by Council Staff | Jul 16, 2026 | Add Council Logo, Council News, Housing, Jill Davidson, Juan M. Pichardo, Juan Pichardo, Press Release, Rachel Miller
Providence, RI – At tonight’s City Council meeting, councilors passed several major ordinances before recessing for the summer. The next regular City Council meeting will convene on September 17, 2026.
The first ordinance, the Providence 8 Law Qualifications, governs how Providence grants the 8% tax treatment within the city. The 8 Law ordinance will stop the misuse of the low-income tax treatment by wealthy developers who do not substantively build the affordable housing that the state’s 8 Law was meant for. The state’s 8 Law designates the tax treatment for low-income housing, but does not give a definition of low-income, nor specify affordability levels, nor address whether it should be applied to the units themselves or the entirety of the building. This ambiguity creates space for municipalities to administer the program as they deem appropriate and beneficial.
In April 2024, the City Council passed by a 13-2 vote an 8 Law ordinance that would have applied the low-income tax treatment only to the restricted units themselves. The ordinance was then vetoed by Mayor Brett Smiley. Rather than just applying to individual units, the new version passed for the second and final time tonight sets affordability thresholds that work with other low-income housing programs. After taking into consideration feedback from affordable housing developers, the sponsors created an ordinance that will fulfill the intended purpose of the state 8 Law while aligning eligibility with the federal Low-Income Housing Tax Credit and other affordability programs, together ensuring that the tax treatment is only used for properties with meaningful low-income housing.
“After years of work, tonight we put into law that a tax treatment intended for low-income housing must actually be used for low-income housing,” said Council President Rachel Miller (Ward 13). “Wealthy developers have been taking advantage of the City’s most generous tax treatment without providing units affordable to low-income residents. Take 68 Dorrance, for example: a 44-unit market-rate building where only 9 units are income-restricted, and none are restricted for low-income households. Tonight, the Council said clearly: that is not what 8 Law is for. This ordinance protects affordable housing and city revenue by making sure luxury developers pay their fair share.”
Passage of this ordinance is considered to be a major legislative success for the majority of the City Council that has worked on 8 Law reform for the entirety of this term. Besides legislating to end the abuse of the low-income tax treatment, the City Council has pursued a judicial route to properly applying 8 Law. The Council currently has a case before the Rhode Island Supreme Court regarding Buff Chase’s firm Cornish Associates, who have a deal to receive the low-income tax treatment on10 buildings, including commercial portions, without meaningful affordability restrictions.
Councilors also passed for a second and final time an ordinance modernizing procurement procedures for the Providence Public School District (PPSD).
The ordinance, introduced by Councilor Jill S. Davidson (Ward 2), will establish a tiered procurement framework for PPSD following the district’s return to local control. Currently, purchases above $10,000 for supplies and $20,000 for construction are required to go before the Board of Contract and Supply (BOCS). Under the new system, routine purchases, which constitute the majority of procurement activity, would be handled by the schools themselves, and only multi-year, sole-source, or $500K+ contracts would be subject to City review.
“Sometimes multiple levels of review are essential to ensure good governance and financial oversight, but for most routine purchases it just isn’t a good use of taxpayer dollars or city time to have so many levels of red tape,” said Councilor Davidson. “The City is committed to setting our schools up for success this fall, and making sure they get the supplies they need in a timely fashion is a great start.”
The ordinance came via agreement between Councilor Davidson, Mayor Smiley, and School Board President Ty’Relle Stephens, announced in June.
Councilors also passed for the second and final time the BUILD Act, which will eliminate taxation during the construction period of qualifying affordable housing development, in a move that sponsors say will reduce a barrier to increasing the supply of affordable housing in Providence.
Currently, 8 Law only goes into effect upon the occupancy of rental units since the tax treatment is determined by rental income. In between the start of construction and occupancy, properties are taxed at the regular rate.
The BUILD Act will change that by providing a two-year tax stabilization period for eligible affordable development projects before tenants move in and are taxed at 8% of scheduled rental income. By removing the tax burden from the start, the BUILD Act will clear a difficult barrier to the construction of more affordable housing, especially the deeply affordable housing needed by the lowest income households.
