Message from the County Executive Marc Elrich

Dear Friends,

This week, I had the opportunity to host a thorough conversation about housing with two housing policy experts from Vanderbilt University, addressing both the local level and how housing needs are analyzed nationally. Discussions about housing affordability in our County long predate my time as County Executive. Most recently, however, the attention on affordability has been focused exclusively on zoning, with the County Council enacting elements of their so-called More Housing NOW package through an innocuous-sounding “zoning text amendment.” The Council’s action will allow the development of duplexes, triplexes and apartments along major “corridors” throughout the County. Next up for the Council is a second proposal originating from the Council’s hand-picked Planning Board that takes the most controversial and unrestrained More Housing NOW policy ideas and expands them to allow greater density on the edges of the neighborhoods with even fewer protections than the Council’s most recent zoning text amendment.

The new More Housing NOW zoning law impacts multiple “corridors” (the properties adjacent to our most significant and congested roads, including Wisconsin Ave. and Georgia Ave.) and vastly expands where this new dense construction can occur. This new zoning was done outside of the well-established master plan process, even though the Council assured communities that the recommendations of the Thrive Montgomery 2050 general plan would have to go through a master plan process. In this case, there was no master plan process in the impacted corridors and community input so far has been minimal—as the folks in the Four Corners neighborhood recently experienced during the University Corridor plan process.

The new normal in the County is for the Planning Board to simply tell people what they plan to do with no role for any community in the process. As someone who understands how master plans were created, and having actually served on committees for that purpose, I can assure you the process the Planning Board and Council are following have nothing in common with how we traditionally engaged our communities. Under this new normal, no homeowner or prospective homebuyer or renter will have confidence that the master plan for their neighborhood can be trusted. If the Planning Board and Council can change these “corridor neighborhoods” without following a master plan process, then this can happen anywhere.

It’s sad to see such disregard for community engagement, particularly when it affects one of the most important decisions that a homeowner makes. People see a home purchase as not just an investment in a house, but also in a community. We have thriving urban centers if that is where people want to live, we have extremely low-density farming communities where others choose to live, and many neighborhoods in between. Our goal as a government and a community should be to ensure that our planning meets our needs and increases our housing supply directly and efficiently; changing our community through zoning text amendments (subverts the master plan process and is not the way to meet our community’s needs. It also has virtually nothing to do with providing affordable housing. The rhetoric behind zoning law changes is just a fig leaf for what is an effort to facilitate a certain group of developers to buy up property and change the character of people’s neighborhoods. There is simply no intention of addressing affordability beyond our minimal requirements.

What is most egregious in this is the way this is being touted as addressing the missing middle housing. There is truly a national shortage of affordable housing, including in our County. But the jurisdictions that are embracing the movement away from single-family zoning are primarily cities that are largely built out with limited land for development. It is understandable for places like Minneapolis, Brooklyn, or Arlington to consider this missing middle plan: they are looking at how they can address the need/desire to accommodate growth when they don’t have expansion capacity within their existing zoning.

Montgomery County is not a mature city, nor is it a built-out suburb with no place to add housing. We are not even close to being built out. In fact, when the Metropolitan Washington Council of Governments weighed in on how our County could deal with future growth; they pointed out that we’ve already planned for that future in our master plans and that our capacity to grow exceeds the growth projections for us through 2050. Our plans already allow for more than 85,000 units to be built in areas that have been planned for growth, not suburban sprawl, but more compact centers that bring housing, jobs, and transportation together. We called it Smart Growth. In addition to those 85,000 units, there are over 30,000 units that have already been approved, where the developer can build at any time as soon as they request their permits.

Why does this matter? It matters because the combined total represents 115,000 units already zoned that could accommodate over 280,000 future residents without touching any existing neighborhoods. In short, it is unnecessary to rezone existing neighborhoods to accommodate future growth because we’ve already created space in our County.

We do not lack the necessary zoning to address future growth. If the Planning Board is concerned, it should start by revisiting our existing plans. Some communities are typically planned to be denser than our older neighborhoods. This is where development should go and whereit’s zoned to go. Abandoning this approach and trying to force growth into existing neighborhoods undermines the planned growth in these communities.

What’s not being built, unless the County requires it, is affordable housing. That is the real problem we face. Regardless of whether it’s More Housing NOW or our other existing plans, we lack affordable housing. We have been supporting numerous efforts to build and preserve affordable housing, including the Residences at Forest Glen, Allium Place in Silver Spring, and the Chimes at North Bethesda. The More Housing NOW approach will produce fewer units of affordable housing than the master planned growth areas would. The zoning changes passed by the Council do not address the lack of affordable housing, and they will further exacerbate racial disparities when renters (who are mostly minorities) are forced to move.

Some people are opportunistically jumping into this national discussion, distorting our reality, and conflating it with places that have very different problems from those we have.

This week, I invited two professors to my media briefing to discuss the housing situation. Their work through the Vanderbilt University Law School analyzes the zoning policies that purport to address the housing crisis. I encourage you to watch this week’s video to get a sense of our conversation or seek out the media briefing (linked here) for the full conversation with Ganesh Sitaraman and Christopher Serkin.

Cabin John VFD Thanked For Flooded Car Rescue



I want to share with you the story of a 12-year-old boy who visited the Cabin John Volunteer Fire Department last weekend to thank them for rescuing him from a car on a flooded road. It happened on Thursday, July 31, on Bradley Boulevard near Mercy Hollow Lane. Aasish Selvaraj was in the car with his nanny and the nanny's child. As water overtook the car, Aasish was able to climb out the window and onto the roof of the car and then helped the child and his nanny get onto the roof of the car before firefighters arrived.

