But any decontrol law could be written to protect renters from abuse.

While the examinations are designed to protect both landlords and renters, "they wouldn't be so picky in New York," Ms. Eklund said.

"Our victory will force a reshaping of the project, while protecting owners and renters nationwide from abuses of eminent domain."

This is meant to protect renters and sellers from discriminating based on number of children in a family.

Under city law, if the rate is below 5 percent, a housing emergency exists, making rent regulation necessary to protect renters from the market pressures that such a shortage creates.

The bill's backers call it a safety measure that would protect renters from landlords who crowd them into unsafe houses.

It also provides unique, non-owned aircraft policy coverage which protects renters and borrowers of general aviation aircraft.

Last June, a bill that would have protected renters statewide was narrowly defeated in the State Legislature.

He said that even if the utilities tax could be passed, likely amendments to the bill - to protect low-income renters, for example -would lower the revenue available.

In trying to teach his students by example, he also works with the Montclair Tenants Association to help protect renters from unfair landlord practices.