A proposal to change how rent-controlled apartments in Hoboken are priced after a long-term tenant vacates will go to voters as a referendum after a ‘compromise’ proposal was defeated by the Hoboken City Council. The Hoboken City Council has approved a proposal described as a compromise between maintaining the status quo on the issue and a referendum going to voters in November. The referendum effort is being led by the Mile Square Taxpayers Association, which spearheaded a similar effort in 2023. The City Council hosted a virtual meeting on August 5th, 2024, to discuss the issue. Read on for more about this topic and what’s next.
The Referendum
The idea of resetting rates of rent-controlled apartments was the subject of a similar legislative effort in spring 2023. While non-rent-controlled apartment rates are generally in step with the market, rent-controlled apartment rates are subject to more regulation, and depending on the length of the previous tenancy, could be restricted by the date at which the tenant signed their lease.
The Mile Square Taxpayers Association (MSTA), a citizen advocacy group, had been a vocal supporter of the proposal.
Vacancy decontrol is a circumstance when a tenant of three years or more vacates the rent-controlled apartment, the landlord gets a one-time chance to bring the rent up to market value, capped at a 25% increase. In early 2023, a proposal was made to change the provision from a one-time increase capped at 25%, limited to the expiration of a tenancy of three years or more to a one-time increase of 10%, limited to tenancies of five or more years.
After a 5-4 vote, the Council voted to have the rent be calculated based on the last rent paid, rather than the October 1st, 1985 rent as stated in the statute. Regardless, Hoboken Mayor Ravi S. Bhalla vetoed the policy, saying that the idea of leveling out the rents for tenants and landlords makes sense, he didn’t think the mechanics of this particular plan were the way to go about it.
The MSTA vowed to keep working on the issue.
Read More: The Best Hoboken Apartment Complexes With Pools
The Proposal
As promised, the MSTA introduced the topic again. The referendum was introduced by the Mile Square Taxpayers Association (MSTA) at the March 6th, 2024 City Council Meeting, per TapInto Hoboken. The core issue proposed was the same as what was proposed in 2023: allowing all rent-controlled units to go for market rate if vacant if the landlord pays a one-time fee of $2,500 to the Hoboken Affordable Housing Trust Fund.
The group would have to get the requisite number of signatures to put the question to voters. In May 2024, the Hoboken City Clerk’s Office declined the petition, saying that it didn’t have the required number of signatures, according to the Hudson County View.
The question of the referendum, per the petition, was:
“Should Chapter 155-31 of the Ordinances of the City of Hoboken, Rent Control Ordinance (“RCO”) be amended to provide an option to landlords to pay a fee of $2500 to the Hoboken Affordable Housing Trust Fund in order to lease voluntarily vacated apartments at a freely negotiated rent, which thereafter remain subject to the provisions of the (“RCO”) including limitations on annual rent increases.”
The petition was certified in July 2024. The petition’s certification meant that City leaders must find a solution to the issue, or the referendum will go forward. The compromise proposal put forth by the Council embodied the same principles as the referendum. The Hoboken City Council held a special meeting on July 24th to discuss a proposal incorporating some of the concepts put forth by the MSTA.
This proposal would require landlords looking to increase rent on a previously rent-controlled unit to notify the City and pay a fee of $100 for currently registered units or $3,500 for unregistered units. Once a landlord opts into this program, they would be permitted a certain percentage increase depending on how long the previous tenant occupied the unit.
For example, if a tenant rented a unit for two years or more, the landlord would be permitted to increase rent by 25% and pay a $500 fee. If a unit was occupied by the same tenant for five years or more, a 50% rent increase would be permitted with a $1,000 fee. A 100% rent increase would only be permitted if a tenant had lived in the unit for 10 years or more, and the landlord would have to pay a fee of $2,000. This would only apply to vacant rentals.
The compromise proposal was unanimously passed on the first reading by the City Council in late July. If it passed on a second reading, Hoboken Mayor Rhavi Bhalla would have had the option to sign it into law or veto the ordinance.
Since the ordinance did not pass, the MSTA referendum will go to voters in November.
What People Are Saying
The Hoboken Girl spoke with Hoboken tenant advocate Cheryl Fallick about her concerns with the proposed changes. “All the tenants, a lot of renter groups…all of us oppose the MSTA initiative, but we also oppose the council compromise. From my perspective, with a couple of different hoops that are easy to slide through, the council compromise will jack up the rents just as much,” she said.