Finally, councilors granted second and final passage to an ordinance on deed protections. The ordinance creates a de facto fraud alert system that will notify enrolled property owners whenever a document affecting their deed or title is submitted for recording.
“Protecting Providence homeowners from the devastating impact of home deed fraud has been a personal mission of mine since my time in the State Senate,” said City Council President Pro Tempore and lead ordinance sponsor Juan M. Pichardo (Ward 9). “This ordinance establishes a crucial line of defense, ensuring homeowners are no longer left in the dark about unauthorized changes to their property records that could impact their most important lifetime asset. We are delivering peace of mind and proactive security directly to our neighborhoods.”
In June 2026, Governor Dan McKee signed House Bill 7551aa and Senate Bill 2715A into law, establishing real estate title fraud as a criminal offence and allowing municipalities to refuse to record suspicious documents from unauthorized submitters. Providence’s ordinance will become effective a year ahead of the state law.
The ordinances will now be transmitted to Mayor Smiley for his signature.
by Council Staff | Jun 11, 2026 | Add Council Logo, Council News, Housing, Mary Kay Harris, Press Release, Rachel Miller
Committee on Ways and Means passes 8 Law ordinance and the BUILD Act
Providence, RI – Tonight, the Committee on Ways and Means unanimously recommended two ordinances to the full council addressing housing and fair taxation.
The first, Providence 8 Law Qualifications, establishes local rules for how Providence grants the 8% tax treatment within the city. According to sponsors, the 8 Law ordinance would end misuse of a low-income tax treatment by wealthy developers, who use it for largely market rate or luxury properties.
Per state law, low-income housing may receive a special tax rate, with taxes calculated at 8% of their gross scheduled rental income. Because the law lacks clear eligibility standards, that benefit has been applied more broadly than intended, including to luxury apartment buildings with only a limited number of affordable units, and even to commercial portions of mixed-use developments. The Providence 8 Law ordinance would close these loopholes by defining exactly what properties are eligible for the 8% tax rate, ensuring that the low-income tax treatment is actually used for low-income and affordable housing.
“Providence is in a crushing housing crisis, and every tool we use to support affordable housing should actually benefit low-income residents,” said Council President and Act Sponsor Rachel Miller (Ward 13). “This ordinance makes clear that the 8% tax treatment is for low-income housing, not a giveaway for ultrawealthy developers to do with as they please. After the mayor vetoed this effort last year, the Council listened to feedback from the tax assessor, affordable housing partners, and community stakeholders. This reintroduced version reduces administrative burden, aligns eligibility with other low-income housing and taxation standards, and protects existing affordable housing that relies on this tax treatment. I’m grateful to Chair Pichardo and the members of the HOPE committee for advancing a fair, practical ordinance that will help ensure public dollars are used for their intended purpose: keeping Providence affordable for the people who live here.”
In April 2024, the City Council passed by a 13-2 vote an 8 Law ordinance that would have applied the low-income tax treatment only to the restricted units themselves. The ordinance was then vetoed by Mayor Brett Smiley. Rather than just applying to individual units, the new version heard this evening sets affordability thresholds that align with other low-income housing programs. Working closely with affordable housing developers, the sponsors put forth an ordinance that aligns eligibility with the federal Low-Income Housing Tax Credit.
Additionally, existing properties will continue to be eligible as part of a clause that preserves eligibility for property where either:
- at least 20% of residential units are restricted to households earning 80% or less of the area medium income (AMI) or
- at least 40% of residential units are restricted to households earning 120% AMI or less.
The second, the BUILD Act, would eliminate taxation during the construction period of affordable housing development, in a move that sponsors say will reduce one barrier to affordable housing development.
Currently, 8 Law only goes into effect upon occupancy of the rental units, since the tax treatment is determined by rental income. In between the start of construction and occupancy, properties are taxed at the regular rate. This is especially problematic when unexpected delays arise, forcing developers truly committed to building affordable housing units to face tax bills they may not be able to afford.