Firefighters acted quickly to help all three victims and prevented any fatalities. These situations occur quickly, which is why it is important to spread the word that driving on a flooded road is a bad move. Even the few minutes it takes to notice a flooded road through our flood sensors and get it closed can be too long. Cars are simply moving too fast to prevent disaster, which is why more drivers need to be aware of the warning, ”Turn around, don't drown.”

He and his family were reunited with those firefighters on Sunday, and his family showed their appreciation for the brave work done by those rescuers by donating $10,000 to the Montgomery County Fire Rescue Service.

I want to thank the Selvaraj family for their contributions to our community and the work of our committed firefighters who were willing to step into danger to save lives.

Silver Spring Pedestrian Bridge in Kemp Mill Now Open



We celebrated this week the pedestrian bridge that was completed earlier this summer by the Montgomery County Department of Transportation (MCDOT) in Silver Spring’s Kemp Mill community. Our MCDOT team designed and constructed this bridge. For years, the existing walking path between Auth Lane and Kersey Road was disrupted by a growing creek bed. Though it runs mostly dry, it was still difficult to cross due to erosion. This bridge now provides safe, ADA-accessible access to the Northwest Branch, better connecting the community and making daily life easier and safer for everyone. I want to thank the Kemp Mill Civic Association, who were big champions of this project from the beginning.

There is also a memorial for the late Nicki Toys, a local resident. The memorial will provide a special place for her children, friends and neighbors to visit, reflect and remember the positive impact she had on all their lives. This dedication truly embeds the bridge into the heart of this community, making it a place of connection and remembrance.

I want to thank her youngest son for joining us to cut the ribbon on this project and her family for sharing their stories about her and talking about what this memorial means to them. We are always willing to listen to a community when there is a concern that needs to be addressed.

If you’d like to let me know about something you are concerned about, visit montgomerycountymd.gov/exec and send me an email.

Rockville and Bethesda: Top 5 Safest Cities



Our County continues to shine, and the latest example is a study of America’s Safest Suburbs done by smartasset.com. It rated Bethesda #2 and Rockville #4 in the nationwide look at neighborhood safety.

The study evaluated 360 places within a 15-to-45-minute drive of the U.S.’s 100 largest cities. It judged these suburbs on criteria like reported crime, deadly car accidents, drug overdose deaths and alcohol consumption rates. The data used for the comparisons came from FBI crime stats covering up to 2023 and County Health Rankings and Roadmaps, which was published this year.

Last week, I spent a lot of time recognizing the Montgomery County Police Department (MCPD) for its great work over the last several years, adjusting to new expectations and embracing new technology. We have improved safety while also asking our officers to take a more proactive role regarding crime. Bethesda lies within MCPD’s 2nd District, led by Commander Amy Daum. Rockville is in MCPD’s 1st District, led by Commander Jordan Satinsky. They have both embraced community outreach as a crime prevention tool, and I commend the work of all our officers in making our community an ideal place to live and work. I also want to recognize the work done by Rockville’s municipal leaders and officers to earn a top place on this list.

Bethesda is a great example of how the city and suburbs come together. Just like in other parts of the County, we have spent a lot of time working with the State and making Bethesda more friendly to pedestrians and cyclists. It is home to economic and innovation drivers in the Walter Reed National Military Medical Center and Naval Support Activity Bethesda. That has helped inspire our push to be the heart of the nation’s #3 life sciences hub. Earlier this year, we announced the next step in our partnership with WMATA and the University of Maryland System to launch the Institute for Health Computing around the North Bethesda Metro Station. Montgomery County’s dedication to sustainability and green initiatives further enhances the quality of life for residents, ensuring a healthy and vibrant future for our children.

Honoring a Longtime Public Servant



I am saddened by the death of Joseph M. Griffin, Montgomery County’s longtime Register of Wills. Joe dedicated more than three decades of service to our County, guiding families through some of their most difficult moments with compassion, dignity and integrity.

Joe brought a deep sense of community and responsibility to his role. He was a steady and knowledgeable leader, serving seven consecutive terms and advocating for good governance, both locally and statewide.

Beyond his public service, Joe was a kind and generous man with an unwavering commitment to helping others. He was a lifelong Montgomery County resident who called Olney home. His death is a loss for Montgomery County and for all who had the good fortune to know him.

On behalf of the Montgomery County government, I extend our deepest condolences to Joe’s family, friends and colleagues.

Ag Fair, Vinyl Day This Weekend

This weekend, the Montgomery County Agriculture Fair opens and it will run through Saturday, Aug. 16. I hope you get a chance to visit and partake in the food, fun and festivities. I will be there on Sunday afternoon to support the 4-H parade.

If your hobbies include collecting records or DJing, you won’t want to miss Vinyl Day at the library in Silver Spring on Saturday, Aug. 9. It is an all-day event spread throughout the Brig. Gen. Charles E. McGee Library with demonstrations, workshops and more. It all begins at 10 a.m. Visit montgomerycountymd.gov/library for more information about the day’s events.

As always, my appreciation for all of you,



Marc Elrich

County Executive

Message from the County Executive Marc Elrich

 

Dear Friends,

I often discuss the need to ensure that our investments are strategic and actually increase our stock of affordable housing.

In just the last month or so, the County has worked with its partners to help add almost 400 affordable housing units. First, there was the grand opening celebration of the Allium Place in Wheaton. This week, we celebrated the opening of close to 200 new apartments in a building called the Residences at Forest Glen.  

This complex, built by MHP, is for residents earning less than 60% of area median income (AMI). The only requirement for a new apartment complex is that 12.5% to 15% must be affordable, so this project goes well beyond the standard.

With this project, 100% of the apartments are considered affordable.  

This is a win for working families, including our teachers, health care workers and retail industry workers. When we devote public money to housing, we should be trying to accomplish this. We want Montgomery County to be enjoyed by people of all income levels and not “priced out” of living here.  