Cheryl continued, “It’s a lot of tenants saying no, no, we will fight this. So our army is amassed. We’re ready to go. We wish we didn’t have to but here we are.”
Mayor Bhalla tweeted a month ago, “Make no mistake about it, the Mile Square Tax Association and their wealthy lobbyists are cynically attempting to gut rent control protections and target residents who depend on fair rents, and if this is on the ballot – I am confident it will be rejected.”
MSTA Executive Director Ron Simoncini told The Hoboken Girl the goal is to help landlords with increasing costs due to inflation and rising taxes. “How is it possible that the city will recognize it’s need to increase revenues to cover increased costs, but won’t allow the landlords to increase their revenues to cover their increased costs?” Ron said.
Plus, Ron shut down the notion that the changes would lead to landlords pushing long-time residents out of their apartments. “Hoboken is not unique to the notion that property owners like to create vacancies. However, the idea that they would break the law to do it, I find very suspect,” Ron said. “I don’t think anybody wants to risk a jail term so they can increase some tenants’ rent by a couple hundred dollars a month.”
Phil Cohen, Hoboken Councilman for Ward 5, shared via his constituent newsletter that resident participation would be crucial in impacting the outcoming of the August 5th meeting. In particular, he said that the expedited time frame in which the Council has created and proposed the compromise is a serious issue. He wrote: “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.”
Hoboken Mayor Ravi S. Bhalla issued the following statement in advance of the meeting. A selection is below, please click here for the full text.
“I am unequivocally opposed to the amendment to Hoboken’s rent control ordinance being considered by the City Council at its virtual special meeting tonight.
In arriving at this position, I have listened to the input of a diverse group of stakeholders: tenants, landlords, elected officials, and other concerned residents. Simply put, I am opposed to this amendment because it would severely diminish our stock of rent stabilized units in the City of Hoboken.
I also understand that this amendment has been characterized as a “compromise” amendment in lieu of a potential referendum question this November. There is broad consensus that the potential referendum is a more severe attack on rent control. The logic I have heard is that if this “compromise” passes then the more severe referendum question will be withdrawn, but if this “compromise” does not pass, and the referendum does pass, the end result will be worse for tenants. Therefore, rather than risking a worse outcome, it is better to “compromise” by passing an amendment that avoids a worse outcome from a referendum vote in favor of landlords.”
HG reached out to other members of Hoboken City Council about the possible changes and will update this piece when we hear back.
See More: A Guide to Luxury Apartment Rentals in Essex County: Part I
What’s Next
After four hours of comment and discussion, the proposal was voted down by the Council, with a vote of 9-0. Per Patch Hoboken, speakers each had three minutes to make their arguments, which raised various issues about the proposal’s impact on rents overall in Hoboken. While the City Council defeated the proposal, the issue will still go to a referendum vote in November.
Hoboken Mayor Ravi S. Bhalla issued the following statement:
“I’m pleased that the City Council rejected the corporate landlord/lobbyist favored ordinance that if adopted, would have been a devastating blow to rent control in Hoboken. The bullying and deception campaign waged by the Mile Square Tax Association leading up to the vote failed to conceal their true agenda: maximizing corporate profits to the detriment of tenants. They weren’t fooling anyone, and I thank the many residents who forcefully made their voices heard at last night’s meeting. If an even more severe referendum question comes to the ballot, I am fully confident that it too will be defeated, this time by voters at the ballot box.”
On August 21st, Hoboken City Council adopted a resolution approving a new, transparent interpretive statement to be placed on the ballot for the November referendum on rent control. Mayor Ravi S. Bhalla shared the following statement:
“I commend the City Council for taking a stand and adopting a transparent interpretive statement for the upcoming rent control referendum. This action is essential to ensure that Hoboken voters are not deceived by the original statement, which was crafted by corporate landlords and lobbyists with a blatant intent to mislead and misinform. With this new statement, we are ensuring that residents can make informed decisions based on facts, and not self-serving misinformation from those who will realize massive profits from the abolishment of rent control.”
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46 Women Community Leaders Making a Difference in Hoboken + Jersey City
March ushers in Women’s History Month, a special time dedicated to women around the world making strides on global and local scales. Here in Hudson County, we are fortunate to be surrounded by hundreds of incredible women making a difference, and in honor of Women’s History Month and International Women’s Day alike, we’ve decided to spotlight a handful of game-changing women in our community. Read on for our list of over 40 community leaders changing the game in Hoboken + Jersey City, New Jersey.
