Big Vote On Hoboken Rent Control Set For Monday

HOBOKEN, NJ — Average rents continue to climb in Hoboken, with a one-bedroom 684-square-foot unit on an older block just listed for rent at $3,000 per month.

Some rents have been rising at a slower rate thanks to Hoboken's 1973 Rent Control Ordinance — but an amendment up for a special hearing and final vote on Monday could help phase out rent controlled units, say tenant advocates.

They're especially concerned because the proposed amendment will let landlords get a one-time $21,000 increase per year for a unit if a longtime tenant leaves, and the City Council hasn't proposed any new tenant protections against harassment.

The controversy began when a landlord group run by public relations professional Ron Simoncini — who fought to amend rent control in Hoboken for decades and recently fought rent control in other towns like Asbury Park — acquired signatures in Hoboken in spring to put a rent control revision on the public ballot in November.

If passed, the landlord group's proposal would allow landlords of rent controlled units to get a one-time unlimited rent increase when a tenant leaves.

Right now, Hoboken's rent control provisions cap annual increases at the Cost Of Living Adjustment — around 5 percent — but let landlords pass along increases in taxes, water charges, and more to tenants. Landlords can also get a 25 percent decontrol every three or more years if a tenant leaves voluntarily.

(Note that a state law also says rent increases toward an existing tenant can't be "unreasonable," but doesn't define the amount, which means tenants often must end up at an eviction hearing before they can make their case to a judge.)

Thanks to Simoncini's signatures, Hoboken voters could approve the measure for an unlimited increase when they vote in the November presidential race.

Eight of the city's nine council members voted last week to approve what they called a "compromise," meant to avoid the unknowns of a public vote.

But some tenants and their advocates are concerned about aspects of the "compromise."

The "compromise" measure — up for a final vote Monday — means that landlords could apply for a $1,750 per month one-time increase if a current tenant leaves who has already lived in the unit for ten years or more.

If a tenant was there two years, the landlord will get a 25 percent increase, and for a five-year tenant, they'd get a 50 percent increase.

Tenants in Hoboken and Jersey City came to the council meeting last week, at which the "compromise" was introduced, to say the measure is putting a target on long-term Hoboken residents' backs.

Tenants have recently have told Patch, NJ.com, and other outlets that landlords have found ways to subtly pressure them out, without reprisal. A $21,000-per-year increase could be a powerful incentive.

Several neighboring cities recently passed measures to protect tenants amid rents that are spiking nationally, but Hoboken has not passed similar tenant protection measures. READ MORE: 5 Recent Tenant Protection Measures That Other Towns Took, And Hoboken Hasn't

Hoboken Mayor Ravi Bhalla, who vetoed a different "compromise" approved by the council a year ago, recently avoided answering questions about his stance on the new proposal.

On Friday, a spokesperson sent this statement: "Mayor Bhalla looks forward to continuing to hear feedback from residents and stakeholders and encourages community members to join the council's special meeting on Monday at 7 p.m. via Zoom."

Residents have complained about council members being relatively quiet about the issue, as well.

Last year, while running for office, 1st Ward Councilman Paul Presinzano spoke out against a possible 9.5 percent increase in rents at Marine View Plaza, a waterfront high rise complex with many units renting for under $1,500 per month. Presinzano did not respond to questions about potential new protections for the compromise.

But the councilman did post this message for constituents:

Some council members have said that it's preferable to pass the compromise now than to take the chance of having a one-time unlimited increase, but have not said whether they plan to strengthen tenant protections or look at other potential compromises.

On Friday, both City Hall and Councilman Phil Cohen sent messages urging people to express their opinion at the meeting or beforehand. Cohen said in a newsletter Friday that he was concerned about the short turnaround for passing the "compromise." He wrote:

"I would appreciate it if folks reviewed the proposed Rent Control Ordinance amendments and participated at our Council meeting Monday and let us know whether you believe these amendments to our rent control ordinance are the right path forward for our City — removing from the November ballot a toxic referendum question that has been deceptively presented to the public."

Meanwhile, the current city administration has acknowledged that it's been taking months for residents to get answers regarding legal rents in their buildings, when fighting unexpected increases.

Kevin Weller, a member of the New Jersey Tenants' Organization who lives in Jersey City, argued this week that the proposed compromise could be just as bad as the price-fixing software that the cities of Hoboken and Jersey City recently came out against.

Both Hoboken and Jersey City passed resolutions to ask the state to ban use of the software in setting rents, but notably did not ban the software in their own communities.

The special council meeting has been set for Monday at 7 p.m. Information about attending, and the proposal up for a vote, will be posted here when they are available. For the last meeting, residents couldn't attend in person to speak.

Want to understand more about the issue and its impacts? READ MORE: Hoboken Landlords Could Force Tenants Out If Measure Passes, They Say

Read the proposed amendment that would appear on November's ballot here.

Summary Of Ordinance Introduced Last Week:

READ MORE: Hoboken Rent Increases Among The Highest In The Nation