On January 22, 2026, the Providence City Council introduced a rent control ordinance that would have serious negative affects on all state residents, landlords, labor, and more. As goes Providence, so goes Rhode Island. On February 18th there will be a public hearing. 

The best way to make your voice heard is by consistently communicating opposition BEFORE the hearing as well as AT the hearing. Here, you will find an easy way to contact the city council with written testimony. 

Read Ordinance Here

What this ordinance does:

1. Rent Increase Cap (Sec. 13-71)

The ordinance establishes a 4% annual cap on rent increases (the "Standard Increase"). This is the maximum a landlord can raise rent without filing a petition to the Residential Rent Regulation Board. 

2. Vacancy Control (Sec. 13-72)

This is one of the most restrictive provisions. When a unit turns over, the base rent stays at the prior lawful rent, with only one 4% Standard Increase allowed regardless of vacancy length. Landlords cannot reset rents to market, a major departure from vacancy decontrol in many rent-regulated jurisdictions.

3. Base Rent Establishment and Documentation Requirements (Sec. 13-71(a))

For existing units, the base rent is the lawful rent charged 180 days prior to the effective date of the ordinance. Landlords bear the burden of demonstrating lawful rent through documentation meeting Board evidentiary standards. If documentation is inadequate, the Executive Director establishes the base rent according to Board procedures—potentially at a lower figure than the landlord would prefer.

4. Property Tax Pass-Through Limitations (Sec. 13-73)

Landlords can only pass through property tax increases that exceed 5% in a single year, and even then, only 50% of the amount above that threshold. The pass-through is subject to the 10% annual cap when combined with other increases. The Executive Director must verify calculations, and tenants can appeal the adjustment.

5. Housing Code Compliance Requirement (Sec. 13-71(e))

No rent increase is permitted for any unit not in full compliance with housing codes, R.I.G.L. §34-18-22 (landlord obligations), or R.I.G.L. §42-128.1-8 (lead hazard mitigation). This creates significant enforcement leverage and could be used to challenge any rent increase where code violations exist regardless of if a tenant is directly impacted.

6. Petition Process for Above-Standard Increases (Sec. 13-74)

Seeking an increase above 4% requires filing a formal petition with extensive documentation including financial statements, tax returns, operating expense records, permits, contracts, and receipts. The landlord bears the burden of proving by a preponderance of evidence that the increase is necessary to achieve a "fair return", which is arbitrarily decided by the director of the board. The Board must issue decisions within 90 days (extendable to 120) of being heard, but the process creates administrative costs and uncertainty. It is unclear of what timeline is required of the board to hear petitions, meaning this process may significantly delayed past 90-120 days. Increases are allowed for "capital improvements", as determined by The Board. Expensive turnovers are not grounds for increases. 

7. Utility Provisions (Sec. 13-71(c))

Landlords cannot shift utility costs from landlord-paid to tenant-paid without reducing the base rent by the documented amount previously paid. No surcharges, administrative fees, or markups on separately-billed utilities are permitted. Written disclosure of utility arrangements is required at tenancy commencement and renewal.

8. Broad Retaliation Provisions (Sec. 13-77)

The retaliation provisions extend beyond state law and include a rebuttable presumption of retaliation if any adverse action (including non-renewal) occurs within six months of a tenant exercising rights under the ordinance. Penalties include rent rollback, civil penalties of at least $500 per violation, and fines of at least $250 per violation per day. Landlords must demonstrate by "clear and convincing evidence" that termination was for a "substantial, good-faith reason wholly unrelated" to protected activity—a high evidentiary standard. This creates a "back door" just cause eviction standard. Furthermore, any negative determination or penalty does not preclude a tenant from taking further action in court. 

9. Narrow Exemptions (Sec. 13-78)

Exemptions exist but are limited:

• New construction: 15 years from initial occupancy, but then becomes fully regulated. ADUs and additional units added to a property are NOT exempt.
• Owner-occupied buildings: Only 1-3 unit buildings where owner occupies one unit as principal residence. This means that an owner adding an ADU or additional unit to their property would loose exempted status if the total unit are beyond 3 units.
• "Small landlord" exemption: One additional property (maximum 3 units) may be exempt if held in the same name as the owner-occupied property, the owner owns no more than two properties total in Providence, and the property is not owned by any corporate entity. Properties owned by LLCs, trusts, or other entities do not qualify for the owner-occupied or small landlord exemptions.
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10. Registration and Administrative Burden

The Board will establish procedures for registration, documentation verification, and ongoing compliance. Landlords must provide the rent stabilization notice at each tenancy commencement and renewal, obtain signed acknowledgments, and post notices in common areas of covered buildings.

11. Enforcement and Penalties (Sec. 13-79)

Fines range from $100 to $500 per violation per day, with a minimum of $250 per day for retaliation or false certification. Penalties are cumulative with any damages assessed by the Board. The Board can order rent reductions, repayment of overcharges, and other remedies. The Board is a non-judicial body with enforcement powers. A landlord may still be subject to court proceedings. 

12. No Waiver Provision (Sec. 13-80)

Tenants cannot waive any rights under the ordinance. Any lease provision purporting to waive these rights is void and unenforceable. This prevents landlords from negotiating around the ordinance's requirements.

13. Algorithmic Pricing Prohibition (Sec. 13-77(e))

The Board is empowered to enforce the city's existing prohibition on algorithmic rent-setting devices, which affects landlords using pricing software like RealPage or Yardi.

14. Creates a Rent Board

This Board is comprised of 5 individuals. The City Council President shall appoint 4 members and the Mayor shall appoint 1 member. This Board has enforcement powers without any judicial oversight. Additional administrative positions, attorneys, and support staff, would be required to administer Board resonsibilities. 

15. Utility Increases

You cannot pass on utility increases to tenants.

16. Additional Powers

It is mentioned at least 17 times throughout this ordinance that The Board may create additional rules and regulations — meaning regulatory creep is coming.

17. Appeals 

No court is currently required to take appeals. 

There are too many issues with this ordinance to list them all, but rent control cannot be "fixed". Rent control is an inherently bad policy (regardless of exemptions) with unintended consequences, including but not limited to the following: 

- Reduction of existing housing supply

- Reduction in new construction

- Reduced housing choice & quality

- Increased taxes on owner occupant single families

- Reduced tax base

- Reduced city services (schools, public safety, DPW, libraries, social programs, & more)

- Rent control does NOT lower rents, and actually increases rents 

- Job loss in labor, maintenance, contractor, sector

- Difficulty obtaining homeownership

- Fuels gentrification 

- Negatively impacts lower income and vulnerable populations more

THIS IS NOT A LANDLORD-TENANT ISSUE. THIS IS AN ECONOMIC ISSUE.