Emily Jabbour | Hoboken Councilwoman + Mayoral Candidate
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Hoboken Councilwoman Emily Jabbour has been an important part of the local community since 2017. Emily has championed local causes such as public safety, and affordable housing while advocating for The Hoboken Food Pantry, True Mentors, The Hoboken Public Education Foundation, and more. This year, she will be running for Hoboken Mayor.
Tiffanie Fisher | Hoboken Councilwoman + Mayoral Candidate
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Councilwoman Tiffanie Fisher has been serving Hoboken’s 2nd Ward since 2016. Her passion for public safety in local parks, reducing taxes, and commitment to the local community have prompted her to run for Hoboken Mayor in 2025.
Dini Ajmani | Hoboken Planning Board + Mayoral Candidate
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Dini Ajmani is a longtime Hoboken resident who has worked in public service for over ten years. She is a former U.S. Treasury official who also worked closely with Senator Booker, and Governor Murphy, and even serves on the Hoboken Planning Board. Dini will also be running for Hoboken Mayor in 2025.
Read More: 25 Hoboken + Jersey City Women to Watch in 2025
Joyce Watterman | Jersey City Council President
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Council President Joyce Watterman is a dedicated community leader, serving as the first African-American woman elected to the role in Jersey City. Joyce actively dedicates her energy to affordable housing, budget planning, and diversity initiatives while also leading programs that empower women and provide safe spaces for children. Joyce’s ongoing commitment to uplift others helps to continuously create positive change in our community.
Denise Ridley | Jersey City Councilwoman
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Lifelong Jersey City Resident, Denise Ridley has served as a Ward A Jersey City Councilwoman since 2017. Her focus on the community has not gone unnoticed as she works to organize local events, increase parking, support small businesses, and create welcoming public spaces. Denise is also a board member of the Jersey City Economic Development Corporation and Vice-Chair of the Jersey City Redevelopment Agency.
Mira Prinz-Arey | Jersey City Councilwoman
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Mira Prinz-Arey is Jersey City’s Ward B Councilwoman. Since 2017 Mira has devoted her time to organizing local cultural events and park-based improvements. She also helped to launch the Arts and Culture trust find which helps local artists. Her dedication to the community touches various areas.
Dileiny Baron | Influencer + Founder of The Creators Loft
Photo Credit: Dileiny Baron
Dilieny Baron is changing the game for local creatives. The Jersey City-based influencer and founder of The Creators Loft is designed to empower influencers, photographers, brands, and creators to bring their visions to life in an elevated way. Dileiny has over a decade of experience in content creation and influencer marketing and is proud to have built an action-driven, inspiring, and relatable brand that builds close, meaningful connections with locals.
Michelle Vigder | CEO of Bunny Hive
Photo Credit: @beatificvisionsphotography
Michelle Vigder is the CEO of Bunny Hive, a children’s social club that provides all kinds of enrichment classes for children, such as a sensory class for babies aged zero to 18 months, and a music class for newborns and kids up to Kindergarten. Michelle is a Hoboken mom of two and has lived in the area for over seven years. She shared with The Hoboken Girl that she created this space knowing what it’s like to be a mom of young children. With Bunny Hive, Michelle and her team are providing the community with a fun and nurturing space for little ones designed to support their development.
Rachel Sieg | Executive Director of The Historic Downtown Special Improvement District
Rachel Sieg is the Executive Director of HDSID, an organization that works with the community “to promote the area, improve the services provided, and undertake any and all activity to make Historic Downtown Jersey City a better place to live, work, and visit,” according to its website. Rachel and the team behind HDSID support the JC area by highlighting local gems and providing fun events throughout the year, including the beloved farmers’ market, the annual Groove on Grove, and more.
Nicole Rocanello | President + Treasurer of Party with Purpose
Party with Purpose has been uplifting the Hoboken community for over 20 years. According to the organization’s website, Party with Purpose was founded in 2002 by Scott Delea, who desired “to make a difference in his own local community,” following 9/11. Nicole Rocanello, the group’s president, leads Party with Purpose by hosting various social charity events. As of this writing, this organization has donated over $1,000,000 to locals in need, as per its website.
Angela McKnight | Founder of Angela Cares
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Angela McKnight is the founder of AngelaCARES Inc. Angel Cares is a nonprofit organization that serves as an advocate and support system for senior citizens, a support system for senior caregivers, and a youth mentorship program by educating and empowering them to volunteer. All contributions to Angel Cares help fund projects and programs including social activities and educational and support resources for seniors and their caregivers. Angela’s dedication to the elderly community is a much-needed form of advocacy.
