{"id":629306,"date":"2025-08-12T16:37:26","date_gmt":"2025-08-12T20:37:26","guid":{"rendered":"https:\/\/vtdigger.org\/?p=629306"},"modified":"2025-08-12T16:38:02","modified_gmt":"2025-08-12T20:38:02","slug":"white-river-junction-tenants-scramble-for-housing-following-rent-increase","status":"publish","type":"post","link":"https:\/\/vtdigger.org\/2025\/08\/12\/white-river-junction-tenants-scramble-for-housing-following-rent-increase\/","title":{"rendered":"White River Junction tenants scramble for housing following rent increase"},"content":{"rendered":"
\n
\"A
Cedar O\u2019Dowd sorts through their zines in their apartment owned by Ledgeworks on Friday, Aug. 8 in White River Junction. O’Dowd is moving out of the apartment due to a rent increase. Photo by Jennifer Hauck\/Valley News<\/figcaption><\/figure><\/div>\n\n\n

This story by Emma Roth-Wells was first published<\/a> in the Valley News on August 11.<\/em><\/p>\n\n\n\n

WHITE RIVER JUNCTION \u2014 Lea Henderson expected the rent and utilities for the one-bedroom apartment she\u2019s lived in for the past three years to go up 3% as defined in her annual lease.<\/p>\n\n\n\n

So when Ledgeworks, the property management company based in Lebanon, sent her a lease renewal agreement in May that included a 20% rent hike for the unit at 112 South Main St. in downtown White River Junction near the Center for Cartoon Studies, Henderson, 26, was confused.<\/p>\n\n\n\n

\u201cLooks like there was a mistake here,\u201d she wrote in a May 20 email to Ledgeworks, the company owned by Mike Davidson that manages his more than 300 residential units in the Upper Valley.<\/p>\n\n\n\n

\u201cI was expecting to sign a renewal for $1,287\/month not $1,500\/month. \u201c<\/p>\n\n\n\n

Cedar O\u2019Dowd, 27, who\u2019s lived for three years in a unit in 104 South Main St., the building next door to Henderson\u2019s, is in the same position.<\/p>\n\n\n\n

Both O\u2019Dowd\u2019s and Henderson\u2019s leases, obtained by the Valley News, state: \u201cthe Base Rent shall be increased by 3% over the previous year\u2019s Base Rent or by a percentage equal to the increase of the Consumer Price Index (CPI-U Boston) for the preceding year, whichever is greater.\u201d<\/p>\n\n\n\n

\"A
One of the zines Cedar O’Dowd found in their apartment when packing to move due to a high rent increase on Friday, Aug. 8 in White River Junction. Photo by Jennifer Hauck\/Valley News<\/figcaption><\/figure>\n\n\n\n

The CPI-U Boston was also 3% from May 2024 to May 2025, according to the U.S. Bureau of Labor Statistics.<\/p>\n\n\n\n

But even after Henderson and O\u2019Dowd both pointed out this clause in the lease, Ledgeworks refused to back down.<\/p>\n\n\n\n

\u201cThe renewal we have sent you is the one we are still presenting to you. Please let us know your intentions,\u201d a Ledgeworks employee wrote to Henderson on May 30.<\/p>\n\n\n\n

The two residents reached out to several tenants rights organizations in Vermont and New Hampshire, but none could give a definitive answer as to whether raising the rent more than 3% is legal.<\/p>\n\n\n\n

\"A
Cedar O’Dowd recycles paper when packing their apartment on Friday, Aug. 8 in White River Junction. O’Dowd is not renewing their lease due to a rent increase by the owners of the property. Photo by Jennifer Hauck\/Valley News<\/figcaption><\/figure>\n\n\n\n

Because there is no binding legal precedent that interprets what the law is in this situation, \u201cunfortunately, there isn\u2019t a straightforward answer,\u201d Rachel Batterson, an attorney at Vermont Legal Aid, said.<\/p>\n\n\n\n

Since O\u2019Dowd and Henderson\u2019s leases expired July 31, it is unclear whether Ledgeworks could raise the rent more than 3% after the leases ended.<\/p>\n\n\n\n

\u201cI\u2019m just not sure how a judge would interpret the actual situation where the (rent increase) notice was sent during the term of the lease while the 3% limitation was in,\u201d Batterson said.<\/p>\n\n\n\n

Ledgeworks put the 3% rent increase clause into the lease because the company tries \u201cto be as predicable as possible for our residents and tenants,\u201d Tim Sidore, Ledgeworks\u2019 chief of operations, said in a Thursday phone interview.<\/p>\n\n\n\n

\u201cTypically, we try to keep increases as modest as possible, keeping in line with the cost of living and inflation,\u201d he said. \u201cSometimes increases are higher than they are in other years.\u201d<\/p>\n\n\n\n

This year\u2019s especially high rent increases are due to jumps in the cost of oil, propane, materials and labor, Sidore said.<\/p>\n\n\n\n

\u201cGiven the dramatic rise of prices and inflation, rents must increase in order to cover costs,\u201d he said.<\/p>\n\n\n\n

The increases at the South Street buildings are meant to bring the units to \u201cmarket rate.\u201d<\/p>\n\n\n\n

The units should cost closer to $1,645 a month, Sidore said. That rate would be considered affordable for someone making $61,450 a year, or 80% of the median income in Windsor County, according to the Vermont Housing Finance Authority.<\/p>\n\n\n\n

Henderson, who works in the cafe at King Arthur Baking Company, makes about $44,000 a year.<\/p>\n\n\n\n

\u201cThis apartment is not worth $1,500,\u201d Henderson said in a phone interview last Thursday.<\/p>\n\n\n\n

