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Phillipsburg Discusses Rent Control Ordinance at Work Session

Some Say it’s ‘UnAmerican’ and a Band-Aid to a Larger Problem in Phillipsburg of Who Do You Want Living Here?

Phillipsburg_ORD_Draft2024_04_05.pdfPhillipsburg_ORD_Draft2024_04_05.pdf

By Skip Hollinger Contributing | TAPinto Phillipsburg

PublishedApril 6, 2024 at 6:00 AM

PHILLIPSBURG, NJ – It’s obvious there are opposing sides regarding rent control in Phillipsburg. More government control and less freedom are not what you typically hear from politicians.

Wednesday evening, April 3. 2024, Phillipsburg Town Council held a special work session on a proposed rent control ordinance. The ordinance in full was not and still, as of April 5, 2024, has not been published online for review by the public.

The discussed ordinance was not drafted with goals in mind by the Town Council but a proposed rent control ordinance drafted by attorney Wade Baldwin of Lavery, Selvaggi, and Cohen of Hackettstown, New Jersey. Town Attorney Rich Wenner, a partner in the firm, was not present at the meeting.

Reading from a prepared statement, Council President Pete Marino said he believes the ordinance is the solution; he is favorable to it, provides relief, and thinks it will still allow property owners to be profitable. With that being said, a handful of local landlords and investors voiced their concerns over the possibility of rent control becoming a reality in town.

President of the Phillipsburg Downtown Association and landlord Bill Benz claimed, “What would happen if rent control went in? More homeownership would be expected to increase, which would force out those in need of rentals. Ultimately, reducing rental stock in town, which is the opposite of what people with housing insecurity need, will increase rent further.

Benz also made a case for compassion. “What people need is direction to one of the many resources already available for affordable housing. Find the people in need and find the right solutions for those in a compassionate way that meets the needs of both landlords and renters, said Benz. Benz also referenced other communities such as Lopatcong, calling them “bedroom communities,” of which he noted Phillipsburg is not.

Team Rent Control

“Rents in Phillipsburg are way too high,” said Joan Pierce, citing her rent is $1,700. She brings in $2,000 per month but said she does not qualify for any assistance programs and still has utilities and food to pay for.

An identified woman said, “Everyone who rents should have rent control”. You should help the people and vote yes for rent control. If you live in a single home or house with two apartments, at least 5% should be the rate, and in apartments, it should be 3%. You don’t know what it’s like to rent from some of these complex owners in the town of P’Burg. You got them into town; now you need to get ‘em out. If you vote no, all I can say is shame on you.”

“Five years ago, we moved to Phillipsburg” another gentleman said. A family of two adults working to support three younger children found affordable housing in Phillipsburg. With rising rents, they saw a $300 increase last year. The speaker said he would like to buy and provide a better life for his younger brothers, but with most of their income going to rent, it has not been possible.

Most of the residents who spoke pointed out that without ‘rent stabilization’, they wouldn’t be able to stay in their current homes, let alone find and afford a new residence and the associated moving costs. Only one spoke to rent control in apartment complexes. All the others were renting homes in town.

Council member Meliss Paulus said she supports rent control and the ordinance. She added that her mother, who lives in a rent-controlled unit and also addressed the council, would not survive without stabilized rent.

Robyn Coe-Donaldson wanted to know what happened to the discussion. Council President Marino stated, “we’re here to listen”.

Coe-Donaldson is a landlord and stated there are always solutions for someone willing and wanting to own a home. There are housing shortages everywhere, there are solutions”, said Coe-Donaldson. Coe-Donaldson countered the claims on affordability, citing that all home rentals are far below any other area in Lehigh Valley and Warren County.

The solution, she said, is for everybody, not just Phillipsburg. “If you attract everyone from outside Phillipsburg, you aren’t helping Phillipsburg; you are creating a market problem for Phillipsburg”. Citing her rents are under market value, the solution is not on this piece of paper. You’ll chase everyone away, then no one will have a place to live.

Effects of rent control were discussed by Resident David Morrisette, who has seen a significant number of people who own buildings selling. Morrisette said that the landlords who rent will be selling because they will not get a return on their investment and cannot charge market rate rents. Morisette said he has watched neighboring homes sell for $500,000, many homes going for $200-$300,000. Anyone who can’t keep the value and make a profit will sell.

