by Council Staff | May 6, 2026 | Add Council Logo
Filing follows tenant complaints alleging corporate landlord used dynamic pricing software in violation of city law
Providence, RI – Today, at the direction of Providence City Council President Rachel Miller (Ward 13), the City of Providence filed its first-ever enforcement action alleging a violation of the citywide ban on rent-setting algorithms. The complaint alleges that Audubon Capital Partners, LLC engaged in the coordination of rental prices through an algorithmic device in violation of Chapter 13, Article X, Section 13-70 of the Providence Code of Ordinances. The complaint, filed in Municipal Court, seeks a $500 per day penalty and comes just one week before the one-year anniversary of the Council’s passage of the algorithm ban.
The enforcement action concerns 95 Lofts, a building in the Jewelry District acquired by the Boston-based private equity real estate firm in January. In March tenants submitted complaints and documentation to members of the Providence City Council, including lease renewal offers showing dramatic rent increases across different lease terms and written communication from property management stating that “lease rates are generated through a dynamic pricing system that evaluates several factors, including market conditions and the number of expected vacancies during a specific timeframe. In some cases, the software may price certain lease terms higher if a larger number of apartments are projected to become available in that particular month.”
“The City Council passed this law to prevent bad corporate behavior and protect residents,” said Council President Rachel Miller. “Corporations cannot be allowed to hide behind software while they squeeze tenants for maximum profits, manipulate the housing market, and drive rents higher in a city where working people are already struggling to stay in their homes. I’m proud that Providence is taking action to enforce the protections this Council put in place.”
Tenant complaints submitted to the Council alleged that, after Audubon Capital Partners acquired 95 Lofts, residents received renewal offers with steep rent increases that depended on lease length. In one case, tenants reported that a standard 12-month renewal would have resulted in a 44% rent increase, while other lease terms carried dramatically different prices. Documentation submitted to the Council also showed online listing prices changing frequently across comparable units.
“Providence renters did exactly what we hope residents will do when they believe their rights are being violated: they spoke up, organized, documented what was happening, and asked their city government to act,” Council President Miller continued. “Today’s filing sends a clear message: If corporate landlords violate Providence law, they should expect consequences.”
The City Council unanimously passed the rent-setting algorithm ban on May 15, 2025, making Providence one of the first cities in the country to prohibit landlords from using software to price-fix and collude in the rental market. The ordinance was introduced in response to growing national concern over companies like RealPage, which have been the subject of federal antitrust litigation alleging that these algorithmic devices allow landlords to coordinate pricing and artificially inflate rents. At the time of passage, the Council warned that rent-setting algorithms could deepen Providence’s affordability crisis. Providence renters have faced some of the steepest rent increases in the country in recent years, with the city repeatedly ranked among the least affordable rental markets in the United States.
by Council Staff | Apr 17, 2026 | Add Council Logo
The historic action delivers long-awaited housing stability and predictability for Providence renters, capping annual rent increases at 4%
Providence, RI – Tonight, the Providence City Council voted to approve the rent stabilization ordinance, marking a historic step forward in addressing the city’s housing crisis and keeping Providence families in their homes.
For the first time in Providence’s history, the City Council has passed legislation to rein in extreme, unexpected rent increases, bringing predictability, fairness, and accountability to a housing market where costs have risen far beyond what residents can afford. In recent years, Providence has been named the least affordable city for renters in the country and the U.S. city with the fastest year-over-year rent growth, even as the national median rent declined. The median rent in Providence is 40% higher today than it was in 2020. Nearly half of Providence renters spend more than 30% of their income on rent, while 26% spend at least half their income on rent.
The ordinance caps annual rent increases at 4%, with thoughtful exemptions and clear ways for property owners to address legitimate costs. According to the ordinance’s sponsors, the proposal reflects a balanced, Providence-specific approach that stabilizes housing for residents while supporting continued investment in the city’s housing stock.
“This City Council has addressed every aspect of the housing affordability crisis, from increasing supply to protecting our aging housing stock, but until tonight we hadn’t taken direct action to provide stability for Providence residents who rent their homes,” said Council President Rachel Miller (Ward 13). “Despite the power large corporate landlords wield—the same landlords that have pushed rent up and working families out—despite the pervasive myths that have attempted to create a climate of fear where inaction is better than action, this Council voted to protect this city we love and the diverse residents who call it home.”
