OPINION: Rally in pursuit of housing security and rent stabilization in New Bedford

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“In pursuit of housing security and rent stabilization in New Bedford can be an effective way to address housing affordability issues and prevent displacement in New Bedford’s housing rental market.

Although some business and real estate leaders have come out against rent control, it is important to review the evidence and research on the topic to determine how it might affect the local housing market. Studies show that rent stabilization can help tenants save money and avoid displacement.

The ballot question that will ask voters if the city should adopt an ordinance stabilizing rents is a step in the right direction. Although the question is non-binding, it can still spark conversations about whether rent control is right for New Bedford and what such a policy should look like. Rent stabilization policy can limit the amount landlords can raise the rent within a given time period, and it is not seeking a law that would put a hard cap on how much landlords can charge. Therefore, it can be one more tool to combat the city’s housing crisis.

It is understood that some capitalist economists are not fans of rent stabilization. However, some economists also opposed the regulation of trains, and the outcome of that on communities like East Palestine is an example of the impact deregulated markets can have on our communities. Rent stabilization is a step in the right direction that should be carefully considered. Multiple studies in various cities have shown that rent stabilization successfully kept rents low in regulated units and prevented displacement.

People need and value relative certainty in where they’re going to live and what they’ll pay, especially the most vulnerable among us, including the elderly, low-income households, the working class, single-parent households, the disabled, and the poor. Renter protections are especially important during a housing crisis.

It is important to consider the benefits of rent stabilization and to tailor policy options in a manner that better meets the needs of our community. We must understand that our city has the ability to tailor our potential rent stabilization ordinance towards directly addressing and balancing the needs of our communities tenants and property owners. We could create an ordinance that improves upon the examples of past rent stabilization in other cities. The first planes created were not always 100% successful at meeting their goals however with time and continued evolution the airline industry has improved dramatically. The same can be true of renter protections such as rent stabilization.

• “Rent stabilization ensures that hardworking families can afford to keep a roof over their heads and live in the communities they call home.” – Mayor Bill de Blasio, New York City.

• “Rent stabilization is a critical tool to prevent displacement and maintain affordable housing for low- and moderate-income families.” – California Governor Gavin Newsom.

• “Rent stabilization is the most effective way to protect tenants from unscrupulous landlords who would otherwise raise rents to exorbitant levels.” – Tenant Rights Advocate, Diane Yentel.

• “Rent stabilization provides an essential safeguard against rising housing costs and allows low-income families to live in safe and stable homes.” – New York State Senator Brian Kavanagh.

• “Rent stabilization ensures that people are not priced out of the communities they call home, and that they have a stable and affordable place to live.” – Massachusetts State Senator Sal DiDomenico.

• “Rent stabilization is a necessary policy to protect renters from the rising costs of living in urban areas, and to ensure that everyone has access to safe and affordable housing.” – Economist Richard Florida.

• “Rent stabilization is a critical component of any comprehensive housing policy, as it helps to mitigate the impact of rising housing costs on low-income and marginalized communities.” – Urban Planning Expert, Karen Chapple.

• “Rent stabilization is an important tool to address the affordable housing crisis, and helps to ensure that everyone has access to safe and affordable housing.” – Housing Policy Expert, Ingrid Gould Ellen.

• “Rent stabilization provides a crucial safety net for renters who might otherwise be at risk of eviction or homelessness due to skyrocketing rents.” – Tenant Advocate, Randy Shaw.

• “Rent stabilization is a proven policy that helps to keep housing affordable and ensures that renters are not forced to choose between paying rent and putting food on the table.” – Housing Justice Advocate, Mia Lehrer.

• “Rent stabilization is an essential policy for ensuring that low-income renters have access to stable and affordable housing, which is critical for their overall health and well-being.” – Public Health Expert, David Williams.

• “Rent stabilization is an important tool for promoting economic stability and reducing inequality, as it helps to ensure that all members of a community have access to safe and affordable housing.” – Economist Joseph Stiglitz.

• “Rent stabilization helps to promote community stability and prevent displacement, as it ensures that renters can continue to live in their homes and neighborhoods even as property values rise.” – Community Development Expert, Angela Glover Blackwell.

• “Rent stabilization is a necessary policy for preventing gentrification and displacement, and for ensuring that low-income families have access to stable and affordable housing.” – Civil Rights Advocate, Vanita Gupta.

• “Rent stabilization is a common-sense policy that helps to ensure that everyone has access to safe and affordable housing, and that renters are not at the mercy of market forces beyond their control.” – Housing Policy Expert, Rachel Bratt.

In pursuit of housing security,
Erik Andrade
La Soul Renaissance.”

“We, the undersigned, wish to express our strong support for rent stabilization in New Bedford, MA. Rent prices in our city have been dramatically increasing over the years, making it difficult for many residents to remain in their apartments or find affordable housing alternatives. In more recent years, we have seen rent increases that have exceeded 50%-100% in a single year, resulting in mass evictions and the displacement of many residents. In 2022, New Bedford had some of the highest eviction rates and average rental increases in the state.

Rent stabilization is a tool that can help prevent price gouging and ensure that housing remains affordable and accessible to all city residents, regardless of their income level. It will provide stability and security for tenants and for our neighborhoods. It can also stabilize educational opportunities for school-age children, preventing them from having to frequently change schools as a result of displacement caused by exorbitantly high rents.

With the knowledge that rent increases will be reasonably limited, tenants can better manage their finances, thereby reducing financial stress while also providing them with an improved sense of housing security, connectedness and pride in their community. This is especially important for vulnerable populations, such as the working class, low-income families, single parent households, elderly residents and individuals with disabilities who may be at a higher risk of being displaced due to significantly rising housing costs.

We understand that some property owners may be concerned about the impact of rent stabilization on their surplus profits, but we believe that it is possible to find a solution that is fair and equitable for all parties. For example, exemptions could be made for owner-occupied properties or for property owners with only a few rental units. Ultimately, as we work to increase the availability of housing by reducing barriers to development and investing city resources into rental businesses, we must implement policies that will benefit all city residents.

To further the continued vitality, diversity, and culturally unique character of every neighborhood and community throughout the city, we must take steps to ensure that current and future residents of New Bedford will not be displaced by market effects that allow for increasing profit margins for property owners while tenants suffer the cost. A comprehensive and equitable housing plan that includes a thoughtful rent stabilization policy would help to do just that.

Overall, we believe that rent stabilization is a crucial policy that can help ensure that our city remains a diverse and vibrant cultural hub that offers equitable and affordable housing options for every current New Bedford resident, while remaining attractive to future residents, developers and businesses. We urge the City Council to override the Mayor’s veto and let the people vote.

In the spirit of community,

• Jessica Gracia
• Ana Dias
• Marcus Barrett
• Karen Blake-Robinson
• Erik Andrade
• Emilio Tirado
• Colin Green
• Raena Camacho
• Margaret Mott
• Erin Duarte
• Renee Ledbetter
• Carleen Cordwell
• John “Buddy” Andrade
• Marlene Pollack
• Shane Burgo
• La Soul Renaissance
• NAACP New Bedford Branch
• Southcoast Fair-housing
• NAACP New Bedford Branch
• Coalition for Social Justice
• Old Bedford Village
• Immigrants Assistance Center.”