Carole Diee, a landlord, also cited owning multiple properties below market rate. Diee stated a new rent control ordinance, combined with an 11 percent municipal tax hike, will FORCE property owners like her to sell their parcels to out-of-town “slumlords” who, in all probability, will let the properties fall into even more profound disrepair. She moved here and has waited for redevelopment for 23 years, and this, referring to rent control, is the “nail in the coffin” to sell.

Shohn Donaghy, a licensed real estate agent, owns properties downtown and purchased the Curzi properties. He has had three units available since January because I can’t find qualified tenants. I’m not going to court with people who can’t pay; I’m not going to court with trouble. From an investor, that is what we are up against. Paying market price, he pays commercial rate on all utilities, has an ARM, and has no control over it. Referring to an 11% increase in taxes, Donaghy noted he will be immediately increasing rent 3% just to plan for increased costs.

A new investor from Bergen County, Adrian Rodriguez, purchased the ‘bike shop building’ and wanted to be part of the revival of Phillipsburg. As the son of parents who came from another country, Rodriguez said this ordinance is why they fled their country and came to America. The language is almost identical. Recognizing salaries have not risen like the cost of living, operating costs for everyone have increased. Phillipsburg has disproportionate aid and need; it just needs to be realized. Property values were his first point, followed by repairs, turnover, and legal costs.

A Landlord noted he has been in Phillipsburg since purchasing property in 2018 when he had rents that barely paid the bills. Through modest rent increases, he can at least put in working appliances and make nicer places for people to live. When acquired, they weren’t nice at all. When he shows a place now, tenants are impressed and happy, and both parties have a safe, nice place to live. But, he said if it wasn’t for modest annual increases, that never would happened with the cost of materials. You’ll see basic maintenance ignored, with fewer utilities covered in rent. When people who don’t comply with town rules invest, you’ll never get quality applicants and maintained properties. Citing a working group report in Minneapolis, they looked closely at surprised people. Mayor Piazza committed to research the report further.

Council members Lee Clark and Keith Kennedy said they oppose rent control. “It would do more harm than good and produce no real benefit,” said Clark.

Clark’s reasoning, in part, is based upon the economic law of supply and demand, where dwellers housing demands exceed home and apartment availabilities in a given market. He took it as far as calling it “Un-American”.

Clark also called out issues he saw with the rent control board, which discussed compensation, expense, and per diem allowances, questioning who is paying for this? The Taxpayers. Also, he asked how much the attorneys would cost to enforce government expansion. “We can’t afford this, more jobs, more bureaucracy; where is this money coming from?” It is bad business sense, Clark closed by citing no business can operate at a 60% loss.

“Rent control sounds good, but it will lower the quality of people’s lives and create more bureaucracy and spending. Someone has to pay for this, it’s NOT free”

Team Vote No, Wants to Know...What’s Going on in Phillipsburg?

In Phillipsburg, Donaghy has a listing for a two-bedroom for $1,200 and six applicants. In Washington, two two-bedroom, $1,800 unit had 70 applicants. What’s the difference? Donaghy asked the council to consider addressing the real problems. A day before signing a lease, a business told his potential tenant “not to rent in Phillipsburg it was too dangerous”. The tenant did not sign but opted to rent elsewhere while staying in the area on business at a much higher rent.

Team Blended Approach

Nicole Walters was a renter who became a homeowner. Citing having a good landlord, she was able to buy a home. She recommended a blended approach that is more creative.

“Who do we want living in Phillipsburg? What are we doing to maintain the people we have?” said Walters.

Needs assessment. A Compassionate Answer Exists.

“Use the population to put the right products and solutions in place. Other measures through local charities can provide relief”, noted Benz. Let’s find the right solutions for those impacted by increased rent. There are multiple sources available in nearly every neighborhood. Rather than enabling, Benz recommended “Identifying people with home insecurity, we should evaluate the problems and redirect them to the many local resources available in the town of Phillipsburg”.

Public Transparency Called into Question

Councilman Keith Kennedy cited the agenda was not made publicly available, nor was the ordinance. Citing that transparency, Kennedy said it should have been publicly posted and adequate time for public review to address the town council.

Kennedy also cited he was scared to read that “Imprisonment in county jail” was a possibility. “If you are considering investing in Phillipsburg, will you come here?” This is a big no, and Kennedy felt this would do nothing but set the town back.

What’s in the Ordinance?

