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.
by Council Staff | Apr 1, 2026 | Add Council Logo
Providence, RI – Today, at a press conference, City Council President Rachel Miller (Ward 13), Deputy Majority Leader Mary Kay Harris (Ward 11), and non-profit housing developers announced the Boosting Urban Investment to Launch Development (BUILD) Act, legislation that would tax properties offering affordable housing units appropriately from the start, not just upon occupancy, in order to ramp up housing supply.
“The BUILD Act paves the way for the speedy development of affordable income-restricted housing,” said Council President and Act sponsor Rachel Miller. “At a time when our housing crisis requires a swift response, removing process barriers and ensuring that low-income housing developers have what they need to make the financing case has a big impact in the low-income landscape. This is another strong step forward as the Council works to increase development, protect the housing stock, and stabilize the cost of rent.”
“We appreciate the Providence City Council’s recognition that successful affordable housing development depends on predictability and consistency, as demonstrated by the introduction of this ordinance to provide property tax considerations during the development phase,” said Melina Lodge, Executive Director of Housing Network RI. “By reducing uncertainty and allowing developers to focus resources on building homes, this policy meaningfully eases financial pressures while fostering greater efficiency and innovation.”
“Importantly, the added predictability these tax considerations provide enables more reliable planning and execution, helping to accelerate the delivery of much-needed housing for individuals and families,” Lodge continued. “We commend the City Council for its leadership and continued commitment to creating a stable, supportive environment that advances sustainable growth and expands access to affordable housing.”
Currently, low-income housing is subject to a special tax rate, where municipalities assess their properties’ taxes at 8% of their gross scheduled rental income. However, the “8 Law,” as this provision is known, only goes into effect upon occupancy of the rental units. In between the start of construction and initiation of rent, properties are taxed at the regular rate. This is especially problematic when unexpected delays arise, forcing low-income housing developers—who already operate on thin margins—to face tax bills they may not be able to afford.
The BUILD Act will change that, using the tax stabilization agreement (TSA) structure to provide limited stabilization during that gap time before the 8% tax treatment goes into effect. By removing the tax burden from the start, the BUILD Act would clear a difficult barrier to the construction of more affordable housing, especially the deeply affordable housing needed by the lowest income households.
Alongside efforts to increase housing production, Council President Miller and President Pro Tempore Juan M. Pichardo (Ward 9) are advancing rent stabilization to protect tenants from sudden and unsustainable rent increases. According to the sponsors, addressing the housing crisis requires both building more homes and ensuring they remain affordable to the people of Providence. The Council has taken a host of other actions to help increase the supply of housing that is affordable to working-class residents from allocating tens of millions of dollars in new funding for the Providence Housing Trust Fund to prioritizing inclusionary zoning policies in the 2024 Comprehensive Plan. The Council also created a requirement for the Housing Trust Fund to be used strictly for low- and moderate-income housing (below 80% AMI). To learn more about the City Council’s work to combat the housing crisis through increasing housing supply, protecting our housing stock, and stabilizing rent, visit the Housing Hub.
The BUILD Act will be formally introduced at tomorrow evening’s City Council meeting on the third floor of City Hall. The Act can be viewed in full on the Open Meetings Portal.
by Council Staff | Mar 26, 2026 | Add Council Logo
Providence, RI – Tonight, the Providence City Council’s Special Committee on Health, Opportunity, Prosperity, and Education (HOPE) voted unanimously to advance the proposed rent stabilization ordinance out of committee, recommending passage with amendments shaped by months of public engagement and policy research.
The committee’s recommendation follows a robust public process that included community listening sessions across Providence, more than seven hours of public testimony before the full 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.
“We’ve taken the time to do this right,” said President Pro Tempore Juan M. Pichardo (Ward 9). “We committed ourselves to an open, deliberate process, spending years listening to residents, engaging with stakeholders, and grounding our work in research. The result is a balanced ordinance we are proud to recommend to the full Council—one that brings stability to renters while ensuring property owners can continue to maintain and invest in their buildings. It responds with urgency that matches the scale of the housing crisis, and with deep care for everyone affected, both renters and small, local landlords.”
Prior to the vote, the committee heard a virtual presentation from Tram Hoang, the Senior Housing Associate at PolicyLink. Hoang, a national expert on rent stabilization and tenant protections, gave her testimony as part of the sponsors’ continued effort to ground the ordinance in research and best practices.
The amended ordinance limits excessive rent increases, bringing predictability and stability to renters while maintaining clear pathways for property owners to address legitimate operating costs and invest in their buildings. Council sponsors emphasized that the ordinance is part of a broader housing strategy that includes increasing housing supply, protecting existing housing stock, and stabilizing rent costs for Providence residents. Changes made during the committee process include strengthened Rent Board procedures, clearer standards for substantial rehabilitation, and updates to the treatment of new construction.
The members of the committee are Juan M. Pichardo, Shelley Peterson, Miguel Sanchez, Justin Roias, and Sue AnderBois. The ordinance will receive its first consideration by the full City Council at its April 2 meeting. The proposal must be approved twice by a majority of the Council before being sent to the Mayor for signature.