And there’s more coming. The Chimes of North Bethesda will create another 163 units of affordable housing soon. We have also committed tens of millions of dollars over the next few years to help develop a multi-faceted project in Wheaton that will create 39 townhomes and 320 multi-family units, as well as new office space and an arts and cultural center along Georgia Avenue. We’re also getting money from the State to help support the start of this project. We’re currently in the planning phase, but it won’t be long before construction begins, and we celebrate a grand opening. You can view the latest project update here.  

In addition to looking to the future, I want to celebrate what we’ve accomplished. The Residences at Forest Glen are modern and dignified, and they allow more of our neighbors to remain right here in our community. You can hear from our partners and special guests from Tuesday’s ceremony on the County’s Facebook page or view photos from the ceremony on our Flickr page. 

I want to thank MHP and nonprofits like them, who work hard to ensure everyone can enjoy Montgomery County. MHP was able to use federal tax break support obtained through the State to help make the math work on this project. I continue to appreciate the County’s housing team, led by Dr. Scott Bruton, director of our Department of Housing and Community Affairs. They continue to deliver these projects efficiently and create more affordable housing as quickly as we can. They help us spend our limited resources wisely.

While it’s never easy to see older buildings come down, the condition of this complex made it clear that redevelopment was the right path, allowing us to create something new and provide even more units than before. I consider this a victory for our community and the people who will call it home. They are within walking distance of a Metro Station, along several bus lines and next to a major road. It is a great place for families to live, thrive and stay for a long time.

I want to say a little bit about one of the factors contributing to the shortage of affordable housing. Back in 2000, as you can see in the chart above, we had about 45,000 naturally occurring affordable housing units (NOAH) — meaning that they were affordable without subsidies, buy-downs or special County programs. Rent at the time was more reasonable. That has changed since then, and now we have “lost” half of what was affordable, and we are forecasted to lose even more in the next five years. There are two main causes: rising rents that exceed the inflation rate and the redevelopment of affordable units into market-rate buildings with less affordability.  

A Montgomery County Preservation Study details how analysts forecasted a loss of at least 14,000 and up to 18,000 NOAH units between 2018 and 2030. Again, we had 45,000 naturally occurring affordable housing units in 2000. 

Failing to act on rent stabilization sooner really cost us. We had the units in place to serve more of our community, but now we are trying to catch up to what we had in place two decades ago. The cost of replacing these units is far greater than what it would have cost us to simply keep the price of rent in check.  

X-Energy Expands to New HQ in Gaithersburg, Will Add New Jobs

I want to congratulate X-Energy, which announced some big changes this week. 

The company will move its corporate headquarters from Rockville to Gaithersburg, putting its offices closer to a new building it bought in Frederick County for testing. The company is a leading developer of advanced small modular nuclear reactors. It uses proprietary fuel technology to design simplified and modular devices that deliver reliable, zero-carbon and affordable energy.  

What used to take immense power plants to produce can now be created on small sites. This innovative approach expands the applications and markets for nuclear technology, driving enhanced safety, lower costs and faster construction timelines.

X-Energy said it has collected $700 million in financing help from companies like Amazon and institutions like the University of Michigan. Some of that money is being invested in reactor design and licensing, and then the first phase of a fuel fabrication facility will be finished in Oak Ridge, Tenn.  

Even while expanding its vision and footprint, X-energy will retain its 260 full-time employees at its new corporate headquarters. It plans to create at least 525 new jobs along I-270 over the next six years.    

The Maryland Department of Commerce is working to approve two conditional loans totaling $2.35 million through Advantage Maryland. Montgomery County is providing up to $500,000 through its Job Creation Fund Program and up to $150,000 through its MOVE Grant Program. The company is also eligible for other state and local tax credits.   

These investments from the County and State will result in hundreds of good-paying jobs while also strengthening our region as a center for innovation.   

‘National Night Out’ Puts Focus on Public Safety

We are gearing up for “National Night Out” on Tuesday, Aug. 5. 

It’s an opportunity to meet with the law enforcement and first responders who serve their community. It’s one of the busiest nights of the year, with community groups, County departments and neighborhood activists using the night to promote safety and unity. Police plan to visit more than 20 sites throughout our community, from the Kentlands to the Coffield Community Center to the East County Regional Services Center to Olney.   

We have a lot to celebrate in 2025. After three consecutive years of rising crime through 2023, the Montgomery County Police Department (MCPD) saw a 7% drop in 2024. So far this year, overall crime is down 13% from the same period last year. You can monitor the latest public safety data through the MCPD website. 

I want to thank MCPD for their work while also dealing with significant department vacancies. The department has also implemented 85% of the recommendations outlined in the Reimagining Public Safety Initiative, which we first started tracking in 2021. Another 11% of those recommendations made by consultants after an independent review of the department are in the process of being implemented. The dashboard showing our progress is available here.  

More than one million calls to 911 for help have been made in the past 18 months. That keeps our officers busy, but we are also strategic in how we use technology to help our department cover such a large jurisdiction.

We have launched the Real Time Intelligence Center, which allows analysts to collect helpful information so that our officers can respond to a situation in real time. Our Drone as First Responder program continues to expand and help more of our residents and officers in emergency and non-emergency situations. Our community also helps by granting us limited access when requested to more than 1,600 cameras mounted in neighborhoods across the County for crime prevention purposes.

As compared to last year, property theft is down 13% and motor vehicle thefts are down 25%. However, some crimes happen like clockwork. We see a rash of car break-ins every summer, and this summer is no exception. You shouldn’t leave valuables in your car. Unfortunately, our region has been popular with car theft rings over the last few years, justifying our purchase of more license plate readers to help us identify stolen cars in our area, as these stolen cars are often used to commit other crimes.   