The ordinance is targeted toward the segment of the market most responsible for extreme rent increases, while maintaining exemptions for small, local owner-occupied landlords, deed-restricted affordable housing, and new construction. Amendments adopted during the committee process also strengthened support for new development, including a pathway to longer exemptions tied to creating good-paying local jobs.
The policy is designed to give Providence families the ability to plan for their future and remain in their homes, while maintaining a fair and workable system for property owners. It allows landlords to seek additional increases when necessary to cover significant capital improvements, major tax increases, or other legitimate expenses through a complaint-based process overseen by a five-member Residential Rent Regulation Board, which will resolve disputes and ensure the policy is applied fairly.
Tonight’s vote follows one of the most extensive public processes undertaken by the City Council in recent years, including listening sessions in neighborhoods across Providence, more than seven hours of public testimony before the Special Committee on Health, Opportunity, Prosperity, and Education (HOPE), and over 1,000 written comments submitted to the City Clerk. Feedback from tenants, property owners, housing advocates, nonprofit developers, and policy experts directly informed a series of amendments that strengthened and clarified the ordinance.
“From the beginning, we made a commitment to do this the right way,” said Chairman Juan M. Pichardo (Ward 9). “We ran one of the most robust and accessible public processes this Council has ever undertaken—holding listening sessions across the city, reviewing more than 1,000 pieces of testimony, and making sure every voice was heard. That work led to a balanced ordinance that reflects the real experiences of renters, homeowners, and small landlords alike. Our committee is called the HOPE Committee, and that’s exactly what this policy offers—hope that Providence residents can stay in their homes, plan for their future, and remain part of the communities they helped build.”
Recent polling has reinforced what was heard through that public engagement, showing strong support for rent stabilization among Providence residents and across Rhode Island. A recent poll highlighted in the Boston Globe found 74% of likely Democratic voters in favor of limiting annual rent increases to 4 percent. This is consistent with findings from a statewide 2025 University of Rhode Island poll, which showed that 72% of Rhode Islanders support limits on rent increases.
“This vote is about who our city is for,” said Councilwoman Mary Kay Harris (Ward 11). “For too long, rising housing costs have pushed working families out of the neighborhoods they built. Rent stabilization means no more sudden, unaffordable increases that force people out of their homes. I’ve spent my life fighting to bring power back to the people, and I’m proud to cast one of my final votes on the Council for a policy that helps keep Providence a city for everyone, no matter where they’re from or how much money they have.”
Sponsors emphasized that rent stabilization is one part of a broader strategy to address Providence’s housing crisis from multiple angles. In recent years, the Council has invested $55 million in the Affordable Housing Trust Fund to support hundreds of deeply affordable homes, updated zoning to allow more housing citywide—including Accessory Dwelling Units—and used tax stabilization agreements to incentivize new development. The Council has also funded home repair and lead-safe programs to preserve existing housing and is prioritizing efforts to convert underutilized commercial space into housing and secure a $25 million state housing bond. Sponsors say these efforts work together with rent stabilization, which provides immediate relief by limiting excessive rent increases and giving residents the stability they need while new housing comes online.
The rent stabilization ordinance will now be transmitted to Mayor Brett Smiley for consideration. The mayor has 10 days to sign or veto the ordinance, or allow it to become law without his signature. If it is vetoed, the Council will have 30 days to override the veto with a two-thirds majority, or 10 votes.
Councilor Sue AnderBois (Ward 3) also introduced an ordinance that would create a $3 million green revolving fund to finance municipal decarbonization projects as part of the city’s ongoing work to achieve carbon neutrality in all city-owned buildings by 2040. The ordinance was referred to the Special Committee on Environment and Resiliency.
“Two years ago, knowing we were undertaking a historic volume of construction and renovation in our municipal buildings, we passed the Carbon Neutral Buildings Act to require all municipally owned buildings to be carbon neutral by 2040,” said Councilor AnderBois, the ordinance’s lead sponsor and Chair of the Special Committee on Environment and Resiliency, at a press conference announcing the fund last week. “The Green Revolving Fund is the next step in implementation—reinvesting the savings from clean energy into additional projects. While the federal government attacks clean energy, Providence will continue to find new ways to save money, reduce pollution, and create good local jobs.”
