by Council Staff | Apr 17, 2026 | Add Council Logo, Council News, Juan Pichardo, Mary Kay Harris, Press Release, Rachel Miller, Sue AnderBois
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 1, 2026 | Add Council Logo, Council News, Juan Pichardo, Mary Kay Harris, Press Release, Rachel Miller
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, Council News, Juan Pichardo, Press Release
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.
by Council Staff | Feb 19, 2026 | Add Council Logo, Council News, Juan Pichardo, Press Release, Rachel Miller
Tonight, Providence City Council held a full meeting in the Council Chamber on the third floor of City Hall.
At the meeting, councilors unanimously passed a resolution urging the return of Providence public schools to local control. The resolution, introduced by Council President Rachel Miller (Ward 13), supports House Bill H-7414, which would provide for the return of the Providence Public School District to local governance by nullifying the Department of Elementary and Secondary Education’s recommendation that the turnaround plan be continued, and its Senate companion bill, entitled “An Act Relating to Education – The Paul W. Crowley Rhode Island Student Investment Initiative.” Should the state nullify the recommendation with these bills, local governance would return to PPSD on July 1, 2026.
Earlier this week, the Providence School Board unanimously passed a resolution calling for a return to local governance, which would fall under their jurisdiction. Mayor Brett Smiley included an end to the state takeover in his state legislative package last month. With this resolution, City Council demonstrates unity across city partners confirming readiness and eagerness for a return to local control.
“The Mayor, School Board, and City Council are on the same page here. Providence is ready to resume local control. We’re grateful to RIDE for all the work they’ve done with PPSD to help our schools and our students succeed in the long-term,” said President Pro Tempore Juan M. Pichardo (Ward 9). “Thanks to the Turnaround Action Plan, our students and teachers have made tremendous strides over the last several years. With the full support of the School Board, Mayor, and City Council, we’re confident in PPSD’s ability to keep this momentum going.”
This term, City Council has been a consistent partner in the turnaround of the Providence Public Schools, including by negotiating into the budget the largest increase in funding on record, by making massive investments in new and like-new school buildings, and by committing to maintain the funding obligations laid out in the 2024 settlement agreement. Copies of this resolution will be transmitted to the Office of Governor Daniel McKee, Speaker of the House K. Joseph Shekarchi, Senate President Valarie Lawson, and the Providence Delegation.
After receiving public comment in the Committee on Ordinances last week, councilors granted first passage to an ordinance amendment regulating building design standards. As part of the 2024 Comprehensive Plan, these updated standards would offer a guide to ensure new housing developments fit into the character of Providence’s distinct neighborhoods.
Councilors also granted first passage to updates to the utility permits ordinance that clarify and strengthen existing requirements on planned and unplanned emergency utility work. This quality-of-life measure aims to improve residents’ awareness of work schedules, expectations around clean-up, and overall accessibility.
Both ordinances will undergo a second vote at the next full City Council meeting on March 5, 2026.
In response to continued snow and ice obstructions at city bus stops, councilors introduced a resolution compelling the Rhode Island Public Transit Authority (RIPTA) to clear snowbanks from all bus stops, not just shelters. The resolution was referred to the Committee on Public Works .
In a continued effort to increase accessibility to City Council proceedings, Council now offers live Spanish translation. Constituents who would like to use the technology can scan a QR code or upload a link providing two options: they can either listen to translation from an AI voice, or they can read subtitles in Spanish. This will be available for use during every public meeting moving forward. The QR code will be available on the docket for City Council meetings, outside the Chamber, and on the home screen before each meeting. Languages other than Spanish or English can be accommodated upon request.
A regular meeting of the Special Committee on Health, Opportunity, Prosperity and Education will be held at 5:30 p.m. on Monday, February 23rd, in the Council Chamber on the third floor of City Hall. Councilors will discuss the rent stabilization ordinance, including the public testimony received via email and during the public hearing last night. The public and press are invited to attend, but there will be no public comment or vote during this meeting.
by Council Staff | Feb 3, 2026 | Add Council Logo, Council News, Juan Pichardo, Press Release
President Pro Tempore Juan M. Pichardo (Ward 9), who chairs the Providence City Council Special Committee on Health, Opportunity, Prosperity, and Education (HOPE), announced that the committee will hold a public hearing on the proposed rent stabilization ordinance. The hearing will be held on Wednesday, February 18, at 5:30 p.m. in the City Council Chamber on the third floor of City Hall. Constituents are encouraged to attend to share their opinions on the ordinance, make suggestions, and hear the thoughts of their neighbors.