Driving Under the Influence (DUI) is another crime that increases with the season. We have more officers on the road right now looking for signs of intoxicated drivers. This special enforcement began around Memorial Day and has resulted in more than 900 traffic stops and 127 DUI arrests. Analyzing this data alerted us to a disproportionate number of Hispanic men being pulled over, so we are increasing our education efforts about the dangers of drinking and driving within the Hispanic community.  

I want to echo the comments of County Council President Kate Stewart earlier this week and express appreciation to the 3rd District police officers who recently prevented a suicide attempt at a parking garage.  

Both the officer and the individual were hospitalized with non-life-threatening injuries. This could have ended very badly if it weren’t for the action of these officers.    

Mental health problems can lead to tragic incidents in an instant. We need everyone struggling and those who love them to call or text the Suicide and Crisis Hotline at 988 for help with mental health crises.  

This incident also reminds us that our police officers are not just police officers — they are also called upon to be social workers. They need to understand the law as well as a lawyer, practice mediation and de-escalation techniques as well as a professional mediator or therapist, be community ambassadors, or work with and respect the residents they serve. It is a very tough job.   

Over my last six years as County Executive, I have repeatedly praised MCPD's reputation in this County and throughout our region. I think that is because they are engaging, listening and caring about what is going on in our communities. 

This week, I was joined by MCPD’s Assistant Chief Nicholas Augustine for my weekly media briefing to discuss public safety, a discussion you can watch on the County’s YouTube page.

I want to invite you to attend a nearby “National Night Out” event next Tuesday. It is a great opportunity to meet the men and women not just in the police department but across our County government.   

Check out the County's event calendar for a listing of the “National Night Out” events in the community. The calendar details more than 20 events happening around the community.

EPA Announces that Greenhouse Gases Don’t Matter Anymore   

Right now, the Trump Administration’s Environmental Protection Agency (EPA) is moving to eliminate the federal government’s ability to regulate greenhouse gas (GHG) emissions under the Clean Air Act. The news is changing quickly (and not for the better), and I implore you to stay educated on these attempts to change our planet. This is a direct attack on decades of environmental progress.    

They’re trying to throw out the 2009 "endangerment finding," which is the legal foundation that allows the federal government to regulate dangerous pollutants like methane and carbon dioxide from power plants, vehicles and other industries.    

Without that finding, the EPA can’t do its job. That job is protecting us from carbon dioxide and other dangerous pollution that is overheating our planet, poisoning our air and making our weather more extreme and dangerous.   

The Supreme Court decided in 2007 that the EPA can regulate these pollutants under the Clean Air Act if they are a danger to human health and the environment. Saying climate pollution isn’t dangerous doesn’t stop the danger; it just strips away the protections we depend on. For example, vehicles sold in Maryland must be built to emit less carbon pollution because of Clean Air Act regulations. The cars you buy based on this change could belch more carbon pollution, should the Trump Administration proposal succeed.    

This policy announcement comes as we are experiencing the consequences of climate change through record heat, massive floods, wildfires and wild storms made worse by warmer oceans. We are witnessing how a warming planet impacts our weather and ignoring the measures to keep it from getting worse. People will pay the price.   

The EPA Administrator even said this is the “most consequential day of deregulation.” They mock the safety rails put in place over the last 15 years as “climate change religion.” Meanwhile, they’re the ones following a reckless ideology. Climate change and the dangers of greenhouse gases and other pollutants are facts based in science; they are not ideological positions. Even though decisions to protect the environment are based on science, they’re simply pretending that GHGs and other pollutants are harmless to the planet and don’t impact humans.    

Their goal is to make the law blind to the harm our companies do to our environment. This administration seems determined to gut every tool we have to fight climate change. They’re not looking out for public health or the environment; they're simply trying to score political wins at the expense of our air, our water and our future.   

We must fight this effort because, if not, the planet our children see when they have children and grandchildren might not be livable. It’s about whether the government still works for the people or just for polluters. We can still use our voice to organize, be heard and reverse these inane policies before it is too late.

Appreciation for Summer RISE Participation

Last week, I had the chance to hear from many of the Montgomery County Public Schools (MCPS) students who participated in the Summer RISE program and spent the last month learning about our government from the inside. They were embedded in departments across the County, learning from our employees and seeing how we serve you every day. 

I got an interesting report from them on what they noticed and what we can change in our day-to-day operations to reach more people and better serve Montgomery County.

This year, my own office hosted three Summer RISE students who showed initiative and creativity in the assignments they were given. As a former teacher, I love hearing about our County from their perspective. Normally, I can sit down and do an on-camera interview with each of our students, but this year, there was only time for one. I hope you watch it on our YouTube page or when we share the conversation on social media. Please realize there are many more students who are better prepared for the working world and the rest of their time in school, thanks to Summer RISE. It is a great program, and I encourage more parents to support the initiative, so MCPS realizes the impact it has on our community.

 
As always, my appreciation for all of you,

Marc Elrich

County Executive

Message from the County Executive Marc Elrich

Dear Friends,

Last weekend’s flash floods were shocking. I have lived by Sligo Creek for decades and have not seen so much rain fall in such a short time. I want to thank all the first responders and impacted residents for their quick responses and collected efforts to avoid any fatalities.

Montgomery County Fire and Rescue received more than a dozen calls for water rescues, but in some cases, people got help from those nearby before firefighters could arrive.

In the last 60 days, we've seen the most flood watches issued over a two-month span in the program's history. Those records go back nearly 20 years. Over that same span, we’ve received up to 15 inches of rain, which is five to seven inches above normal.

