Rhode Island
How renters and landlords on the Providence City Council are grappling with the rent control plan – The Boston Globe
The two are among 15 city councilors who will have to decide whether to implement rent stabilization in Providence this year. An ordinance introduced last month would cap rent increases at 4 percent a year across the city, with many exceptions, including for newly constructed homes. More than half of the council’s members are either renters or landlords in the city. And their own experiences, and those of their neighbors, have helped shape their opinions.
Sanchez is in favor, and Vargas is opposed.
Nationwide, renters are underrepresented in government, according to a 2022 study by Boston University and the University of Georgia, which found the share of renters in local, state, and federal elected office ranges from 2 to 7 percent. The Providence City Council bucks the trend; 26 percent of its members are renters, including the council president. It’s still far below the estimated 60 percent of Providence residents who rent.
In January 2025, a Redfin report named Providence the least affordable city for renters, when comparing the median salary to average rents. Lawmakers across the country, from local officials to President Trump, have been grappling with the best way to making housing more affordable.
“I really have a hard time wrapping my head around how people are surviving out there right now,” said Sanchez, 27. Average salaries in Providence have not increased as much as rents. He said he makes around $50,000 a year, not nearly enough to afford the roughly $2,000 average monthly cost of a one-bedroom.
“We hear over and over about families that have called Providence home for decades being displaced,” he said. He blames large corporations that “look at our housing as just a profit margin.”
But the way Vargas sees it: “When government comes into your home, it’s a problem.” It’s expensive to manage a property, he said, and rent control would decimate what he sees as a path to prosperity in his community.
“We have an American dream — buy a house,” Vargas said. “We are shutting off this dream.”
Vargas, 55, may not be subject to rent control limits under the proposal, which would exempt owner-occupied properties of three units or less, and let those landlords exempt a second small home. But “what if I decide to buy another property?” he asked. “What if I decide to move? That house I live in now is going to fall into rent control.”

Hundreds of municipalities have rent control in the United States, though they are concentrated in relatively few states. Thirty states, including Massachusetts, ban the practice. Advocates in Massachusetts are seeking to put a question on November’s ballot to overturn the ban, which Governor Maura Healey opposes.
Over the next several months, a fierce debate will consume Providence City Hall over whether to pass the ordinance. Testimony from the public will be taken at a hearing on Feb. 18. A slim majority of eight councilors have said they support it so far, but leadership needs 10 to override an almost-certain veto from Mayor Brett Smiley. Of the other seven councilors, three are opposed and four have not yet taken a position.
There are four renters on the council — including Council President Rachel Miller, who spearheaded the proposal — and four landlords. The rest own single-family homes.
Smiley is also a landlord, in a three-family home on Hope Street where he lives in one unit with his husband, real estate agent Jim DeRentis, and rents out two units.
Smiley’s home would be exempt from rent control limits under the proposal. He argues the solution to bringing rents down is to build more housing, and has said he would veto the ordinance as it is written.
But not every landlord in City Hall is opposed. Councilors Juan Pichardo and Althea Graves each own two properties in the city, and are both sponsors of the ordinance.
“I am voting for this because I don’t want to lose another neighbor,” Graves said.

The carveouts written into the ordinance likely spare every landlord on the council from rent control except for Councilor Pedro Espinal, who owns five properties, too many to be exempt.
He told the Globe he charges very low rents to his longtime tenants — under $1,000 for two-bedroom units — based on their ability to pay. He said he hasn’t raised rents in years.
“But if this were going to be enacted, I would have to rethink that, because my base rents would be very low,” Espinal said. The proposal keeps the 4 percent limit in place even when the unit is vacated.
Espinal was the vice chair of the Housing Crisis Task Force, which last year recommended the city explore the possibility of rent stabilization. But he said he has “very serious concerns” about the legislation that was ultimately crafted.
“This really does not reduce rents,” Espinal said. “In my view, it guarantees that you will have a rent increase every year at 4 percent.”
Councilor Mary Kay Harris, who chaired that task force and is a longtime renter, said she supports the ordinance because something has to be done.
“Rent’s too damn high,” said Harris, who lives in South Providence. “It’s high for everybody. Everybody’s being priced out.”
Councilor John Goncalves, a renter in the Fox Point neighborhood, has not decided where he stands on rent control. He said he is studying how it works in other cities.
Councilors Jo-Ann Ryan, Shelley Peterson, and Ana Vargas, all homeowners, are also undecided.
Councilor James Taylor, another homeowner, is among those who oppose the ordinance.
Advocates on the council argue the carveouts in the ordinance address many of the opponents’ concerns. Newly constructed apartments would be exempt from rent control for 15 years, potentially addressing fears that housing production would slow down. Many small landlords who live in their properties will avoid rent control altogether. Plus, landlords would have an opportunity to ask a newly-created rent board for permission to raise rent above the cap, if they can prove that they need to do so to make a “fair return” on their property.
The sponsors said the goal is to target larger landlords most likely to hike rents.
“Providence used to be a city where everybody had a chance to thrive,” Graves said. “Now all we got to do is walk down any street and see that it’s no longer that.”
Steph Machado can be reached at steph.machado@globe.com. Follow her @StephMachado.
Rhode Island
401Gives Starts Tuesday!
Rhode Island
Medical school at URI won’t ensure primary care docs for RI | Opinion
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The doctor is not in, and there’s not one on the way either. Many Rhode Islanders are well aware that the state is facing a harrowing shortage of primary care physicians. As native Rhode Islanders and physicians invested in quality accessible primary care for our community, we are dedicated to working towards policies to support our state.