“This public hearing marks the beginning of a transparent process where Providence residents can share their experiences, concerns, and ideas about rent stabilization,” said President Pro Tempore Juan M. Pichardo. “Vice Chair Shelley Peterson, our committee members, and I are committed to listening closely to everyone impacted by this proposal—including both renters and homeowners. The strongest policy is always informed by both evidence and the actual experiences of our residents. We look forward to hearing directly from the community as we work toward thoughtful, balanced housing policy for the city we call home.”
The public hearing is one piece of a robust public process that will also include community meetings throughout the city. Under the leadership of Chair Pichardo, the HOPE Committee will carefully consider the public’s input as they continue to vet the ordinance. Following the public hearing, the committee plans to meet on February 23, at 5:30 p.m. to discuss the ordinance and the community feedback received to date. That meeting will not include public comment, and no vote will be taken on the ordinance.
by Council Staff | Oct 18, 2024 | Juan M. Pichardo, Juan Pichardo, Miguel Sanchez, Rachel Miller, Shelley Peterson, Uncategorized
The resolution was referred to the Committee on Finance
Providence, RI – At the October 17 City Council meeting, Council President Rachel Miller introduced a resolution in support of new conditional funding for Providence Public School District (PPSD). Last week, Superintendent Dr. Javier Montañez requested millions of dollars in additional funding, warning of cuts to student bus passes, sports programs, and more if the request was not fulfilled. In the middle of the budget year, the district gave the City 24 hours to respond. This request comes after Council secured the largest boost to PPSD’s annual budget in at least 15 years earlier this year. Councilors share Mayor Brett Smiley’s serious concerns about the district’s fiscal management practices. The resolution aligns with the Administrations conditions for allocating an additional $1 million: a thorough third-party audit of the district and a proportional increase in state funding. The resolution was referred to the Committee on Finance.
Last Thursday evening, several Councilors released statements on this issue:
Council President Rachel Miller (Ward 13):
“This year, City Council advocated for and passed the largest budget increase for Providence Public Schools in decades. The council is deeply committed to supporting teachers, students, and parents while responsibly managing taxpayer dollars. Financial information shared by PPSD with the Council has created grave misgivings about PPSD’s fiscal management policies. I am in full support of allocating an additional $1M of unanticipated funds to PPSD on the condition of a thorough independent audit of district finances and a proportional increase in state funding. We’re committed to doing our part; it’s time for the district and the state to do theirs.”
President Pro Tempore Juan Pichardo (Ward 9):
“Our schools are the backbone of this city, and every dollar we invest in them should be treated with the highest level of care. City Council stepped up with historic levels of funding for the district because we believe in our students’ potential, but these funds must be used in a transparent, accountable, and fiscally responsible way. Today, that doesn’t seem to be the case. From the district, we need an independent audit; and from the state, we need a clear commitment to make a proportional contribution. Providence students, families, and educators deserve the support they need to thrive, and Council will continue to do its part.”
Majority Whip Miguel Sanchez (Ward 6):
“Let’s be clear: the district’s fiscal irresponsibility is causing a crisis for our students. Using children’s sports teams and bus passes as bargaining chips is outrageous and completely unacceptable. To access additional city funding, they must commit to cleaning up their financial mess. No more blank checks. The district needs to face an audit and prove it will be responsible with money that is supposed to benefit our kids. Our city, and the students that make it great, deserve better.”
At tonight’s meeting, Council granted first passage to an ordinance introduced by Councilwoman Shelley Peterson (Ward 14), which would require property owners to annually register local property managers for dwellings with six or more units. The Department of Inspections and Standards would administer the registration form, and property owners would face fines for noncompliance. This ordinance seeks to protect the quality of life for residents and promote public safety in our neighborhoods. Council will vote on second passage at the next meeting on November 7th.