The next regular City Council meeting will convene on May 7, 2026.
by Council Staff | Apr 10, 2026 | Add Council Logo
Providence, RI – Brown University may soon be advancing plans for a new economics building on Brook Street, between Benevolent and Charlesfield Street. Today, I’m joining neighbors next to the proposed site in raising serious concerns about the future of this historic residential area.
We have seen this pattern before. When the Brook Street dorms were built, many of us worried about the precedent it would set. Today, those concerns are becoming reality, with continued expansion into our residential neighborhoods, often referred to as institutional creep.
At the heart of this issue are four existing homes that Brown is proposing to demolish to make way for this new economics building that, given its scale and massing, will inevitably overwhelm the surrounding homes and fundamentally alter the character of the neighborhood. These homes are part of the fabric and history of the neighborhood. Once they are gone, they are gone for good. We are asking Brown to pursue restoration and adaptive reuse instead of demolition.
This is also about being a good neighbor. If Brown truly loves Providence, it should respect the character, scale and voices of the community that surrounds it.
We remain committed to a constructive dialogue but we are clear in our position: these homes should not be demolished.
John Goncalves
Councilman, Ward 1
Providence City Council
by Council Staff | Apr 8, 2026 | Add Council Logo
Providence, RI – Tonight, for the first time in Providence’s history, the City Council voted on a rent stabilization ordinance.
After being voted out of the Special Committee on Health, Opportunity, Prosperity, and Education (HOPE) unanimously, councilors passed the rent stabilization ordinance for the first time. The ordinance, which would cap annual rent increases at 4% with exemptions that keep Providence’s specific needs in mind, was shaped by months of public engagement across the city, extensive policy research, and input from national housing experts. According to the ordinance’s sponsors, the proposal is designed to bring predictability and fairness to a housing market where rent increases have too often outpaced what residents can afford.
“Tonight, the Providence City Council spoke for the 60% of residents in our city who rent their homes. We spoke for a positive vision of Providence where we build more housing, protect the homes we have, and stabilize rents so families can plan for their future, while ensuring property owners can continue to maintain and invest in their buildings,” said Council President Rachel Miller (Ward 13).
The ordinance is designed to give Providence residents the ability to plan for their future and remain in their homes, while taking into consideration the needs of property owners. It allows landlords to seek additional increases when necessary to cover significant capital improvements, major tax increases, or other legitimate large expenses. The system is complaint-based and does not impose ongoing reporting requirements, allowing it to provide strong protections without creating unnecessary bureaucracy.
The proposal also establishes a five-member Residential Rent Regulation Board to oversee implementation, resolve disputes, and ensure the policy is enforced fairly. Sponsors have emphasized the Board is a key part of a flexible, responsive system that can adapt to real-world conditions.
According to sponsors, the policy is carefully written to focus on the large, corporate landlords most responsible for extreme rent increases, while including exemptions for small, local owner-occupied landlords, deed-restricted affordable housing, and new construction. Amendments made in committee related to new development create a pathway to a 20-year exemption for projects that provide good-paying local jobs.
“This ordinance is informed by lessons from the 200 municipalities across the country with some form of rental regulation on the books. It was strengthened through extensive public input—from residents and organizations both supportive of and opposed to this effort,” Miller continued. “Tonight, it passed its first hurdle with support from a majority of the City Council. I’m deeply grateful to Chairman Pichardo, Chairwoman Harris, the members of the HOPE Committee and Housing Crisis Task Force, my fellow councilors, and our staff for the many hours spent shaping this proposal and listening to feedback. Most of all, I’m grateful to the residents of Providence who showed up, shared their stories, and made their voices heard.”
Tonight’s vote follows an extensive public process that included community listening sessions in neighborhoods across Providence—including the North End, South Side, East Side, Federal Hill, and the West End—more than seven hours of public testimony before the HOPE Committee, and over 900 written comments submitted to the City Clerk. Feedback from tenants, property owners, housing advocates, nonprofit developers, and policy experts directly informed a series of amendments that strengthened and clarified the proposal. A poll released earlier today in the Boston Globe shows strong support for rent stabilization in Providence, with 74% of likely Democratic voters saying they support limiting annual rent increases to 4 percent.