The BUILD Act will change that by providing a two-year tax stabilization period for eligible affordable development projects before tenants move in and they are taxed at 8% of scheduled rental income. 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.
“These laws work together to make sure 8 Law in this city is fair to all,” said Councilwoman and Act sponsor Mary Kay Harris (Ward 11). “No more giving money away to developers and landlords who don’t act in good faith. Instead, we’re going to help legitimate affordable housing developers make their projects possible. Appropriate 8 Law taxation is finally coming to Providence.”
Alongside these efforts to build a more just housing and taxation landscape in the City of Providence, the Council has taken a host of actions to address the housing crisis, including working to increase the supply of affordable housing by allocating tens of millions of dollars in new funding for the Providence Housing Trust Fund, prioritizing inclusionary zoning policies in the 2024 Comprehensive Plan, and passing rent stabilization which was then vetoed by Mayor Smiley. 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, visit the Housing Hub.
The BUILD Act and 8 Law ordinances will be considered for the first time by the full council at the June 18th City Council meeting on the third floor of City Hall.
by Council Staff | Jun 4, 2026 | Add Council Logo, Council News, Press Release, Rachel Miller
Providence, RI – Tonight, councilors unanimously passed amendments to strengthen civilian oversight of the Providence Police Department by expanding the Providence External Review Authority’s (PERA’s) oversight powers.
The updated ordinance will correct significant inefficiency in PERA’s investigative process by giving PERA direct access to many internal police systems and records for official PERA functions. The ordinance will help reduce the time it takes to conduct proper investigations, support more thorough investigations, and ensure PERA can carry out its responsibilities with greater independence, while including significant confidentiality protections.
“Tonight’s vote empowers PERA to fulfill its original mission—to provide effective civilian oversight of the Providence Police Department,” said Council President Rachel Miller. “For too long, PERA has not had the tools, access, or authority needed to carry out full and transparent investigations on behalf of city residents. This ordinance helps make the Council’s promise real, which will ultimately strengthen the trust between residents and the city institutions meant to serve them.”
The amendments also add a directive to periodically audit Internal Affairs investigations and the creation of an Early Warning System to flag officers involved in incidents of concern. These reforms will give people who report police misconduct a clearer path to review from outside the police department, strengthening accountability and increasing public safety.
“The changes to the PERA ordinance are necessary for us to effectively and efficiently carry out our mandate to conduct fair, thorough, and impartial police oversight operations,” said Ferenc Karoly, Esq., the Executive Director of PERA. “These amendments will allow us to accurately assess police misconduct cases and report those results out to the public to improve the quality of police services and increase trust between the community and the police department. Our goal is to serve the community in collaboration with the police department to ensure civil rights are protected and misconduct is reduced through accountability and transparency.”
Tonight, councilors also finalized passage of zoning and licensing regulations for entertainment in Providence. These amendments allow amplified live music, trivia, and karaoke in bars and restaurants and expand opportunities for temporary entertainment events while establishing certain rules and an annual licensing fee for these activities. The amendments also set firm end times for indoor incidental live music (9 p.m. on weeknights and 11 p.m. on weekends), while keeping in place noise regulations in consideration of nearby residents.
The updated zoning and new licensing ordinances together create a balanced solution that supports artists, restaurants, and patrons in the Creative Capital while maintaining calm and quiet neighborhoods for residents.
The next regular City Council meeting will convene on June 18, 2026.
by Council Staff | May 21, 2026 | Add Council Logo, Council News, John Goncalves, Justin Roias, Mary Kay Harris, Press Release, Rachel Miller, Sue AnderBois
The ordinance strengthening PERA requires one more vote to become law
Providence, RI – Tonight, councilors voted for the first time to strengthen civilian oversight of the Providence Police Department (PPD) by expanding the Providence External Review Authority’s (PERA’s) oversight powers. Currently, PERA relies heavily on PPD for access to information, which limits its ability to operate independently.