The units that O\u2019Dowd and Henderson have lived in are both about 450 square feet, according to their leases.<\/p>\n\n\n\n

\u201cThese are not luxury apartments,\u201d a letter some tenants of the buildings wrote to Davidson in June said. \u201cThey are homes to low income and working class Vermonters who work in this community and whose labor local businesses benefit from.\u201d<\/p>\n\n\n\n

O\u2019Dowd, a coordinator and producer at Junction Arts and Media, makes about $30,000 a year. They\u2019ve lived in the one-bedroom unit with their ex-partner, who studied at The Center for Cartoon Studies when they first moved in. Their combined income is about $45,000 a year, O\u2019Dowd said.<\/p>\n\n\n\n

\u201cThis is the right apartment for artists in their 20s and it should be a price artists in their 20s can afford,\u201d O\u2019Dowd said in a phone interview last month.<\/p>\n\n\n\n

The letter from the tenants also alleges the buildings are not in great condition and the apartments lack some amenities.<\/p>\n\n\n\n

\u201cAt 112 S. Main St. there is no on-site laundry, and at 104 S. Main St. the laundry is coin-operated and the machines often break-down,\u201d the letter said.<\/p>\n\n\n\n

Complaints also included: siding falling off of 112 S. Main St.; fuel issues that led to lapses in heat and oven\/stove usage; a shared dumpster often overflows; units do not include air conditioning and are \u201cpoorly insulated;\u201d ventilation in the bathrooms is inadequate and ceilings regularly mold, the letter said.<\/p>\n\n\n\n

Davidson did not respond to the letter, Henderson said. He also did not respond to the Valley News by deadline.<\/p>\n\n\n\n

\u201cWe seek to address any reported maintenance issues in a timely manner,\u201d Sidore said in an email to the Valley News.<\/p>\n\n\n\n

In recent years, Davidson has renovated the interiors of both buildings, replaced the roof, installed skylights, replaced windows at 104 S. Main, installed a new heating system and fire sprinkler system at 112 S. Main and replaced siding on the front of 112 S. Main, Sidore said.<\/p>\n\n\n\n

As a result of the rent increase, Henderson and O\u2019Dowd decided to move out of the South Main Street buildings.<\/p>\n\n\n\n

Through Henderson and O\u2019Dowd\u2019s personal connections in the area they found a two-bedroom apartment on Fairview Terrace, about half-a-mile from the South Main Street buildings.<\/p>\n\n\n\n

The two signed a lease together for $1,050 a month, including heat and water, but not electricity and internet, Henderson said. It starts in September, O\u2019Dowd said.<\/p>\n\n\n\n

\u201cI feel very lucky,\u201d Henderson said.<\/p>\n","protected":false},"excerpt":{"rendered":"

The residents reached out to several tenants rights organizations, but none could give a definitive answer as to whether hiking the rent 20% was legal.<\/p>\n","protected":false},"author":58,"featured_media":629307,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"single-feature.php","format":"standard","meta":{"newspack_ads_suppress_ads":false,"newspack_popups_has_disabled_popups":false,"newspack_sponsor_sponsorship_scope":"","newspack_sponsor_native_byline_display":"inherit","newspack_sponsor_native_category_display":"inherit","newspack_sponsor_underwriter_style":"inherit","newspack_sponsor_underwriter_placement":"inherit","apple_news_api_created_at":"2025-08-12T20:37:30Z","apple_news_api_id":"98ad7f46-7abf-4c67-8acf-45e738bc169c","apple_news_api_modified_at":"2025-08-12T20:38:06Z","apple_news_api_revision":"AAAAAAAAAAAAAAAAAAAAAQ==","apple_news_api_share_url":"https:\/\/apple.news\/AmK1_Rnq_TGeKz0XnOLwWnA","apple_news_cover_media_provider":"image","apple_news_coverimage":0,"apple_news_coverimage_caption":"","apple_news_cover_video_id":0,"apple_news_cover_video_url":"","apple_news_cover_embedwebvideo_url":"","apple_news_is_hidden":"","apple_news_is_paid":"","apple_news_is_preview":"","apple_news_is_sponsored":"","apple_news_maturity_rating":"","apple_news_metadata":"\"\"","apple_news_pullquote":"","apple_news_pullquote_position":"","apple_news_slug":"","apple_news_sections":[],"apple_news_suppress_video_url":false,"apple_news_use_image_component":false,"everlit_article_id":"","everlit_hide_embed":false,"everlit_embed_size":"","everlit_generation_settings":[],"_everlit_article_id":"","_everlit_hide_embed":false,"_everlit_embed_size":"","_everlit_generation_settings":[],"_everlit_content_hash":"","_everlit_metadata_hash":"","_newspack_byline_active":false,"_newspack_byline":"","newspack_featured_image_position":"","newspack_post_subtitle":"The residents reached out to several tenants rights organizations, but none could give a definitive answer as to whether hiking the rent 20% was legal.","newspack_article_summary_title":"Overview:","newspack_article_summary":"","newspack_hide_updated_date":false,"newspack_show_updated_date":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[171840,161361,161376,161377],"tags":[154159,153768,4723,3291,5943],"newspack_spnsrs_tax":[],"govpack_profile_tax":[],"coauthors":[18922],"class_list":["post-629306","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-housing","category-regional","category-southern-vermont","category-windsor-county","tag-housing-crisis","tag-inflation","tag-renters","tag-vermont-legal-aid","tag-white-river-junction","entry"],"apple_news_notices":[],"yoast_head":"\nWhite River Junction tenants scramble for housing following rent increase - 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