Sheila Burmistrova | Founder + CEO of Narra Collective
Photo Credit: Nev Trinajstic of Nev Photography
Sheila Burmistrova is the founder and CEO of Jersey City’s first family-friendly co-working space, Narra Collective. Sheila decided to pause her career to stay home with her son during his first year of life. She shared with HG that the time at home gave her the inspiration and clarity to create Narra, a space that bridges the gap between career and family life. Now Sheila provides a meaningful space for locals to do the same.
Gianna Peraza | Owner + Director of Greatness Grows Early Learning Center
Photo Credit: Gianna Peraza
Gianna Peraza has been an educator in New Jersey for the past seven years and currently resides in Bergen County where she grew up. Education has always been an important part of her life and this year she fulfilled a lifelong dream of opening Greatness Grows Early Learning Center in Hoboken. Gianna believes every child deserves a safe, supportive space to explore, grow, and thrive. Gianna is dedicated to helping children build confidence and curiosity as they develop a foundation for lifelong success.
Dr. Alyza Brevard-Rodriguez | Owner of SW3AT Wellness + The Other Side Dispensary
Photo Credit: Alyza Brevard-Rodriguez
Alyza Brevard-Rodriguez is the true embodiment of a dedicated community member. She is a multi-talented entrepreneur, brand maven, and veteran in Jersey City. She is the founder of SW3AT Wellness and The Other Side Dispensary in Jersey City. Alyza is devoted to breaking the recurrence of generational adversity by empowering underserved communities with ownership, resources, education, and inspiration, in addition to uplifting the LGBTQ+ community.
Beverly Savage | Executive Director of Hudson County Court Approved Special Advocates
Beverly Savage has been serving the community through her work as the Director of CASA since 2005. Through her work at CASA (Hudson County Court Appointed Special Advocates), Beverly ensures that needed services and assistance are available to children as they help to place them in permanent homes. Beverly has been recognized locally for her work and even received the Vivian Dupree Leadership Award for her leadership.
Jennifer Manzetti | Director of Operations at Hoboken Community Center
Jennifer Manzetti is the Director of Operations at the Hoboken Community Center. Her efforts in coordinating the community center’s food and hygiene pantry are essential to locals in need. Jennifer’s work echoes the importance of helping our neighbors through all HCC has to offer including an Affordable Housing Program and newly renovated community center coming soon.
Chesleigh Meade | Director of Development at Hoboken Community Center
Chesleigh Meade is the Director of Development at the Hoboken Community Center. Her role is vital in planning and implementing development and fundraising to provide for the needs of the organization. Since 2020, Chesleigh has been an important member of the HCC helping the non-profit move forward with its goals.
Jaclyn Cherubini | Executive Director of The Hoboken Shelter
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For over 20 years, Jaclyn Cherubini has been the Executive Director of The Hoboken Shelter. Jaclyn is at the helm of the shelter’s mission is to end homelessness one person at a time. Her work at The Hoboken Shelter has touched thousands of lives over the years by providing a safe place to sleep, shower, and have a hot meal in addition to special programming such as counseling, job training, creative art workshops, and more. Jaclyn also serves in leadership roles with Hudson County’s Alliance to End Homelessness, Family Promise, and Grace Community Services.
Renee Turonis | President of St. Mary’s Advocates
Renee Turonis is the president of St. Mary’s Advocates in Hoboken. The local thrift store is more than just a place to shop, but a community hub that operates as a non-profit, making contributions to various local charities and organizations. Renee’s work with St. Mary’s Advocates ensures that the mission of the store is filled by pouring back into the community with donations, scholarships, and sustainable efforts.
Simona D. Ovanezian | President + Chief Executive Officer of Hoboken Organization Against Poverty + Economic Stress
For over 21 years, Simona D. Ovanezian has been deeply involved with HOPES. In 2018 she became the President + CEO and continues to serve individuals and families in New Jersey. HOPES is a non-profit organization that provides programs to address various community needs such as benefits and assistance, early childhood education, adult education, health and food programs, financial empowerment, transportation assistance, and more.