Sponsors of the bill say that the proposed amendments would give PERA the tools, access, and authority to conduct real, independent oversight with direct access to internal police systems and records, the ability to audit Internal Affairs investigations, and the creation of an Early Warning System to flag officers who may need counseling or retraining. These reforms would give Providence residents a clearer path to review from outside the police department, strengthening accountability and increasing public safety.
“For years, PERA has been tasked with investigating police misconduct without the tools, access, and authority to do that work independently,” said Council President Rachel Miller. “Today’s vote is a major step toward real civilian oversight—giving PERA meaningful access to the systems and information it needs to conduct independent investigations and strengthen public trust. This legislation builds on decades of organization by community members who have demanded a system of accountability that does not depend on the institution it is meant to oversee. Real public safety means safe neighborhoods, yes—but it also means confidence that when harm occurs, there is a path to justice.”
Additionally, councilors finalized passage of the $3 million Green Revolving Fund and $5.45 million Community Development Block Grant (CDBG) budget, significant investments in the overall health and well-being of Providence residents and the city itself.
CDBG funds reach every corner of the city. Distributed as grants to the city’s community centers and public service organizations, utilized for neighborhood park and facility improvements, and invested in homelessness prevention and affordable housing projects, CDBG funding decisions reflect the needs of the city as well as ward priorities.
“This has been the most efficient and collaborative URRP process of my term,” said Councilwoman Mary Kay Harris (Ward 11), who serves as chair of the Committee on Urban Redevelopment, Renewal, & Planning (URRP). “I’m so proud of how many programs and projects we have been able to meaningfully support in this new funding cycle.”
Some important allocations of funding to highlight include:
- $20,000 for the Mathewson Street United Methodist Church’s food services program.
- $40,000 for the Rhode Island Hispanic Chamber (which recently celebrated its tenth anniversary!) of Commerce for economic development support.
- $657,360 housing grant for Amos House to rehabilitate homes at 428, 430, and 434 Pine Street.
- An additional $70,000 for Amos House’s A Hand Up program, which offers work opportunities to more than 500 people who are actively participating in, and at risk for, panhandling.
- $85,000 for the Woonasquatucket River Watershed Council’s “Merino Park and Greenway Accessibility Project.”
- An additional $75,000 in Ward 6 and Ward 7 neighborhood investment funding to support Merino Park pedestrian access improvements.
Mayor Brett Smiley and the City Council will issue a more detailed joint press release on CDBG projects and the benefits of the ordinance.
While the CDBG budget focuses on building healthy and well-supported communities, the Green Revolving Fund looks to the emissions footprint of city buildings. The GRF will serve as a much-needed mechanism for the city to reach its goal for municipal buildings to be carbon neutral by 2040. Projects will include such improvements and upgrades as installation of heating, ventilation, and air conditioning systems; installation of solar panels and other renewable energy systems; and weatherization and other updates to tighten building envelopes. The savings from the reduction in energy costs, alongside incentives and rebates, will be reinvested into the Fund.
“The work that we are doing to decarbonize, to invest in energy efficiency, it is working, not just to help the environment, but to save our residents and our taxpayers real money,” said Green Revolving Fund sponsor Councilor Sue AnderBois (Ward 3) during the May 7th city council meeting. “Providence [is] leading the way and showing that we’re seeing savings. And even if the federal and state governments try to disinvest in this, we’re going to use our savings to create our own incentives to keep going.”
“If decarbonization doesn’t move you, then let cost savings move you,” added Councilor Justin Roias (Ward 4).
Councilman John Goncalves (Ward 1) introduced an ordinance that would prohibit rent increases above 10% during states of emergency, and for 30 days afterward, declared by the President or Governor and the Mayor. The ordinance would create a 3-1-1 complaint category for tenants to report rent increases of 15% or more and require housing inspections when tenants report rent increases of 25% or more, with credible supporting documentation. The ordinance was referred to the Special Committee on Health, Opportunity, Prosperity, and Education for further review.