The proposed ‘stabilization’ draft allows for a three percent rate increase annually for leases where the tenant’s rent includes water and sewer fees and a two and a half percent hike for leases where the tenants pay the water and sewer fees.

The ‘stabilization’ draft ordinance specifies rent increases from landlords can only be done annually. However, a clause allows higher rent increases for landlords claiming they are a “hardship” case when their repair and improvement costs outweigh the rental income for a given unit or units.

Additionally, the draft ordinance would create a rent stabilization board formed of volunteers to govern the particulars of the ordinance. Volunteers who govern?

According to Baldwin, his ordinance draft was written using similar ordinances from several comparable New Jersey municipalities. However, the draft mentioned the city of Perth Amboy in its text, which residents complained is nothing like Phillipsburg, whose population is two-thirds less than Perth Amboy’s 55,000 residents.

Mayor Piazza, in closing, stated there is no “free market in Phillipsburg; only section eight is a set market”. We have a government-established market in town, said Piazza, noting free market terminology is not accurate. He cited that “20 years of non-enforcement, no one cared. We have rules in the books, no one followed them, no one did their jobs”.

Piazza also acknowledged several comments from the public. “Whether you sell or not, the properties will get fixed”. With decades of no enforcement, Piazza said he thinks one of the main issues was turnover and lack of stability. Homeownership or non-rental turnover and stability have been lacking, and he cites perhaps it is affordability and section 8 laws. Still, he said, “we haven’t gotten where we need to be by following the old practices”.

In closing, Piazza said any ideas or documents could be sent to him for review, and Council President Marino asked for any edits or recommendations to the draft ordinance to be sent to him.

Read the draft ordinance here, as we obtained a copy from a meeting attendee.

ORDINANCE NO. 2024-____

ORDINANCE OF THE TOWN OF PHILLIPSBURG, COUNTY OF WARREN, STATE

OF NEW JERSEY, ESTABLISHING CHAPTER 463 OF THE TOWNSHIP CODE

ENTITLED “RENT STABILIZATION”

WHEREAS, the Town Council of the Town of Phillipsburg finds and determines that the Town

of Phillipsburg is in need of a body to mediate over affairs between tenants and landlords in regard

to rent prices and habitability concerns; and

WHEREAS, the Town Council of the Town of Phillipsburg finds and determines that the Town

of Phillipsburg is undergoing a severe housing shortage and such a crisis leads to an increase in

homelessness.

WHEREAS, the Town Council of the Town of Phillipsburg finds and determines that it is in the

Town’s interests to regulate, control and stabilize rents in the Town in order to protect the health,

safety and general welfare of the residents of the Town of Phillipsburg.

WHEREAS, N.J.S.A. 40:48-2 and the New Jersey Supreme Court Decisions in Inganamort v.

Borough of Fort Lee, 62 N.J. 521 (1973) and Helmsley v. Borough of Fort Lee, 78 N.J. 200 (1978)

empowers the Town of Phillipsburg to regulate, control and stabilize rents within the Town of

Phillipsburg.

NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of Phillipsburg,

Warren County, State of New Jersey as follows:

Section 1

The Municipal Code of the Town of Phillipsburg is hereby amended to include Chapter

463, the title section of which shall read as follows:

Rent Stabilization

Section 2

Chapter 463, Rent Stabilization, of the Municipal Code of the Town of Phillipsburg is

hereby adopted to read as follows:

§463-1 Definitions.

Available For Rent to Tenant

Fit for habitation as defined by the statutes, codes and ordinances in full force and effect in the

State of New Jersey, County of Warren and Town of Phillipsburg and occupied or unoccupied and

offered for rent.

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Dwelling

Any building or structure rented or offered for rent to one (1) or more tenants or family units,

including rooming houses and resident hotels. Excluded from this definition (and from the

operation of this chapter) are motels, hotels and housing units of three (3) units or less in which

the owner of the premises resides. Buildings which convert to condominiums or cooperatives and

which were previously subject to the terms and conditions of this chapter shall continue to be

subject to the terms and conditions of this chapter for tenants residing in such property following

the conversion, regardless of the number of units owned by an individual owner in the building.

Housing Space

That portion of a dwelling rented or offered for rent for living and dwelling purposes to an

individual or family unit, together with all privileges, services, furnishings, furniture, equipment,

facilities and improvements connected with the use or occupancy of such portion of the property.

