Dramatic Rent Increases Target Of Proposed Manchester Ordinance

MANCHESTER, NJ — The Manchester Township Council introduced an ordinance Monday that aims to limit how much property owners can increase rent for those who live in mobile homes or manufactured homes.

The proposed ordinance, which is scheduled to be back before the council on Feb. 27 for a public hearing and potential passage, arose from complaints residents of the township's mobile home parks made to Mayor Robert Arace while he was campaigning for mayor.

On Monday night, the courtroom was filled with many of those residents who turned out in part to share their experiences with rent increases in the last year that in some cases have jumped nearly $100, they said.

Residents of Pine Ridge at Crestwood, Pine Ridge North and Pine Ridge South, and Pine Acres Manor say they have faced increases that have consumed the cost-of-living increases they received on their Social Security income.

One resident of Pine Ridge South told the council her rent has increased from $697 in 2017 to $826 as of January, and that increase was after residents complained to the company that owns the property about a planned increase that was much higher.

Owners of mobile and manufactured homes own their residential structure, but rent the site where it sits. In theory, the homes can be moved to a new location, but the reality is the vast majority of mobile and manufactured homes could not practically be moved without dismantling a significant part of the home.

"We're trapped," another woman said as she shared how upsetting it is to receive the letter yearly that announces rent increases while telling residents they can remove their home from the park.

The proposed ordinance would set a limit of the lower of either the increase in the consumer price index or 3 percent for communities where the utilities are included in the rent. For communities where the mobile or manufactured home residents pay for their heat, the limit is the lower of either the increase in the consumer price index or 2 percent.

It also would limit property owners to one increase every 12 months.

The owners of the properties that host mobile homes or manufactured homes would be able seek a higher increase through a rent leveling board, which would review proposed increases to decide whether they are justified.

The proposed ordinance also establishes requirements for notifying residents of impending rent increases, including a minimum of 60 days' notice, and requirements to break down the components of the rent including license fees and tax surcharges.

There is a mechanism for property owners to seek an increase if they are faced with an unexpected expense such as a sewer main installation or a significant increase in property taxes.

For residents of the mobile home and manufactured home communities, there are mechanisms that allow them to seek a reduction in rent if the property is not being safely maintained.

"They are advertising things they are not giving their residents," one woman said.

One man who owns his half of a duplex in one of the Crestwood Village communities said extreme rent increases have happened in other communities. The other half of his duplex is tenant-occupied, he said, adding that it has been a merry-go-round of tenants because the landlord either evicts them or forces them out with dramatic rent increases.

He said the current tenant is being forced out by her spiking rent, which has jumped from $1,100 to $1,400.

"What is with all the greed?" he said. "It's evil."

Another man who spoke, who lives in one of the communities affected by the proposed ordinance, said that on principle he opposes government intervention in business.

"I'm a conservative. I believe government should be limited," he said. "But something has to be done."

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