A medical school at the University of Rhode Island is not the solution to solve the primary care crisis. A medical school at URI would not provide a timely solution, would likely not achieve the target outcome of increasing the number of primary care physicians in the state, and would likely not address the underlying issue of getting doctors to stay. Instead, resources should be allocated now to supporting primary care in ways that would make sustainable change.
Lack of access to primary care is hurting patients now. A medical school at URI would not be a short- or long-term solution. In addition to the time needed to engineer an accredited medical school, it takes seven years to produce an inexperienced primary care physician. Once trained, there still must be an incentive to stay in Rhode Island. Patients do not have access to necessary care for acute and chronic conditions. The burden on our health care system, impacting ER wait times and hospital capacity, impacts everyone. We cannot afford to wait another decade for a solution.
More physicians does not equal more physicians in primary care or in Rhode Island. If the aim is to produce more physicians from URI’s medical school, this will certainly occur, but we should not delude ourselves into believing it will fix primary care. It’s not due to lack of opportunities. In 2019, the National Resident Matching Program offered a record number of primary care positions, yet the percentage filled by students graduating from MD-granting medical schools in the United States was a new low. Of 8,116 internal medical positions that were offered, just 41.5% were filled by U.S. students; most residency spots went to foreign-trained and U.S.-trained osteopathic physicians.
As medical schools across the country look to debt reduction as a means of encouraging students to enter primary care specialties, their goals have fallen far short. In 2018, The New York University School of Medicine offered full-tuition scholarships to every medical student, regardless of merit or need. In 2024, only 14% of NYU’s graduating seniors entered primary care, lower than the national average of 30%.
There must be an incentive to stay in Rhode Island (or at least not a disadvantage). Our efforts must shift to recruiting and maintaining physicians in primary care. Inequitable reimbursement from commercial insurers between Rhode Island and neighboring states (leading to significantly lower salaries than if you lived here and traveled to Attleboro to care for patients), the lack of loan repayment(average medical student debt is $250,000, forcing the choice between meaning and money), and the ongoing administrative burdens are amongst the drivers away from primary care. Rhode Island needs to get on par with surrounding states to prevent physicians from going elsewhere.
The motivations behind opening a medical school are well intended in terms of wanting to increase the number of primary care providers by enabling local talent to train close to home. Training more people in Rhode Island will not keep them here; it will invest significant resources without addressing the root of the issue. Until there are comparable salaries between Rhode Island and our neighbors, until loan repayment is improved and the administrative burdens are reduced, primary care in the state will forever be fighting an uphill battle. Both providers and patients suffer the consequences.
Dr. Kelly McGarry is the director of the General Internal Medicine Residency at Rhode Island Hospital. Dr. Maria Iannotti is a first-year resident, a Rhode Islander intent on practicing primary care in Rhode Island.
Rhode Island
Truckers ordered to pay own legal bills from failed RI toll lawsuit
Rhode Island court tosses Justin Chandler conviction
Rhode Island Supreme Court overturns Justin Chandler’s murder conviction due to prejudicial texts, orders new trial.
The trucking industry will have to pay its own legal bills for the unsuccessful eight-year-old lawsuit it brought to stop Rhode Island’s truck toll system, a federal judge ruled Friday, March 27.
The American Trucking Associations was seeking $21 million in attorneys fees and other costs from the state, but a decision from U.S. District Judge John McConnell Jr. says the truckers lost the case and will have to pick up the tab.
The state had previously filed a counterclaim for reimbursement of $9 million in legal bills, but an earlier recommendation from U.S. Magistrate Judge Patricia Sullivan had already thrown cold water on that possibility.
McConnell ordered American Trucking Associations to pay Rhode Island $199,281, a tiny fraction of the amount the state spent defending the network of tolls on tractor trailers.
Settling the lawyer tab may finally bring an end to a court fight that bounced back and forth through the federal judiciary since the toll system launched and the truckers brought suit in 2018.
As it stands, the state’s truck toll network has been mothballed since 2022 when a since-overturned judge’s ruling temporarily ruled it unconstitutional.
The Rhode Island Department of Transportation said it hopes to relaunch the tolls around March 2027.
The court costs fight hinged on which side could claim legal “prevailing party” status as the winner of the lawsuit.
The trucking industry claimed that it had won because the First Circuit Court of Appeals ruled an in-state trucker discount mechanism, known as caps, in the original truck toll system was unconstitutional.
But Rhode Island argued that it is the winner because the appeals court had ruled that the larger system and broad concept of truck tolls is constitutional and can relaunch with the discounts stripped out.
“The Court determines that ATA has vastly overstated the benefit, if any, that they have received from the ultimate resolution of their challenge to the RhodeWorks program,” McConnell wrote.
The truckers “failed to obtain any practical benefit from the First Circuit’s severance of the [in-state toll] caps,” he went on. “Specifically, the evidence from this dispute confirmed that the lack of daily caps will result in ATA paying a higher amount in daily tolls and that it does not receive any tangible financial benefit from their elimination.”
In her December analysis of the legal fees question, Sullivan had concluded that the Trucking Associations’ outside counsel had overbilled and overstaffed the case.
But she had recommended that the industry be reimbursed $2.7 million for its bills, while McConnell’s ruling gives it nothing.
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