Where a landlord requests a tenant to move from one (1) rent-controlled unit in the same complex

or structure to another unit (regardless of size or number of rooms) and the tenant agrees, the tenant

shall pay the controlled rental established for such unit.

Operating Expenses

Includes those expenses paid by the landlord in connection with the providing of residential

housing space. These expenses shall include, but shall not be limited to, property taxes, insurance,

management fees, payroll and personnel, supplies and materials, utilities, heat, grounds care,

repairs and maintenance. Debt service is specifically excluded from the aforesaid definition and is

not to be included as an "operating expense."

§463-2 Lawful Base Rent.

A. For the purpose of this chapter, the lawful base rent for housing space shall be

the rent agreed upon by landlord and tenant for the initial rental period.

B. The unit shall be decontrolled upon vacation by the tenant, provided that the

following procedure is strictly adhered to:

1. A landlord shall notify the Rent Leveling Board, in writing, upon

the decontrol of any rental unit within thirty (30) days of said rental

unit becoming decontrolled. Said notice shall include the rent paid

by the vacating tenant as well as the rent to be charged to the new

tenant.

2. The landlord shall also advise the Rent Leveling Board as to the

reason why the prior tenant vacated, including but not limited to, for

example, eviction by court action, voluntary vacation at the end of

the term of a lease or any other reason for vacation.

3. If the Rent Leveling Board determines that the landlord has harassed

the former tenant into leaving, the Rent Leveling Board shall have

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the power to return the unit to rent control and to order the rent

decreased to the maximum allowable amount under rent control.

4. Failure of the landlord to file the aforementioned notice with the

Rent Leveling Board shall nullify any rent increase which the

landlord obtained as a result of a decontrolled rent, and the landlord

shall be required to maintain the unit under rent control rates.

§463-3 Establishment of Rents.

Establishment of rents between landlords and tenants to whom this chapter is applicable shall

hereafter be determined by the provisions of this chapter. At the expiration of a lease or at the

termination of the lease of a periodic tenant, no landlord shall request or receive an increase in rent

which is greater than three percent (3%) in the case of tenants whose rent includes a charge for

water and sewer service and not greater than two and one-half percent (2.5%) in the case of tenants

whose rental charge does not cover water and sewer service. For a periodic tenant whose lease

term shall be less than one (1) year, such tenant shall not suffer or be caused to pay any rent increase

until such time as the periodic lease exceeds twelve (12) months, and such increase shall not exceed

three percent (3%), in the case of tenants whose rent includes a charge for water service, and not

greater than two and one-half percent (2.5%), in the case of tenants whose rental charge does not

cover water service, of the rent paid by the tenant in the twelfth month of the periodic lease.

§463-4 Rent Increases Restricted

Any rental increase at a time other than at the expiration of a lease or termination of a periodic

lease is prohibited and void. Any rental increase in excess of that authorized by the provisions of

this chapter is prohibited and void.

§463-5 Creation, Membership, Compensation and Voting of Rent Stabilization Board.

A. Established. The Rent Stabilization Board, consisting of five members as

hereinafter established, is hereby continued in existence and maintained as the

Rent Stabilization Board of the Town of Phillipsburg.

B. Composition; terms.

1. The Board shall consist of five members who shall be appointed by

the Town Council by resolution adopted by a majority vote of the

Council. For reasons of continuity and in the best interests of the

public the terms of the first members appointed pursuant to this

subsection shall be staggered terms of one- , two- , three- , four- ,

and five-year term appointments.

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2. Thereafter the term of office of the members of the Board shall be

for five years each. Each member shall serve without compensation,

but each shall receive such expenses and per diem allowances as the

Town Council, from time to time, may deem appropriate.

C. Alternate members. In addition to the five members of the Rent Stabilization

Board, the Town Council, as it deems necessary, may appoint two alternate

members to the Rent Stabilization Board, by resolution adopted by a majority

vote of the Council. The term of an alternate member shall be for one year. If

any vacancy should occur among the regular members, then the Town Council

may appoint either of the alternate members to fill the unexpired term. An

alternate member shall be entitled to sit with, and participate as a member, in

any meeting of or hearing before the Board. An alternate member who has

attended the full hearing or hearings on a specific matter may participate in, and

may vote upon, any determination made during the absence or disqualification

of any regular member.