This week, at my media briefing, I was joined by our Chief Climate Change Officer, Sarah Kogel-Smucker, to highlight the correlation between these weather events and our efforts to combat climate change through our Climate Action Plan, which calls for climate adaptation actions, many of which we’ve already put in motion.

As shocked as I was by the severity of last weekend’s flooding, I was not as surprised to read this headline from NPR this week: “Trump's EPA now says greenhouse gases don't endanger people.”




I am appalled and outraged that the Trump Administration’s EPA is planning to repeal the agency finding that Greenhouse Gas emissions - climate change pollution - is deadly. EPA’s 2009 declaration, known as the “endangerment finding,” scientifically established that greenhouse gases like carbon dioxide and methane endanger human lives.

Stopping federal regulation of climate change pollution just as we’re facing such real climate threats is irresponsible, cynical and deadly. This is another attack of the Trump Administration's “war on science,” and in this case, it would unleash dangerous levels of pollutants into our environment. We must oppose this effort and double down on our own climate change solutions.

Preparing for More Severe Summer Weather:

As I mentioned a few weeks ago, we are thankful to have flood sensors in key places throughout the County to help us gauge water levels. We’ll be adding five new sensors throughout the Upcounty by the end of the month, all of them in high-risk locations with a history of flooding. It is also important to monitor soil moisture and ambient humidity through the new Mesonet system so we understand when conditions could make us more vulnerable to flash flooding.

Some of the work we are doing includes:

• Looking for ways to reuse water on-site.
• Limiting runoff.
• Expanding community gardens to make better use of our open spaces.
• Planting over 18,000 shade trees to help reduce stormwater runoff.

We also want all residents to be prepared. During bad weather, Alert Montgomery can keep you up to date on storm warnings, government facilities that are impacted, and, in some cases, street closures due to flooding or downed trees. It is important to learn the difference between an alert and a warning and heed the warnings when you receive them.



Be aware of how to protect yourself, like remembering ‘Turn around, don’t drown’ while driving. Develop an emergency plan for your family that everyone is familiar with, so it is easy to react to situations that keep you away from home or keep you at home. Determining a meeting place is part of that emergency plan, which you can help form by visiting montgomerycountymd.gov/oemhs/plan/. There is also good advice about making an emergency kit.

Reaction to Council’s Passage of ZTA 25-02



This week, the Council passed ZTA 25-02, which could have some serious consequences in neighborhoods around the County. I tried to lay out the concerns in this memo that I sent to the County Council last month, but unfortunately, most of the issues in the memo were not adequately addressed. So, at this point, I want to echo the frustration and disappointment of many residents around the County. I appreciate that three Councilmembers voted against the ZTA: Council Vice President Will Jawando, Councilmember Kristin Mink, and Councilmember Sidney Katz, and I agree with Councilmember Katz's assessment that this will not increase affordable housing.

While I have multiple concerns about the ZTA, I want to highlight three points. First, this ZTA assumes that zoning changes to single-family neighborhoods are needed to increase housing supply, which is not accurate. Second, it is assumed that by passing this ZTA, if supply increases, then housing will become more affordable to the “middle income” – firefighters, police, teachers and others. This is also not true. Third, this process was a departure from the planning process of Montgomery County.

Now to explain.

First, as you may have heard from me before, we already have the zoning for housing to accommodate more people than are projected to come here by 2050. We are not like some cities that have been built out, and their sole option for accommodating future growth may require them to change zoning. In fact, according to the Washington Regional Council of Governments (COG), we can accommodate the housing we need “within existing comprehensive plans and zoning.”

We are not in the desperate situation that would force us to go into single-family zones to have housing built; we are not a County where all of the buildable zoning has already been built. We do need to look at existing master plans – not just the development pipeline – and review whether the high-rise zoning needs to be reduced in some places, perhaps to produce the type of housing that people want and can afford.

Second, studies by the Planning Department have shown that new housing is more expensive than existing housing. So, providing incentives to redevelop existing affordable housing, like single-family homes on corridors, will likely result in more expensive housing. That raises the question of displacement for people currently living in those homes, especially renters. The property owners now have a great incentive to redevelop and sell more expensive housing. We—the Council and I—received letters from residents who expressed that very concern.

Third, the current process cut residents out of a meaningful role in the planning process. When Thrive – the general plan, passed, Councilmembers assured the community that re-zoning would be done through the master plan process. People were told that Thrive was the “vision,” and the implementation would be through the master plan process. Instead, the Council is discarding the master plan process.

In recent times, residents get to talk to planning staff at a couple of presentations and write ideas on “post-it” notes, and then the ideas and votes happen without further comment from them. While it is being said that there was plenty of occasion for community comment, that is not the same as the planning process, which historically included a committee made up of residents and business representatives and with support provided by planning staff. Residents expressed concerns, opinions and suggestions, and while not all were accepted, they had a seat at the table and were an active part of the conversation. Then, reports were voted on and moved forward. I know this because I served on a sector plan committee in Downtown Silver Spring. There used to be a real role for residents who worked with developers to have real conversations and make decisions about the future of their communities.

The passage of this ZTA so quickly and affecting so many corridors and properties is deeply disappointing. Going forward, I hope that residents will demand to be active participants in the planning process. Right now, the residents of today are excluded from the hypothetical residents of the future. We need to plan for the future together with the people who live here now.

You can watch my comments on the media briefing here.

Bill Signed to Help Hire Former Federal Workers



Starting this past January, we have seen the struggle many Montgomery County families have gone through. Thousands of our friends and neighbors are facing job losses through no fault of their own. According to the State’s Bureau of Labor Statistics for June, Maryland lost 3,500 federal government jobs and 600 local government jobs that were likely tied to federal programs and funding. Overall, the decline in jobs totaled 8,500 while the State added 1,200 positions.

