RI housing reform advocates take a 2026 loss and regroup for 2027

Rhode Island housing advocates – conceding for the present moment – have already begun recalibrating for next year. Their latest bid for housing reform stalled during a legislative session that ended early so lawmakers could prepare for the November elections.

Those upcoming elections could alter political dynamics for next year’s session, swinging in favor of reform advocates. The biggest shift could come in the governor’s office, where incumbent Gov. Dan McKee trails challenger Helena Foulkes in early polling.

Foulkes’ platform includes plans to improve housing affordability by building more homes, a familiar theme in gubernatorial races across the country. The Rhode Island face-off between McKee and Foulkes is so contentious that the state Democratic Party didn’t endorse either candidate.

Voters choosing a different governor might also coincide with changes in Providence’s local government that could usher in rent stabilization, a measure that failed in May.

House leadership change stalls housing reform

This year, a change in Rhode Island’s House speaker stalled marquee bills after several consecutive sessions of housing reform led by former Speaker Joe Shekarchi. Shekarchi shepherded five housing reform packages and had been advancing a sixth this year.

His successor, Rep. Christopher Blazejewski, took over as speaker but did not pick up the housing mantle. Only minor bills making technical changes to existing law passed.

The stall affected key bills backed by state Rep. June Speakman, a leading proponent for housing support. One measure was the Faith-Based Affordable Housing Development Act, drawn from the “Yes in God’s Backyard” movement. It would have allowed religious institutions to build affordable and mixed-use housing on land they own. The bill would have limited local approval barriers and streamlined permitting. It would have put Rhode Island among states with similar laws.

The Faith-Based Affordable Housing Development Act is among the measures that cleared the state Senate but stalled in the House. Speakman’s proposals to legalize single-room occupancy and incentivize commercial-to-residential conversions also failed to advance out of the House committee process. Those bills are central to a supply-focused strategy that aims to add lower-cost units and reuse obsolete buildings instead of relying on new greenfield development.

Advocates are already looking beyond the current session. With the 2026 elections on the horizon, housing groups expect a reshaped legislature and plan to reintroduce key measures in 2027, potentially with newly elected lawmakers who have campaigned on affordability.

“We are disappointed where they ended up this session,” Kris Brown, executive director of housing advocacy group Neighbors Welcome! Rhode Island, told HousingWire TBD.

Brown said Speakman holds a safe House seat and will remain a housing champion. Advocates hope she becomes chair of the Municipal Government and Housing Committee next session.

Mayor and council races could change capital city dynamics

Rhode Island’s housing debate is expanding beyond zoning and supply. Rent stabilization is now the defining issue in Providence’s September Democratic mayoral primary.

The city council passed an ordinance capping annual rent increases at 4%, only to see Mayor Brett Smiley veto it. The council later came up one vote short of overriding that veto, with several members absent.

That outcome set up a stark contrast for voters. Smiley has aligned with the supply-side argument. He warns that rent caps would deter new construction and push developers out of Providence.

His challenger, state Rep. David Morales, has pledged to enact rent stabilization within his first 100 days. Morales argues that Providence is the nation’s hottest rental market. He says that reality demands immediate tenant protections.

A Morales victory would likely make Providence the only city in Rhode Island with rent stabilization, adding pressure from City Hall on state lawmakers at the State House half a mile away. Even if Morales loses, Smiley may face a city council with more advocates for rent stabilization. Most council challengers support rent stabilization and could form a veto-proof majority.