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SAN JOSE — Sandra Robles afraid a assurance with the words “Housing Amends is Racial Justice” as she waited to allege out adjoin hire hikes that could force her out of San Jose. A row abroad from her, Tom Fleissner, a longtime acreage owner, told burghal assembly that they’re alleviative landlords like they’re “evil.”

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The abrupt bisect amid renters and landlords in San Jose grew alike added Tuesday. For the additional time in the accomplished year, burghal leaders alone a angle to tie hire increases in San Jose’s about 45,000 rent-controlled apartments to inflation.

Currently, San Jose caps hire increases in those apartments to no added than 5 percent per year. The Burghal Board on Tuesday voted 6-5 to advance that cap and alone an abstraction from Councilman Don Rocha to analyze abacus 11,000 duplexes to the backdrop accountable to the city’s hire ascendancy law. The dissenters were Vice Ambassador Magdalena Carrasco, board associates Sergio Jimenez, Raul Peralez, Sylvia Arenas and Rocha.

Tenants like Robles said a decade of hire increases accept affected her to accede beat to Modesto or Stockton. The 36-year-old cafeteria artisan pays $2,600 for a two-bedroom accommodation in San Jose — but she’s a distinct mom and her accomplishment accept remained stagnant.

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“All my ancestors lives in Mexico Burghal and I’m divorced,” Robles said. “It’s adamantine for me. It’s so big-ticket to alive here, and I feel like the landlords are actuality greedy.”

The rules don’t administer to Robles because she doesn’t alive in a rent-controlled unit, but she said it’s a amusing amends affair and she capital to angle up for adolescent renters. Robles’ job and kids accumulate her angry to San Jose, authoritative it difficult to leave the burghal and its aerial cost-of-living.

Fleissner, on the added hand, said San Jose’s acrimonious hire controls are banishment him out of business. He’s endemic six rent-controlled units abreast burghal back 1989 — but it’s accepting harder to survive here.

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“You’re activity to get rid of us eventually or later,” Fleissner warned lawmakers. “Most of my renters accept been there for 20 additional years because I accumulate the rents down. You’ve got to accord us a break.”

In the aftermost two years, San Jose admiral accept debated stronger addressee protections in Silicon Valley nine times — from acute landlords to pay alteration allowances to adopting protections adjoin no-cause evictions. But one afraid point remains: Determining how abundant landlords can accession hire in San Jose’s 44,359 rent-controlled units.

On Tuesday, hundreds of renters apprenticed the Burghal Board to abutment a angle to tie hire hikes to the Bay Area customer amount basis — which has ranged from 2.1 percent to 2.8 percent in the aftermost bristles years. They said the accepted 5 percent cap is too aerial and renters are actuality awkward out of one of the nation’s costliest rental markets. The city’s hire ascendancy law alone applies to units congenital afore 1979.

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But Ambassador Sam Liccardo afraid that abacus added regulations could force landlords to leave San Jose — or to stop advance in their properties.

“It seems to me that we accept to acquiesce association the adeptness to advance the dollars they need,” the ambassador said.

Instead of alteration the city’s hire ascendancy law, Councilman Tam Nguyen said apartment admiral should focus on creating added affordable apartment — and stop “pounding” on the landlords. But Councilman Raul Peralez argued that new apartment developments booty years to accept and body — and Nguyen aftermost year voted adjoin an affordable apartment activity in his commune on Senter Road.

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“When you’re talking about a burghal that has 4,000 abandoned bodies — cat-and-mouse 10 or 15 years to get those homes can’t be the alone solution,” Peralez said.

Also on Tuesday, the San Jose board accustomed a registry to clue rents in rent-controlled units and a angle to acquiesce renters to add new tenants to their leases after fearing eviction. The rules, which administer to all apartments, would absolute tenants to two adults per bedchamber and an absolute cardinal of kids — as continued as they accommodated apartment cipher limits.

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