Budget cuts, downsizing and federal restructuring are creating real hardship for people who’ve dedicated their careers to public service. That’s why I was proud to sign Expedited Bill 10-25E into law.

This legislation gives displaced federal workers a fair shot at continuing to serve the public—this time right here in County government. It recognizes the value of their experience and helps ensure we don’t lose that talent. I want to thank Council Vice President Will Jawando for leading this bill and his cosponsors, Council President Kate Stewart, Councilmembers Marilyn Balcombe, Andrew Friedson, Kristin Mink and Laurie-Anne Sales. The bill passed unanimously.

The preferential treatment, unless still needed, will expire in 2027. Over the next two months, the County will develop regulations that address:

• How to apply and verify displaced status.
• How are they rated and placed in the highest rating category.
• How to administer the preference.

This will apply to all Montgomery County residents who were federal employees, whether they were employed in Silver Spring or outside the County.

Despite policies developed by the federal government that create uncertainty and needless worry, we’re building a government that reflects the skills and strengths of our community, and this is a smart, compassionate step forward.

Maryland Governor Moore Part of Ribbon Cutting for Liatris, Inc.



The TwinLabs complex in Rockville is welcoming new clean-energy manufacturing jobs, and this week, I joined Maryland Governor Wes Moore for a ribbon cutting to celebrate those jobs

Liatris, Inc. is expanding its current operations to establish a Prototyping Center for Next-Generation Insulation. At this center, they will refine their technology and begin pilot manufacturing to demonstrate how their insulation is a better quality, more affordable, environmentally friendly and fireproof alternative. The company's technology outperforms the products, dominating the market today, and they expect to be a leader in the growing advanced construction industry.

Not to be too geeky, but it can create an R-30 wall in three and a half inches, which can’t be achieved with typical insulation without resorting to expensive foams.

This project has been on a fast track. Liatris has a pending application for the new Technology Innovation Fund grant money and has recently received both a Montgomery County MOVE grant and an award from the Maryland Department of Commerce’s Build Our Future program.

These County funds are a smart investment in our local economy, uniquely impactful where federal awards might not cover equipment purchases and where corporate partners prefer these tools to be locally owned and maintained.

For Montgomery County, it means economic growth. Liatris is expanding and hiring locally, co-locating with its research and development teams to maximize effectiveness and speed. It has already hired 15 people, and soon, it will scale up its manufacturing operations, offering better-paying jobs.

This collaboration between Liatris, the County and the State underscores our commitment to fostering innovation and supporting businesses that bring tangible benefits to our residents.

We want to invest in people who constantly want to push the envelope. Montgomery County is committed to reducing carbon emissions and to making our home a cleaner place to live. Supporting this company makes fiscal and environmental sense. It is an example of our commitment to building a more sustainable and affordable future right here in our community.

Working with Community Partners

Our nonprofit and community partners always remind us of our County's diversity and the powerful impacts they make. This past weekend, I joined the Montgomery County Muslim Foundation (MCMF) for their annual picnic. I look forward to this event every year for more than just the food. It’s a celebration of service, community and the values that make Montgomery County what it is.



In 2009, a small group of committed residents—led by Tufail Ahmad—came together to help their community. Today, it is one of our County’s most respected service organizations.

In 2012, the Foundation launched its food pantry to help feed neighbors and build bonds. That help was needed during the pandemic, and believe it or not, it is needed more than ever now. We have seen the surge in hunger issues not just persist after the pandemic but grow.

MCMF was also instrumental in spreading the word about the dangers of COVID-19 when it was running rampant throughout our community. We relied on them to communicate warnings and advice to keep our entire community safe.

I want to recognize the MCMF founders for their vision. Dr. T.O. Shanavas and the Foundation’s current leadership have continued their legacy. The MCMF shows us what it means to lead with compassion and meet people where they are. We know we can continue relying on them for food assistance, scholarships, and youth programs, or just being present in moments that matter. That helps make Montgomery County a home for everyone.

County Executive Makes Visits to Local Businesses to See MOVE, Technology Innovation Fund Grant Money at Work

I want to share a bit about my recent visit to four local businesses in North Bethesda and Bethesda, and what makes them special. These visits highlight my commitment to engaging with local businesses, supporting innovation and fostering community growth.



First, we stopped by SWTHZ, LLC, better known as Sweat House. It is a wellness studio owned by Brenna and Kevin Dorsey. The studio is Maryland's first location offering contrast therapy, like infrared saunas and cold plunges. It's fantastic to see them creating jobs and using a $22,000 MOVE Grant from the County to support their growth.



Then, we visited Artists & Makers Studios. This is a huge space in North Bethesda, led by owner and executive director Judith HeartSong, and it is home to 87 artists. It provides vital studio space and support for artists, boasting 43 studios, five galleries, and it is a hub for creativity. Artists & Makers Studios in Maryland is celebrating its 10-year anniversary and recently expanded the model to California and Arizona. It shows the power of local innovation spreading nationwide. They host First Friday Events each month, when the public is invited into their galleries. The next one will be held on Monday, Aug. 1 from 5-8 p.m.

Our third stop was SolutionsMet, LLC in North Bethesda, led by founder and CEO Michael Charles. Since 2017, they've been working to bridge the gap between people and technology, employing more than 20 people. They've been awarded a Montgomery County Technology Innovation Fund grant for their artificial intelligence tool, BeDecisive. They call it a guide through digital transformation, helping businesses run better. Plus, they're very active in community support and mentoring small businesses, which aligns with our County's values.



