Landlords in collared shirts and renters in coordinated T-shirts with the phrases “the rent is too high” and “housing is a human right” packed the Wilmington City Council chambers on Thursday night because of legislation that would limit how much rent can be increased.
An ordinance stabilizing rent for many Wilmington properties was on the agenda for the city council’s community development and urban planning committee meeting. There were about two hours of public comment in what snowballed into a nearly four-hour meeting.
The ordinance, introduced by north Wilmington Council member Shané Darby, would limit rent increases to 3% of the most recent base rent, or to the 12-month regional consumer price index, whichever is lower.
It does not apply to landlords with three or fewer residential dwelling units where one of them is the owner’s residence. It also does not apply for public housing or new buildings finished after the ordinance goes into effect for its first 10 years.
There are ways for landlords to apply for an exemption in the ordinance, as well. If a landlord experiences changes in property taxes, insurance premiums or have large increases maintenance and operation costs they can qualify for an exception.
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The committee advanced the ordinance for a tentative hearing and vote at the May 22 council meeting.
The legislation has an uphill battle, with Mayor John Carney’s administration not sold on the long-term benefits of the policy.
Some studies of cities that have implemented similar policies have concluded that rent stabilization is a well-intentioned policy that does keep rents from rising while decreasing housing supply over time. It’s not just Carney who opposes stabilization. Gov. Matt Meyer said he isn’t in favor of rent stabilization at a recent town hall.
However, Darby and other council members think the rent is too high now and something needs to be done. According to census data, half of the city population are renters. The average rent in the city on Apartments.com is around $1,550 per month. The median household income is around $50,000, and half of the city is below that.
However, Aprtments.com data has rents in the city at a stable and even slightly decreasing level. Increasing affordable housing is a priority to state and city officials. But, the urgency of high housing costs was not lost on those who showed up to support the ordinance at the May 8 meeting.
The marathon meeting got chippy at points, with personal call-outs toward council members and toward other residents. For renters, it’s about being able to stay where they live. For landlords and developers, it’s about ensuring they can keep up with rising costs. Everyone seems to be on the same page that increasing the supply of housing is the goal.
The city government needs to figure out how to balance the needs of its rent-burdened residents and the long-term vision of the city.
The crowd nearing its peak at a Wilmington city council committee meeting in Wilmington on May 8, 2025.
“This is a now issue”
Darby made herself clear that help with rent costs was an urgent need for city residents. When asked to hold the legislation to clarify some enforcement, she declined. She asked the rest of city council to help find ways to make the city’s department of licenses and inspections be able to help with this ordinance if it goes into effect.
She got direct support on the bill from Council President Ernest ‘Trippi’ Congo, Council member Coby Owens and Council member Christian Willauer.
“This is a now issue,” Darby said at the meeting.
She later said this is not a silver bullet to make housing immediately affordable, but it’s a way to give residents a break as costs continue to rise.
“It’s a crucial step toward equity and survival,” she said. “It gives our residents room to breathe while we build long-term affordability.”
The Wilmington Tenants Autonomous Union brought an army with them. Equipped with T-shirts, signed postcards, and posters with council members’ names decorated on them, members of the housing advocacy group came ready to fight.
One of its leaders, Branden Fletcher-Dominguez, said this legislation is meant to keep Wilmington’s rent-burdened residents under a roof. He said the people most affected by rising rents are seniors, working-class families and Black and Hispanic families in the city.
He accused some landlords of exploiting a “broken system” and said this legislation offers protection for families struggling to make ends meet.
“We can’t build a stronger city while people are being priced out of it,” he said.
Branden Fletcher Dominguez and other members of the Wilmington Tenants Union prepare to talk at a city council committee meeting in Wilmington on May 8, 2025.
Other residents who supported the ordinance said that if a developer does not want to build in Wilmington because of the ordinance, then maybe it is best for them to stay out of the city.
“Plenty of people have spoke about the beauty of new construction, but let’s be real, none of the new construction that has happened in the last 10 years is affordable,” city resident Naomi Katz said at the meeting.
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Landlords say this will stifle development
One of the mayor’s office’s primary concerns with the ordinance is that it could limit development in a city that has gone great lengths to promote it.
Some studies have shown that rent stabilization can lower rent prices but slow development and economic mobility. The mayor’s office is committed to finding ways to increase the affordable housing supply while opposing this policy. However, Daniel Walker, Carney’s deputy chief of staff, said the office and Darby have been working together to find solutions.
“The only comprehensive look shows that while it’s well-intended, the only thing it does is in years to come, prices may become more affordable, but it doesn’t benefit our low-to moderate-income families and households,” he said at the meeting.
Landlords also flooded the meeting to oppose the legislation. Some said this legislation will hurt them as smaller landlords who do not own large properties. Others said they will be unable to pay for rising costs on improvements to their properties. Another common argument was that it would discourage landlords from renewing leases and would instead prompt them to sell a home.
“If you think it’s hard to find a place now, wait till this council passes rent stabilization and see how hard it’s going to be,” said Jeff Sheraton, president of Greater Wilmington Housing Providers, at the meeting.
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Most landlords and opponents of the legislation agreed there was a shortage of affordable housing in Wilmington. Brian Murphy was at the meeting representing an organization of landlords in the city and said that landlords and developers should not have to be completely responsible for stabilizing rents.
“Mayors and councils have worked hard over the last 50 years to create a welcoming environment for economic development and housing and to see it all disappear with one vote on a piece of legislation, while well intentioned, does not address the issue and will have long term consequences,” Murphy said at the meeting.
Shane Brennan covers Wilmington and other Delaware issues. Reach out with ideas, tips or feedback at slbrennan@delawareonline.com.
This article originally appeared on Delaware News Journal: Wilmington committee meeting becomes showdown of renters vs. landlords