Dear Neighbor,
Monday evening, August 5th at 7 pm the City Council is having an unusual, important Special meeting, via zoom.
The meeting is unusual being held during the summer months when folks are enjoying breaks from normal routines (I am on long-planned vacation myself), and it is unusual because it is scheduled as a virtual meeting to address very important issues that will profoundly affect Hoboken’s rental market.
I have previously shared with you information about how a committee of Petitioners have deceptively collected signatures from Hoboken residents to place a question on the ballot that would lead to the removal of thousands of below-market rent controlled units from Hoboken’s housing market in exchange for a single $2500 payment. I introduced a resolution in July which unanimously passed where all my Council colleagues urged the public to vote NO on the proposed referendum, if this referendum question comes to a vote.
In an effort to work in a narrow time frame with the committee of petitioners to remove this question from the November ballot some of my Council colleagues have worked to find a compromise, which would be far preferable to allowing every rent control property in Hoboken to be permitted for a one-time $2500 payment to reset to market rent — a disastrous outcome.
Here is a summary of the current law and the proposed amendments that are up for a final vote on Monday:
Current rent control law:
- When a tenant who has occupied a unit for at least three years voluntarily vacates a rent-controlled apartment, a landlord/property owner is permitted to apply for no more than a 25% increase in the monthly rent (otherwise known as vacancy decontrol) from the previous legal rent, for the next tenant.
Proposed Amedments to Existing Ordinance (would replace current law if passed and there is no referendum in November):
Would require landlords seeking to be permitted to increase rents based on the schedule below to notify the city and pay a fee of either $100 (for currently registered units) or $3,500 (for unregistered units). After opting into this program, landlords:
- Would be permitted a 25% increase upon vacancy of a unit that was occupied by the same tenant(s) for 2 years or greater, accompanied by a fee of $500
- Would be permitted a 50% increase upon vacancy of a unit that was occupied by the same tenant(s) for 5 years or greater, accompanied by a fee of $1,000
- Would be permitted a 100% increase or an increase up to $1,750, upon vacancy of a unit that was occupied by the same tenant(s) for 10 years or greater, at the choice of the landlord, accompanied by a fee of $2,000
To view the full ordinance and amendments proposed, click here (scroll to the fifth page). The underlined text and strikethroughs represent amendments/changes to the current rent control ordinance.
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My Concerns With the Process for Finalizing the Amendments to the Existing Rent Control Ordinance:
- These important changes to Hoboken’s rent control are being addressed on a compressed schedule as part of an effort to avoid a disastrous referendum question from appearing on the November ballot. This compressed schedule has been imposed on the City Council by the Committee of Petitioners.
- Although the Council has been stuck with this compressed time frame to land on a compromise, we have received valid criticism regarding the process for arriving at these amendments.
- The Council adopted these amendments on first reading at a Special Meeting held for sole purpose of introducing the amendments on July 24, via zoom meeting.
- The Council has now scheduled a second Special Meeting on Monday night at 7pm via zoom for the sole purpose of a hearing, and a final vote on these amendments.
- The compressed time frame imposed on the City Council has made it difficult to have reasoned and thoughtful debate and discussion about these proposals — and as a result a lot of fear and overbroad talking points have replaced what would preferably be a more rational, thoughtful legislative process addressing extremely important issues at a time when rent pressures on Hoboken tenants are extraordinary.
My Request of You — Please Participate and Be Heard Monday Night
Remember, the November ballot question would be included on a Presidential election ballot when people are distracted, and well-funded supporters of the referendum are prepared to wage a full-force campaign to trick Hoboken voters into voting “Yes for affordable housing”, rather than accurately portraying the referendum as a terrible idea seeking full vacancy decontrol in exchange for a single $2500 payment.
I would greatly appreciate your active participation at Monday night’s Special Meeting.
Best regards-
Phil Cohen
Hoboken City Councilman
Hoboken, New Jersey
HobokenPhil@gmail.com
(862) 234-9053
P.S. You can learn more about me and my ideas for Hoboken (and read my community newsletters) on my website philcohen.org, and you can stay up to date by following me on Twitter, Facebook, or Instagram.