Just in time for summer, councilors completed first passage of the updated entertainment ordinance. The updated ordinance creates the definition of expanded incidental entertainment, clarifies what qualifies as entertainment under this new definition, changes licensing requirements, and sets clearer hours for general indoor and outdoor music, while reinforcing noise regulations in consideration of nearby residents. According to sponsors, the updated ordinance is necessary to support and create consistency for the local artists and venues that make Providence the Creative Capital.
The next regular City Council meeting will convene on June 4, 2026.
by Council Staff | May 15, 2026 | Add Council Logo, Council News, Housing, Press Release, Rachel Miller
Council President Miller Issues Statement Following Rent Stabilization Veto Override Vote
Providence, RI — Following tonight’s vote on the rent stabilization veto override, Council President Rachel Miller released the following statement:
I’m profoundly disappointed that Mayor Smiley and a small minority of the City Council chose to side with developers and corporate landlords over Providence renters. With nine out of fifteen city councilors defying big-money special interests to support rent stabilization, it’s clear the grip the real estate lobby has over City Hall is slipping. But tonight, that grip was still strong enough to block much-needed protections for working families. Until the next effort succeeds, the unfortunate reality remains: in Providence, it is still legal for a landlord to raise rent by unlimited amounts, for any reason.
Industry wants us to believe the sky will fall if there’s reform. But for working families, the sky is already falling, as concentrated real estate power turns Providence into a city so few can afford.
In the 1930s, business groups warned that the minimum wage, the weekend, and child labor laws would destroy the free market. In the 1960s and 1970s, car manufacturers warned that seatbelt requirements and clean air rules would destroy the auto industry. After the 2008 financial crisis, Wall Street warned that basic banking regulations would destroy the economy. And in 2026, the real estate industry cries that basic tenant protections will kill development. But I see businesses still open, streets full of cars, and banks making money. And I see no reason to let the same tired industry panic stand between working people and the basic protections they deserve.
Like those reforms, rent stabilization is a modest guardrail to keep working people from being crushed by an unchecked market. And like those reforms, there will come a time when basic tenant protections are common, obvious, and accepted.
My hope is that this effort to keep Providence families in their homes has changed the conversation. I hope it allowed working people to see themselves not just as people affected by the housing crisis, but as people with the power to change it. We landed one vote short of changing the power dynamic between landlords and tenants in the city of Providence. That is painful proof that victory is within reach.
Developers alone will never save working people from the housing crisis. Lobbyists will not build an affordable Providence. That will take relentless community organizing, sustained public pressure, and political courage from city leaders.
Talk to your neighbors. Organize in your community. Make your voice heard in the halls of government. The fight for an affordable Providence is only just beginning.
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La Presidenta del Concejo Municipal Miller Emite una Declaración Tras la Votación para Anular el Veto a la Estabilización de la Renta
Providence, RI — Tras la votación de esta noche sobre la anulación del veto a la estabilización de la renta, la Presidenta del Concejo Rachel Miller emitió la siguiente declaración:
Me siento profundamente decepcionada de que el alcalde Smiley y una minoría del Concejo Municipal hayan optado por ponerse del lado de los desarrolladores inmobiliarios y los propietarios corporativos en lugar de los inquilinos de Providence. Con nueve de los quince concejales desafiando a los intereses especiales adinerados para apoyar la estabilización de la renta, resulta evidente que el control que ejerce el grupo de presión inmobiliario sobre el Ayuntamiento se debilita. Sin embargo, esta noche, ese control fue lo suficientemente fuerte como para bloquear unas protecciones sumamente necesarias para las familias trabajadoras. Hasta que el próximo intento tenga éxito, la lamentable realidad persiste: en Providence, sigue siendo legal que un propietario aumente la renta en cantidades ilimitadas y por cualquier motivo.
La industria quiere hacernos creer que el cielo caerá si hay reformas. Pero para las familias trabajadoras, el cielo ya se les está cayendo, ya que el poder inmobiliario concentrado convierte a Providence en una ciudad inasequible para la mayoría.