Neidy Gutierre + Adrienne Romero | Slice of Culture
Photo Credit: Slice of Culture
Neidy Gutierrez and Adrienne Romero are the co-founders of Slice of Culture, a local publication focusing on the underrepresented stories of the Hudson County community. The two grew up in Northern New Jersey and noticed there wasn’t enough positive coverage of their community in traditional media. Back in 2020, the friend duo started Slice of Culture to help cover the diverse community in Hudson County. In doing so, Neidy and Adrienne continue serving the community through authentic multimedia storytelling and collaboration with a longterm goal of creating generational wealth for their team.
Dr. Christine Johnson | Superintendent of Hoboken Public Schools
Christine Johnson has dedicated her life to serving through education. She was Hoboken’s first-ever woman superintendent after being appointed in 2015. Prior to her time in Hoboken, she served as an administrator in the towns of Bontoon and Mendham. Today she continues to serve students and families in the education system right here in Hoboken.
Elizabeth Coll | Vein Institute of New Jersey
Elizabeth Coll is a board-certified acute care nurse practitioner. She is an expert in all things varicose veins. Her work has transformed the lives of many, practicing in Hoboken, Clifton, Westfield, and Shrewsbury. Elizabeth has collaborated with local businesses like Ken Pilates and continues to shine a light on local businesses in between treatments.
Maria ‘Peggy’ Diaz | Hoboken Fire Department
Born and raised Hoboken resident, Maria “Peggy” Diaz is a former U.S. Navy Airman and firefighter in Hoboken. In 2002, Peggy made history as the first female and Latina firefighter in Hoboken, and in 2011 she became a fire captain. Peggy’s love for the community and direct helping hands have saved lives while making a positive impact on her hometown. Peggy is a mother, sister, daughter, and friend to many.
Kate Lombardo | YogaRenew
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Kate Lombardo is a born-and-raised Jersey girl, mother of two, and director and lead trainer of YogaRenew in Hoboken. All of Kate’s work is rooted in her number one goal: to help people live happier, healthier lives each and every day. Kate does so through online and IRL yoga courses, money mentorship, and community events.
Susan Metz | Executive Director of Diversity, Equity, + Inclusion at Stevens
Susan Metz is the Executive Director of DEI at Stevens Institute of Technology. She has also served as the Executive Director of the Lore-El Center for Women in Engineering and Science, launching WEPAN (Women in Engineering Proactive Network) in 1990 to help women in STEM fields. Over the years, Susan has helped secure close to $10 million in funds and was even the recipient of the Maria Mitchell Association’s Women in Science Award.
Raakhee Mirchandani | Author + Activist
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Raakhee Mirchandani is a journalist, author, activist, mother, and Hoboken resident. Most notably, she has written children's books celebrating the valiant efforts of Kamala Harris. She also hosts a podcast called “Brown Mom” where she discusses notable experiences about being Brown in America. Raakhee also runs races to raise money to fight pediatric cancer.
See More: 38 Women Community Leaders Making a Difference in Montclair, New Jersey
Women of the Local + State Government
Behind the scenes of our beloved communities is an entire team of people, many of whom are women, operating New Jersey’s local governmental efforts. These women help keep the Garden State and Hudson County (the place we call home) running.
Hudson County Elected Officials
- Yraida Aponte Lipski | Board of Chosen Commissioners District 4
- Fanny E. Cedeño | Board of Chosen Commissioners Pro-Tempore District 6
- Caridad Rodriguez | Board of Chosen Commissioners District 7
New Jersey Government Officials
- Tahesha Way | Lieutenant Governor + Secretary of State
- Elizabeth Maher Muoio | State Treasurer
- Latrecia Littles-Floyd | Acting Chair + Chief Administrator of Motor Vehicle Commission
- Christine Guhl-Sadovy | President of the Board of Public Utilities
- Annette Quijano | Speaker Pro Tempore of the New Jersey General Assembly
- Brigadier General Yvonne L. Mays | Adjutant General + Commissioner of the Department of Military + Veterans Affairs
- Lisa Asare | President + CEO of the NJ Maternal + Infant Health Innovation Authority
- Allison Chris Myers | Chair + Chief Executive Officer of the NJ Civil Service Commission
- Laurie Doran | Director of the Office of Homeland Security
- Sarah Adelman | Commissioner of the Department of Human Services
- Kaitlan Baston | Commissioner of the Department of Health
- Christine Norbut Beyer | Commissioner of the Department of Children + Families
- Victoria Kuhn | Commissioner of the Department of Corrections
- Jacquelyn A. Suárez | Commissioner of the Department of Community Affairs
- Rosaura "Rosy" Bagolie | Assemblywoman of District 27
- Alixon Collazos-Gill | Assemblywoman of District 27