Councilors passed several resolutions, including:
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Los Concejales Introducen una Resolución Apoyando un Aumento Condicional de Fondos para las Escuelas Públicas de Providence
La resolución fue referida al Comité de Finanzas
Providence, RI – En la reunión del Concejo Municipal del 17 de octubre, la presidenta del Concejo Rachel Miller presentó una resolución en apoyo a nuevos fondos condicionales para el Distrito de Escuelas Públicas de Providence (PPSD). La semana pasada, el superintendente Dr. Javier Montañez solicitó millones de dólares en fondos adicionales, advirtiendo sobre recortes a los pases de autobús para estudiantes, programas deportivos y más si la solicitud no se cumplía. En medio del año fiscal, el distrito le dio a la Ciudad 24 horas para responder. Esta solicitud se produce después de que el Concejo asegurara el mayor aumento en el presupuesto anual de PPSD en al menos 15 años a principios de este año. Los concejales comparten las serias preocupaciones del Alcalde Brett Smiley sobre las prácticas de gestión fiscal del distrito. La resolución está alineada con las condiciones de la administración para asignar un millón de dólares adicionales: una auditoría exhaustiva de terceros del distrito y un aumento proporcional en la financiación estatal. La resolución fue referida al Comité de Finanzas.
El jueves pasado por la noche, varios concejales emitieron declaraciones sobre este tema:
Presidenta del Concejo Rachel Miller (Distrito 13):
“Este año, el Concejo Municipal abogó y aprobó el mayor aumento de presupuesto para las Escuelas Públicas de Providence en décadas. El Concejo está profundamente comprometido a apoyar a maestros, estudiantes y padres, mientras gestiona responsablemente los dólares de los contribuyentes. La información financiera compartida por PPSD con el Concejo ha generado serias inquietudes sobre las políticas de gestión fiscal de PPSD. Estoy completamente a favor de asignar un millón de dólares adicionales de fondos no anticipados a PPSD con la condición de una auditoría independiente exhaustiva de las finanzas del distrito y un aumento proporcional en la financiación estatal. Estamos comprometidos a hacer nuestra parte; es hora de que el distrito y el estado hagan la suya.”
Presidente Pro Tempore Juan Pichardo (Distrito 9):
“Nuestras escuelas son la base de esta ciudad, y cada dólar que invertimos en ellas debe ser tratado con el más alto nivel de cuidado. El Concejo Municipal asumió la responsabilidad con niveles históricos de financiación para el distrito porque creemos en el potencial de nuestros estudiantes, pero estos fondos deben ser utilizados de manera transparente, responsable y fiscalmente cuidadosa. Hoy, eso no parece ser el caso. Del distrito, necesitamos una auditoría independiente; y del estado, necesitamos un compromiso claro para hacer una contribución proporcional. Los estudiantes, familias y educadores de Providence merecen el apoyo que necesitan para prosperar, y el Concejo continuará haciendo su parte.”
Jefe de la Mayoría Miguel Sanchez (Distrito 6):
“Seamos claros: la irresponsabilidad fiscal del distrito está causando una crisis para nuestros estudiantes. Usar los equipos deportivos de los niños y los pases de autobús como moneda de cambio es escandaloso y completamente inaceptable. Para acceder a financiación adicional de la ciudad, deben comprometerse a resolver su desorden financiero. No más cheques en blanco. El distrito necesita enfrentar una auditoría y demostrar que será responsable con el dinero que se supone debe beneficiar a nuestros niños. Nuestra ciudad, y los estudiantes que la hacen grandiosa, merecen algo mejor.”
En la reunión de esta noche, el Concejo otorgó el primer paso a una ordenanza introducida por la concejala Shelley Peterson (Distrito 14), que requeriría a los propietarios registrar anualmente a los administradores locales de propiedades para viviendas de seis o más unidades. El Departamento de Inspecciones y Normas administraría el formulario de registro, y los propietarios enfrentarían multas por incumplimiento. Esta ordenanza busca proteger la calidad de vida de los residentes y promover la seguridad pública en nuestros vecindarios. El Concejo votará sobre el segundo paso en la próxima reunión el 7 de noviembre.
Los concejales aprobaron varias resoluciones, incluyendo:
• Una condena a los aumentos significativos en los precios de la electricidad recientemente aprobados por la Comisión de Servicios Públicos de R.I.
• Una condena a la pena de muerte y a la ejecución de Marcellus Williams
• Una resolución instando a los residentes de Providence a votar “sí” en la Pregunta 6 en la Boleta, demostrando un compromiso a la calidad de los edificios escolares públicos
• Reconocimiento de octubre como el Mes de la Herencia Italiana Americana y el Mes de Concienciación sobre el Cáncer de Mama.