Finally, we went to Bethesda to visit Rooted3, an innovative plant-based restaurant and market owned by a fantastic mother-daughter team. Melissa Peppe and Molly Gibson opened in February 2024 and are unique for being the only restaurant in the DMV that provides a fully plant-based menu that is also free of the top nine food allergens. They offer a fast-casual dining option but remain focused on introducing healthy and great-tasting food. The company also prioritizes reducing our collective environmental footprint. Their outdoor courtyard with its 50-foot mural sounds is something worth checking out. They really embody the idea that "good food equals good mood.”

These visits underscore my commitment to engaging with our local businesses and helping them understand that the County can be a partner in their success. There are grants available and people throughout our Business Center, Regional Services, Department of Permitting, and more who may be able to help businesses work through challenges. It's inspiring to see dedication and creativity thriving in our local economy.

As always, my appreciation for all of you,



Marc Elrich

County Executive

The EV Tax Credit Ends on Sept. 30, 2025: What You Need To Know

On July 4, President Trump signed the "One Big Beautiful Bill Act," which repealed and revised many tax credits for clean energy technologies, including the Clean Vehicle Tax Credit. But don't worry! If you've recently purchased or have been dreaming about an EV, you can still claim the tax credit if you take delivery of the vehicle on or before Sept. 30, 2025.

Buyers can receive up to a $7,500 tax credit for purchasing or leasing select new EV models.

If you buy a used EV priced under $25,000, you can also receive up to $4,000. Note that the used EV credit is limited to vehicles purchased through a dealership, not a private sale.

Keep in mind that restrictions apply to household income, vehicle price and vehicle models. Check out the IRS website for all eligibility rules.

The Section 30C Tax Credit for EV charging equipment also ends earlier than expected, but you have slightly more time to act. The tax credit will be available on eligible projects until June 30, 2026. Look up your eligibility here.

With and without the tax credit, Montgomery County's Department of Environmental Protection will continue to work closely with local EV dealers to highlight savings opportunities and help residents and businesses with their EV charging needs.

Message from the County Executive Marc Elrich

   

Dear Friends,

This week, I participated in some exciting openings and special celebrations. Even though there is plenty to worry about and prepare for due to the recently passed federal tax bill, there are still many good things happening in Montgomery County.

One highlight of the week was getting to catch up with my friend, Congressman Jamie Raskin, who joined me for my media briefing this week. It is a conversation you can watch on the County’s YouTube page.

We talked about how there is still a lot to unpack as we gauge the impact of the new federal spending bill. As you may know, the worst of these cuts won’t take place until 2027, but when they do, they will be devastating to millions of Americans. On the local level, nearly two out of three Montgomery County nursing home residents are supported by Medicaid funding. Without Medicaid funding, it is likely that some nursing homes won’t survive. 

I’ve already been talking with the County’s public health leaders to prepare as best as we are able. Unfortunately, those cuts are only part of the problem. The federal tax bill cuts funding to fight hunger and instead funds ICE raids, prisons and cuts taxes for billionaires.

My office is getting questions from people impacted by federal job cuts, and they have many questions about their health benefits, unemployment support and what kind of jobs are available to transition to. That is why we helped set up mobilize-montgomery.com and work with our partners to bring together helpful i

I want to thank the County Council for its continued effort to be a reliable source for information. Its next United in Service and Support virtual meeting will be Wednesday, July 23, at 7 p.m. The meeting will focus on new opportunities and using workforce training and certification programs to find the next job. Residents can submit a question here at any time and make sure they are registered with a Zoom account in advance of the informational session. The webinar will also be broadcast on County Cable Montgomery and streamed on the Council's YouTube page if you miss it or aren’t able to get into the Zoom call. 

I appreciated Congressman Raskin taking time to address some of these issues. I know he shares my disappointment and anger with the changes detailed in the bill and the ramifications it will have throughout our County and the rest of the nation.

AeroVironment Expansion Creates New High-Tech Jobs

I was pleased to see Maryland Governor Wes Moore visit Montgomery County on Wednesday to welcome AeroVironment, Inc.'s new manufacturing and development facility.

The County provided a $100,000 conditional grant through our Economic Development Fund to support their hiring of 200 high-tech jobs here. The Maryland Department of Commerce contributed a $1 million conditional loan and a $50,000 grant through the Partnership for Workforce Quality program to support this job growth and keep 400 other jobs in Maryland.

The new cutting-edge research, development and manufacturing facility in Germantown represents a major investment in the State’s thriving innovation economy. Inside, advanced engineering labs and production spaces will accelerate critical technologies, especially in satellite and other space and AI solutions. 

The new facility is already busy with talented employees working in high-tech, high-paying jobs. Congratulations to AeroVironment and to our workforce skilled in innovation and advanced technologies. 

Innovation Helps Energize County Employees 

Earlier this week, I heard from dozens of our Montgomery County employees involved in our Innovation Accelerator, a program that empowers County workers to get involved in improving services to residents. There were 75 county employees in this “graduating class”, looking for ways to improve their departments from within. They are advancing new ways to make the government more efficient and more friendly for the customers we serve and the workers who deliver the services.   

I started this Accelerator program when I became County Executive. It is great to see the enthusiasm and pride shown by our employees who have completed projects to improve the government from the inside out. In many instances, they know best what works and what doesn’t, and we are leaning on their experience and passion to make a better product for our residents. You can read about some of the projects in the Bright Spots section at montgomerycountymd.gov/innovation.

Honoring County Employee Ryan Jesien as National Animal Control Officer of the Year

Speaking of County employees, I’m pleased to tell you that Montgomery County Animal Services Officer Ryan Jesien has been recognized by the National Animal Care & Control Association with the 2025 Animal Control Officer of the Year Award. This week, we recognized his work with a presentation at the County Council that you can watch here.

Ryan’s dedication is clear in his work. He shows up for the tough calls, including rescuing orphaned kittens late at night or helping remove a dangerous animal from a neighborhood. He does it with compassion, professionalism and a deep sense of responsibility to the people and animals in our community. His coworkers say he’s the kind of person you always want on your team: someone who is steady, thoughtful and committed to doing the right thing.

