Asbury Park Introduces Rent Stabilization Ordinance

Asbury Park NJ

01 March, 2021

12:41 PM

Description

ASBURY PARK – The City Council has introduced a municipal ordinance to provide for rent stabilization for certain rental housing in Asbury Park. The second reading and public hearing for the ordinance is scheduled for the City Council meeting on March 10th. Any questions regarding the ordinance should be directed to the director of planning and redevelopment, Michele Alonso ([email protected]). Here are details regarding the plan: Background Council authorized rent stabilization analysis in July 2020Prepared by Rent Control SubcommitteeIntention Stabilize increasing rentsBalance between competing needsConsistency with area rent leveling ordinances when appropriateFuture amendments permittedUnlike any initiative petition ordinance (3-year freeze on changes)Applicability Rental dwellings in a building containing 5 or more unitsExemptions Rental dwellings in a building containing 4 or fewer unitsRental dwellings that are newly constructed for a period of 30 years (as per Statelaw)Special housing types such as affordable housing units, group homes, boardinghomes, and sheltersUnits with a short-term rental permitAnnual Rent Increase 1 permitted every 12 monthsMaximum increase of 3.5 percent or CPI, whichever is greaterCPI 30 year maximum – 4.5 percentOther Rent Increases Hardship IncreaseLandlord can appeal to Rent Leveling Board and address tax increases, repairs.Capital Improvements Increase Landlord appeal to Rent Leveling Board and address physical and/or service changes that benefit tenantMaximum 15 percent increaseMaximum total annual increase of 20 percentVacancy Decontrol PermittedAllows any rent increase with new tenantRent increase not subject to Rent Leveling Ordinance Tenant Protection 50 percent of tax reduction from tax appeal must be supplied to tenant"Substantial Compliance" required with any increaseDwelling must be free of health, safety, and fire violations (confirmed by city)Landlord is in compliance with Rent Leveling OrdinanceTenant notice requirements 60 days prior to proposed rent increase"Standard of service" must be maintainedMust maintain the unit's service, maintenance, furnishings and equipmentThere is an opportunity to file complaint with Rent Leveling BoardRent Leveling Board & Officer 7 members2 landlords2 tenantsAppointed by CouncilStaggered 3-year termsRent Regulation OfficerCity staff memberSupports Board activities and membersPowers of Rent Leveling Board Issue rules and regulationsSupplies information to tenants and landlordsAssists with complianceDecides appeals and hear complaintsAssesses penalties for violations