VICTORY: Passaic Tenants Pass Landmark Rent Control Ordinance Impacting Nearly Half of the City’s Renter Population
From Make the Road New Jersey - Wednesday, September 3, 2025
Yesterday, in a packed City Council meeting, Passaic tenant leaders, housing advocates, community members, and allies, pass one of the strongest rent control ordinances in New Jersey. This new ordinance stabilizes annual rent increases at 3% and eliminates vacancy decontrol, a loophole that allowed unlimited rent hikes when a unit became vacant. With this historic win, Passaic becomes just the fifth city in the state to eliminate vacancy decontrol, protecting more than 4,000 families from displacement.
VLJ Staff Attorney Dave Singer speaking at the August 5, 2025, Passaic City Council meeting.
This historic victory is the result of years of organizing and tenant power. Since 2022, Passaic tenants have been fighting for safer, more affordable housing, meeting with neighbors, filing complaints, and pushing for change. In 2024, tenants launched a tenants’ union to build collective power and demand protections. When the city passed a 6% rent cap in early 2025, tenants knew more needed to be done. In just nine weeks, they collected over 1,500 voter signatures to demand a stronger ordinance.
This ordinance is a huge step forward for housing justice in Passaic, and it shows what is possible when working-class tenants come together to fight back against skyrocketing rents and corporate landlords.
“In 2024, from one night to the next, my landlord raised my rent $1,000. We had no choice but to leave the only home my 6-year-old son has ever known. In total, three of the five families in that building also left. We have had to downsize from a 1 bedroom apartment to just renting a room in an apartment. That’s why I started organizing in my community. There is a housing crisis in Passaic and this ordinance is a real response to it. After my experience, I’m proud to have worked with Mayor Lora, Council President Schaer and the City Council as a member of Make the Road New Jersey to help keep fellow Passaic residents in their homes,” said Hugo Carrillo, single father who has lived in Passaic for more than twenty years and a member of Make the Road New Jersey.
With this ordinance, we are proud to take bold action to protect working families from displacement, stabilize neighborhoods, and make sure the people who built our city can afford to stay here. Throughout my tenure, I have been committed to moving measures that would allow the affordable housing stock to grow because keeping dollars in people’s pockets is how Passaic thrives. Together, with community members and the City Council, we’ve passed one of the strongest rent stabilization measures in New Jersey. Our approach working with all stakeholders on this historic ordinance has helped strike a balance: defending tenants while supporting responsible property owners and holding bad actors accountable. I am excited to both launch a community education initiative with Make the Road New Jersey and also continue to bring new development to the City of Passaic. Tonight’s unanimous vote underlines Passaic’s commitment to fairness, dignity, and opportunity for every resident,” said Passaic Mayor Hector Lora.
“There are many hard-working families in Passaic who struggle to put food on the table and pay their monthly rent,” said Assemblyman Gary Schaer. “As Passaic Council President, I join my colleagues in seeking innovative strategies that help to alleviate the financial struggles of our most vulnerable residents and provide families with the stability to thrive in our community. We hope that we have achieved our goal of reaching the delicate balance of creating an environment where the needs of all concerned can be recognized and prioritized. Partnerships that support entrepreneurs and small business owners are essential to keeping Passaic a place where investment and economic growth are welcomed.”
Passaic County Commissioner Sandra Lazzara said, “Open conversations between residents and the local administration about housing and rent stabilization are important. These discussions ensure that community perspectives are part of the decision-making process.”
"Far too many veterans, and especially those on a fixed income, are struggling with housing instability. At a time when the rate of veteran homelessness is on the rise in New Jersey and throughout the country, rent stabilization is a crucial tool in preventing displacement and protecting existing affordable housing options for those who have already sacrificed so much for our country. Volunteer Lawyers for Justice applauds the Passaic City Council for being at the forefront of advocacy to protect veterans and others at risk of losing their homes,” said Jessica Kitson, Director of Legal Advocacy at Volunteer Lawyers for Justice.
“By taking action to curb soaring rents and prevent homelessness, Passaic is improving its economic stability,” said Al-Tariq Witcher, Managing Director of External Affairs at Fair Share Housing Center. “Passaic’s leaders deserve real credit for adopting this common-sense measure to help ensure that working families and immigrants—who form the backbone of this city—can remain in their homes. We applaud Mayor Lora, Council President Schaer, and the City Council for putting their community first and strengthening the city's resilience."
