles with professional tenants and high costs, asking why landlords are controlled when the city cannot balance its budget.
  • Michael Greco (small landlord focusing on Section 8) said the ordinance would have cost him his life savings; he needs to raise rents to cover mortgages and renovations.
  • Daniel Ajeho (firefighter, housing provider) warned the ordinance shifts power away from those who build and maintain housing, leading to reduced supply and deeper instability.

Discussion Items

Council President Rachel Miller presented a detailed set of amendments, summarizing key changes:

• Definition of substantial rehabilitation: Comprehensive renovation of two or more major systems (plumbing, electrical, HVAC, structural elements, roofing) with costs ≥15% of fair market value.
• Vacancy control: For units with substantial rehabilitation, landlords can petition the rent board for one-time vacancy decontrol (set a new base rent).
• Annual increase date: Changed from January 1 to July 1 for convenience.
• New construction exemption: Reduced from 15 to 10 years; extended to 20 years if labor standards (apprentice utilization, prevailing wage) are met.
• Exemptions alignment: Owner-occupied buildings with up to 4 units (instead of 3) to match state/federal programs.
• Board compensation: Chair at $12,000/year, other members at $10,000/year.
• Rulemaking process: Explicit public hearing and notice requirements.
• Removal of misinformation ban: At ACLU request, removed clause regarding spreading false information as protected speech.

Councilwoman Shelley Peterson asked for elaboration on substantial rehabilitation. Miller and staff clarified that it means a one-time reset of base rent for new tenants after major renovations—not just routine maintenance. Councilwoman Sue Andua praised the rulemaking clarity.

Council President Miller later corrected two recurring misconceptions:

1. The ordinance does NOT regulate Section 8 housing; it simply spells out exemptions for existing subsidy programs.
2. The substantial rehabilitation vacancy decontrol is not the only way to get rent increases above 4%; landlords can petition the board for any project-related cost increases.

Councilman Royas noted that the administration’s fiscal estimate ($10–17 million) lacked transparency on methodology, unlike the council’s own fiscal note which disclosed assumptions.

Key Outcomes

• The committee voted unanimously to accept the public testimony (motion by Councilwoman Peterson, second by Councilman Sanchez).
• The committee voted to continue the matter to a future meeting (motion by Councilwoman Peterson, second by Councilman Sanchez).
• The meeting was adjourned (motion by Councilman Royas, second by Councilwoman Sue Andwa).

No final vote on the ordinance was taken; the item remains open for further discussion and amendment.