En la década de 1930, los grupos empresariales advirtieron que el salario mínimo, el fin de semana y las leyes sobre el trabajo infantil acabarían con el libre mercado. En las décadas de 1960 y 1970, los fabricantes de automóviles advirtieron que los requisitos sobre los cinturones de seguridad y las normas de calidad del aire acabarían con la industria automotriz. Tras la crisis financiera de 2008, Wall Street advirtió que las regulaciones bancarias básicas acabarían con la economía. Y en 2026, el sector inmobiliario clama que las protecciones básicas para los inquilinos acabarán con el desarrollo. Pero yo veo negocios que siguen abiertos, calles repletas de automóviles y bancos que siguen generando ganancias. Y no veo ninguna razón para permitir que el mismo pánico trillado de la industria se interponga entre la gente trabajadora y las protecciones básicas que merecen.
Tal como esas reformas, la estabilización de la renta es una modesta medida de protección para evitar que la gente trabajadora sea aplastada por un mercado sin control. Y al igual que esas reformas, llegará un momento en que las protecciones básicas para los inquilinos sean comunes, obvias y aceptadas.
Mi esperanza es que este esfuerzo por mantener a las familias de Providence en sus hogares haya cambiado la conversación. Espero que haya permitido a los trabajadores verse a sí mismos no solo como personas afectadas por la crisis de la vivienda, sino como personas con el poder de cambiarla. Nos quedamos a un solo voto de cambiar la dinámica de poder entre propietarios e inquilinos en la ciudad de Providence. Esa es una prueba dolorosa de que la victoria está a nuestro alcance.
Los desarrolladores inmobiliarios por sí solos nunca salvarán a la gente trabajadora de la crisis de la vivienda. Los grupos de presión no construirán un Providence asequible. Eso exigirá organización comunitaria incansable, presión pública sostenida y valentía política por parte de los líderes municipales.
Hable con sus vecinos. Organice en su comunidad. Haga oír su voz en las salas del gobierno. La lucha por un Providence asequible apenas comienza.
by Council Staff | May 11, 2026 | Add Council Logo, Council News, Press Release, Rachel Miller
Residents are encouraged to attend the May 15th meeting as the City Council considers the final step to enact rent stabilization for Providence
Providence, RI — Today, Providence City Council President Rachel Miller announced that the Council will hold a vote on Friday, May 15th at 6 p.m. to consider overriding Mayor Brett Smiley’s veto of the rent stabilization ordinance, representing a decisive step in the effort to bring stability and predictability to the city’s rental market.
The proposed ordinance, which caps annual rent increases at 4% while maintaining clear pathways for property owners to address legitimate costs, was passed by the City Council following months of public engagement, policy research, and amendments shaped by community feedback. Mayor Smiley vetoed the measure less than a day after its final passage, underscoring his longstanding opposition to regulating the cost of rent.
“Working families are at a crossroads,” said Council President Miller. “If the Council succeeds in overriding Mayor Smiley’s veto, residents will be able to breathe a little easier knowing they won’t face sudden, extreme rent increases. If the override fails, landlords will continue to be allowed unlimited increases that price families out of their homes and neighborhoods. I encourage every resident who has been affected by rising housing costs—or who believes Providence should be a city working people can afford—to show up and be part of this defining moment. I hope my colleagues will join me in rejecting a status quo that is making Providence unlivable for working families. Our neighbors deserve stability and relief.”
Under the City Charter, the Council has 30 days from the date of the veto to override with a two-thirds majority, or 10 votes, giving it until Sunday, May 17th. If successful, the override would immediately enact the ordinance into law.
The override vote follows one of the most extensive public processes undertaken by the City Council in recent years, including listening sessions held 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 proposal.
Recent polling has reinforced what was heard throughout that process. A poll highlighted in the Boston Globe found that 74% of likely Democratic voters support limiting annual rent increases to 4%, consistent with findings from a 2025 University of Rhode Island poll showing 72% statewide support for rent stabilization.
Sponsors emphasized that rent stabilization is one part of a broader strategy to address Providence’s housing crisis, alongside investments in affordable housing, zoning reforms, and policies to increase housing supply.
The meeting will take place in the Council Chamber on the third floor of City Hall, and residents are encouraged to attend.