“As healthcare workers, we see firsthand how rising rents push working families into impossible choices between paying for housing, food, or medicine. Stabilizing rents at 3% and closing loopholes that allow landlords to hike prices is a matter of public health and dignity. 1199SEIU members stand proudly with Make the Road New Jersey and tenants across Passaic to demand protections that keep our communities safe, healthy, and housed,” said Jason Ajiake, Political Director, 1199SEIU United Healthcare Workers East, New Jersey.
“This victory is a testament to the power of tenants, workers, and communities organizing together to protect what matters most—our homes. Too many families in Passaic and across New Jersey are forced to choose between paying rent, putting food on the table, or keeping up with medical bills. By stabilizing rents this ordinance ensures the working people who make this city run can continue to live here with dignity. We thank Mayor Lora, Council President Schaer, and the entire City Council for standing with tenants and showing that protecting affordable housing is central to building strong, thriving communities,” said Ana Maria Hill, Vice President and NJ State Director, 32BJ SEIU.
“Strong rent control policies are an anti-displacement tool that promote housing stability and help close racial disparities in housing. This rent stabilization policy is in good company with many similar ordinances across the nation. PolicyLink is excited to support Passaic’s new policy,” said Rasheedah Phillips, Esq., Director of Housing at PolicyLink, a national research and action institute dedicated to advancing racial and economic equity for the 100 million Americans living in poverty.
“Housing is a top concern in Passaic and across New Jersey—this ordinance reflects what voters demand. Passaic’s housing ordinance is rooted in what people tell us on their doorsteps every day. Through our nonpartisan canvassing at the New Jersey Million Voters Project, thousands of voters have shared with us that access to affordable housing is among their most pressing concerns. Our nonpartisan poll of Latine voters across New Jersey affirm that housing and tenant rights are an urgent bipartisan priority. By protecting renters and keeping families secure in their homes, this ordinance affirms the principle that tenants deserve protection and justice—and it delivers on the demand we hear across New Jersey,” said Arati Kreibich, director of the New Jersey Million Voters Project, a program put together by several community organizations and faith groups throughout the state that works to engage a million voters by the general election this fall.
"The reform of Passaic's rent control ordinance has been long overdue. Thanks to the great organizing efforts of Passaic's tenants, the unconscionable rent increases faced by many tenants will now come to an end,” said Mitch Kahn, Vice President of the New Jersey Tenants Organization.
"As the affordability crisis worsens, too many working New Jerseyans are being priced out of their homes and must make difficult choices to make ends meet. This ordinance will provide necessary relief to tenants in Passaic by stabilizing rents and maintaining our stock of rent-stabilized housing. CWA District 1 is proud to stand alongside Make the Road New Jersey in support of this crucial policy, and we thank the City Council for voting on the side of tenants,” said Anna-Marta Visky, CWA District 1 Political and Field Director.
"Passaic residents spoke loud and clear: they want strong rent control to stop skyrocketing rents and build a stable rental market. This is a huge victory for the people of Passaic. Congratulations to Make the Road, Mayor Hector Lora, and everyone fighting to make Passaic and NJ a place everyone can afford to call home!," said Matt Hersh, Vice President of Policy and Advocacy at the Housing and Community Development Network of New Jersey.
“This rent control ordinance is more than just a housing policy, it is a vital protection for survivors of domestic violence. Domestic violence is a leading cause of homelessness. By capping rent increases at 3% and closing the vacancy decontrol loophole, it keeps rent stable and predictable, preventing survivors from being priced out of their homes. For survivors, many of whom face economic abuse and live paycheck to paycheck, rent stability can mean the difference between safety and homelessness. When housing is secure, survivors are less likely to return to unsafe situations and more likely to rebuild their lives with dignity, alongside their children and pets. Rent control promotes healing, safety, stability, and justice, especially for women, the LGBTQ+ community, and communities of color who are disproportionately affected by both domestic violence and housing inequality,” said Cierra Hart, Director of Housing and Economic Justice at the New Jersey Coalition to End Domestic Violence.
“In these times of chaos and uncertainty New Jersey residents deserve stability. Housing stability is crucial for workers and family. The passing of this ordinance will provide that to residents of Passaic. Our union supports this ordinance and congratulate the city council and residence of Passaic,” said Alberto Arroyo, Co- Manager, Laundry, Distribution and Food Service Joint Board, Workers United SEIU.