D. Disqualification of member. No member or alternate member of the Rent

Stabilization Board shall be permitted to act on any matter in which that

individual has, either directly or indirectly, any personal or financial interest.

E. Quorums. A quorum for hearing shall consist of three members or alternate

members, and a majority shall be authorized to issue orders relating to the

powers and functions of the Board.

§463-6 Powers and Duties of Rent Stabilization Board.

The Rent Leveling Board shall implement the purposes of this chapter in the following manner:

A. The Board shall have the power to issue subpoenas for the attendance of

witnesses and the production of records and may administer oaths and take

testimony, and the provisions of the County and Municipal Investigations Law,

N.J.S.A. 2A:67A-1 et seq., shall apply.

B. The Board shall promulgate and issue rules and regulations to give effect to the

purposes of this chapter and may revise, repeal and amend the same from time

to time. Sufficient copies of the current rules and regulations shall be on file

with the City Clerk and Coordinator for the Perth Amboy Rent Control Board.

C. The Board shall supply information and assistance to landlords and tenants and

aid them in compliance with this chapter.

D. The Board shall enforce any federal legislation or regulations affecting rent

stabilization unless such action is prohibited by federal law.

E. The Board shall render a determination within forty-five (45) days after the date

of the filing of any application or petition.

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F. The Board shall hear complaints from tenants as to unlawful rental increases

and shall have the power to require reimbursements to tenants by landlords.

G. The Board shall have the power to compel enforcement of any of the sections

of this chapter.

§463-7 Notice to Tenants of Allowable Increase.

Any landlord seeking an increase in rent shall first notify the tenant by certified or registered mail,

return receipt requested, of the calculations involved in computing the increase, the allowable

percentage increase and the allowable rental increase. Any increase requested or received by

landlord without notice as set forth above shall be null and void.

§463-8 Rental Increase Due to Hardship.

A. In cases of financial hardship where a landlord's reasonable operating expenses

exceed sixty percent (60%) of his rental income, the landlord may apply to the

Rent Leveling Board for a rental increase due to this financial hardship. The

Board shall grant hardship increases to landlords to increase their rental income

so that the reasonable rental expenses do not exceed sixty percent (60%) of the

rental income. In considering the landlord's application, the Rent Leveling

Board shall make specific findings as to the reasonableness of landlord's rental

expenses as set forth in landlord's application for hardship rental increase. Prior

to any such application to the Board, the landlord shall serve notice on the

tenants by personal service or by certified mail, return receipt requested, no later

than thirty (30) days prior to the proposed date of application hearing. Said

notice shall include:

1. Time and date of application.

2. Place where application will be heard.

3. Amount of rental increase requested.

4. Where the copy of landlord's application may be reviewed by

tenants or their representatives during normal business hours.

B. Landlords may also seek rental increases where major capital improvements

have been provided or where additional services not previously accorded have

been instituted. As a prerequisite for such an increase, notices outlined in

Subsection A above must be given, which notices must contain the total cost of

the completed capital improvement or service, actual useful life, projection of

useful life of the project in years as claimed by the landlord for purposes of

depreciation for income tax purposes, the average cost of the improvement, the

total number of square feet of the dwelling or the dwelling complex, the total

square feet demised to the tenant and the capital improvement increase that the

landlord is seeking from each tenant. On receipt of such an appeal, the Rent

Leveling Board shall determine if the improvement is major in character and, if

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so, may permit an increase up to but not to exceed an amount sufficient to allow

a landlord to recapture the cost of the capital improvement to be reimbursed

equally over the life of the capital improvements as defined by the Internal

Revenue Code section on straight line depreciation.

§463-9 Maintenance of Standards.

During the valid life of this chapter, landlords shall maintain the same standards of service and

maintenance of all real and personal property and equipment in and around the housing spaces and

dwellings in the same manner as was provided on the date of adoption of this chapter.

§ 463-10

Notice of Rent Increase.

Any landlord seeking an increase in rent shall first notify that tenant by ordinary mail, with proof

of mailing to be evidenced and corroborated by an affidavit of mailing, of the calculations involved

in computing the 3% against the previous year’s base rent. The notice shall be sent not later than

60 days prior to the date that the increased rent sought is to be effective, and the notice shall detail

the prior rent, the amount of the increase, expressed in whole dollars (that figure shall be rounded

with .49 dollars and below rounded down to the nearest whole dollar figure and .50 dollars and

above rounded up to the nearest whole dollar figure) and the new base rent sought. Rental increases

are expressly limited to a single increase per year per unit, regardless of whether the unit is

occupied or vacant.