The ordinance must be approved a second time by a simple majority, or 8 votes, of the City Council before being sent to the mayor, who would then have 10 days to sign or veto the ordinance. If it is vetoed, the Council would have 30 days to override the veto with a two-thirds majority, or 10 votes.
Sponsors emphasized that rent stabilization is one part of a broader housing strategy that includes increasing supply, protecting existing housing stock, and stabilizing costs for residents. Over the past several years, the Council has advanced zoning reforms, invested in affordable housing, and supported development across the city.
Councilors introduced one of those additional tools focused on increasing the supply of affordable housing tonight. The Boosting Urban Investment to Launch Development (BUILD) Act was announced at an event yesterday, April 1st, with lead sponsors Council President Miller and Deputy Majority Leader Mary Kay Harris (Ward 11), other councilors, affordable housing developers, and community partners. Under the BUILD Act, qualifying low-income housing developers would not be taxed during the construction period before occupancy.
“If we’re serious about addressing the housing crisis, we have to make it possible to actually build affordable housing. Right now, projects can face full tax bills before any rent is coming in, which makes development much harder. The BUILD Act removes that barrier, helping projects move forward and supporting organizations that are building deeply affordable homes in neighborhoods like South Providence,” said Councilwoman Harris.
The proposal was referred to the Committee on Finance.
In a continued effort to support Providence youth, Councilor Miguel Sanchez (Ward 6) introduced amendments to the Juvenile Hearing Board ordinance. This measure mandates that juveniles who commit non-violent crimes are referred to the Juvenile Hearing Board, which provides youth with a community-based alternative to the criminal justice system.
“The Juvenile Hearing Board teaches, restores, and redirects youth who have made mistakes, guiding them towards better choices,” said Councilor Sanchez. “When communities take part in shaping consequences, they don’t just correct behavior, they break cycles and build futures.”
The proposal was referred to the HOPE Committee.
The next regular City Council meeting will convene on April 16, 2026.
by Council Staff | Apr 2, 2026 | Add Council Logo
Citywide results align with previous statewide polling and reinforce demand for action on rental costs.
Providence, RI – A new poll reported in the Boston Globe shows strong support for rent stabilization in Providence, with 74% of likely Democratic voters saying they support limiting annual rent increases to 4 percent.
“This poll confirms what we have heard consistently throughout this entire process,” said Council President Rachel Miller. “After years of being squeezed for every dollar possible, Providence renters are demanding stability, predictability, and fairness in the rental market. At every listening session, in hundreds of emails, and through countless hours of public testimony, people have made their voices loud and clear: rent stabilization is needed.”
“This polling shows a broad, citywide consensus, following another poll that shows a broad, statewide consensus,” Miller continued. “We’ve responded to that community pressure by developing a rent stabilization policy unique to Providence—one that targets large, corporate landlords while supporting local, mom-and-pop property owners. We’ve taken the time to engage the community, incorporate feedback, and build a balanced ordinance that protects tenants from unexpected rent increases they simply cannot afford.”
The results are consistent with a 2025 poll conducted by the University of Rhode Island, which found that 72% of Rhode Islanders support limits on rent increases.
“For months, we’ve heard from well-funded special interests telling us rent stabilization would be a disaster,” said Councilor Miguel Sanchez (Ward 6). “The opposition to stabilizing rents is loud, but it’s small. It’s being driven by corporate landlords and ultra-wealthy developers who profit from keeping rents high. This poll cuts through the noise. It shows that the rest of us who are actually living through the housing crisis, whose rents are rising much faster than our paychecks, overwhelmingly support rent stabilization.”
“The free market works very well for a few, and very poorly for everyone else who can’t afford to stay in their home,” Sanchez continued. “This poll makes it clear: the people of Providence are ready for change, and we have a responsibility to deliver it.”
City Council sponsors say the polling underscores the urgency of addressing rising housing costs and reinforces the need for a balanced, Providence-specific approach to rent stabilization. The full City Council is expected to vote for the first time on the rent stabilization ordinance at tonight’s meeting.