§ 463-11

A.

Registration Statement; Changes to be Reported; Failure to Comply.

Within 30 days of the effective date of this chapter, every landlord of a dwelling

unit subject to this chapter shall file with the Rent Leveling Board a registration statement on a

form to be prepared by such Board, showing:

1.

of the owner.

2.

include:

The name, address and telephone number of:

a.

b.

c.

The owner, agent and any other person authorized to collect rents on behalf

The superintendent.

The person to be contacted in case of emergency.

The rent roll for each apartment building covered by this Chapter, which shall

a.

The apartment number.

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b.

The base rent.

c.

d.

e.

3.

All utilities and services that are included in the base rent.

Surcharges or other charges.

The date the last increase became effective.

Rental information which must be verified by documentation.

B. This registration statement is a public record and shall be available for inspection

at the office of the Town Clerk during normal business hours.

C.

All changes, including rent increases and the dates thereof, shall be reported to the

Rent Leveling Board by the landlord within 30 days of the change.

D.

For failure to properly register or failure to properly register all changes as provided

herein, no landlord shall be permitted to charge or collect any rental increase, surcharge or any

other charge until such time as all such registration requirements are met.

E.

Notices for rent increases, surcharges or any other charges served before

compliance with these registration requirements shall be of no force and effect.

F.

A complete rent roll for the immediate preceding year will be submitted to the Rent

Leveling Board by January 10 of each following year. Said rent rolls will include the rental status

of all units and as to all occupied units the amount being charged for that unit. The failure to timely

submit such rent roll will be considered a violation of this chapter and punishable in accordance

with its provisions.

§ 463-8

A.

Restriction of service fees; Application for fee increases.

From the effective date of this chapter, no landlord may demand or receive any fees

for any new services or for any services previously provided without fees.

B.

From the effective date of this chapter, any existing fees presently charged by the

landlord may not be increased for any reason under this chapter. Any landlord objecting thereto

and seeking to increase an already existing fee may make application for the same to the Rent

Leveling Board setting forth the present fee, the service provided, the amount of the increase

sought and the reasons for seeking an increase, including documentation of any costs claimed to

be the basis for seeking the increased fee. In no event shall the fee be increased in an amount

greater than the automatic yearly increase.

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§463-12 Reprisal Against Tenant.

No landlord of housing space or dwellings to which this chapter is applicable shall serve a notice

to quit upon any tenant or institute any action against a tenant to recover possession of housing

space, whether by summary dispossess proceedings, civil action for the possession of land or

otherwise, as a reprisal for the tenant's efforts to secure or enforce any rights under his leasehold

arrangement or under this chapter. Such unlawful reprisal on the part of the landlord shall be

punishable by the penalties hereinafter set forth.

§463-13 Severability

The provisions of this chapter are declared to be severable, and if any section, subsection, sentence,

clause or phrase thereof shall, for any reason, be held to be invalid or unconstitutional, such

decision shall not affect the validity of the remaining sections, subsections, chapters, sentences,

clauses and phrases of this chapter but they shall remain in effect; it being the legislative intent

that this chapter shall stand notwithstanding the invalidity of any part.

§463-14 Violations and Penalties

Any person, firm or corporation who shall violate any of the provisions of this chapter, including

but not limited to material misstatements contained in any of the notices required herein, shall,

upon conviction, be punished by a fine not to exceed five hundred dollars ($500) or by

imprisonment in the county jail or in any place provided by the municipality for the detention of

prisoners, or both such fine and imprisonment, and each violation of any of the provisions of this

chapter and each day there is a violation shall be deemed and taken to be a separate and distinct

offense and violations affecting more than one (1) leasehold shall be considered separate

violations.

§463-15 Interpretation

This chapter being necessary for the welfare of the Town and its inhabitants, it shall be liberally

construed to effectuate the general intended purposes.

That is a lot of reading that I don't have time for, but shouldn't we be asking what has caused this problem in the first place?

Scamdemic?

Don't have to pay rent?

That worked in Oregon. Now there are 4000 fewer SFH rentals than before rent control was enacted. Only about 600 3+ bedroom apartment/multi units built during the same time.