This national recognition reflects Ryan’s hard work, but it also speaks to the values we hold in Montgomery County. We believe in public service and community. Ryan does his job with integrity, fairness and respect while demonstrating great leadership. Thank you, Ryan, for representing our County so well. We're lucky to have him. 

County Continues to Grow Agritourism 

I want to invite you to experience the agricultural side of Montgomery County through the 2025 Annual Farm Tour and Harvest Sale, happening Saturday and Sunday, July 26 and 27.

We’ve got 27 farms, orchards, breweries and wineries across the County opening their gates for free, self-guided tours. It’s your chance to meet the people who grow our food, see how it’s done and experience the unique character of our agricultural reserve. 

Activities include tractor rides, pony rides, handmade crafts and beverage tastings for beer, wine, spirits and cider. Most importantly, you’ll get real appreciation for the work our local farmers do every day. 

Montgomery County's diverse agricultural industry includes 583 farms and employs more than 10,000 people. According to the latest agricultural census, produced in 2022, it accounts for more than 70 million dollars in market value products. Over 330 of those farms produce food for stores and restaurants in Montgomery County and elsewhere. More than 225 farms raise beef, poultry and other livestock.  

Two summers ago, we opened Crossvines, a multipurpose facility in Poolesville that is available for dining and can host large gatherings like weddings or company retreats. It is also a wine crush facility to help local farms produce their own wine. It is a wonderful place to visit, and you can learn more about what’s on the menu or how to book a tee time at the golf course by visiting crossvines.com.

The Farm Tour and Harvest Sale will happen rain or shine, though some activities might shift if bad weather is an issue. Most places are free to visit, but a few activities and food items might have a small cost associated with them. If you visit, leave your pets at home unless they’re service animals. 

Supporting local agriculture is good for our environment and economy. It is part of how we build a more sustainable, connected future. So, I hope many people will be able to join us, grab some local wine, fresh flowers or stock up on their garden favorites.

You can plan your route with the Visit Montgomery Adventure Planner app and get the Farm Tour Digital Passport while you’re at it.

If you don’t make it, you can still experience the best of the Ag Reserve at next month’s Agricultural Fair starting Friday, August 8, in Gaithersburg. You can learn more at mcagfair.com.

Let’s get outside, enjoy the land that makes this County extra special, and buy local. I hope to see you on the tour. 

Significant Anniversaries for Montgomery County Health and Human Services and the American Disabilities Act 

While actions at the federal level are disheartening, here in Montgomery County, we have a few milestones to celebrate, including the 30-year anniversary of the Montgomery County Department of Health and Human Services. It was born this week in 1995 as four separate departments were consolidated: the Department of Addiction, Victim and Mental Health Services; the Department of Family Resources; the Department of Health and the Department of Social Services. Together, they became an integrated full-service organization that is unique in the state of Maryland.

Our DHHS team has repeatedly shown its dedication to this County. It was especially apparent during the pandemic when we worked together to “follow the science”, engage with communities effectively and save lives. DHHS has expanded partnerships to engage faith leaders, volunteers and local nonprofits and now has a robust infrastructure to help vulnerable populations. That network will be tested as we face drastic changes in federal support. We will rely on our experience and structure to meet the needs as best as we are able. 

We also celebrated the Americans with Disabilities Act (ADA) at the DHHS gathering. This is Disability Pride Month, and it has been 35 years since the nation saw the Americans with Disabilities Act signed into law. It helped change the lives of millions of Americans by helping them access places they couldn’t before and protect them from employment discrimination. Social service programs ramped up due to the new law as well. There was a shift to community-based care for developmental disabilities, and the focus became helping everyone under the ADA umbrella adapt to the world. Think about that the next time you are on your bike and the sidewalk slants down at each intersection; everyone benefits from these improvements.

You probably don’t even notice the changes like ADA accessible bathrooms and ramps in public areas, but they are there because 35 years ago the ADA was signed into law. Groups like the National Disability Rights Network still protect clients from discrimination. However, millions of people have benefited from the changes enacted through the ADA.

 
As always, my appreciation for all of you,

Marc Elrich

County Executive

Ride On Reimagined Year 1 and the Better Bus Network Launched on June 29, 2025

 

On June 29, 2025, Montgomery County and the region took a major step forward in public transportation when the Montgomery County Department of Transportation’s (MCDOT’s) Ride On Reimagined Year 1 implementations and WMATA’s Better Bus Network both officially launched. These coordinated bus route updates were designed to work hand in hand, improving service, simplifying transit and helping you get to where you need to go faster and more reliably across both transit services.

These changes were planned in collaboration to make transfers and navigation more aligned. By aligning our service changes, Ride On and WMATA reduce confusion and give riders a more seamless transit experience across both systems.

One difference in the roll out of changes is that MCDOT Ride On buses also instated zero-fare for all riders at the same time.

Ride On Reimagined FAQ can be found on montgomerycountymd.gov/dot-transit/changes.html.

Montgomery Parks Wants to Know What You Love or Would Change About Our Local Parks

 

Montgomery Parks is asking members of the public what they want to see in Parks. The suggestions could include ideas for new parks, more funding for existing projects or updates or major renovations to older parks. Public input will be considered when the Park and Planning Commission outlines its budget priorities for the 2027-2032 Capital Improvements Program.

Parks leaders emphasize that public input on the capital budget help them prioritize projects and budget requests.

How to Submit Ideas:

• Online at Engage Montgomery Parks (open through September 1, 2025)
• In-person at the Park and Planning Commission Community Forum
• Thursday, September 11, 2025, 7 p.m.
  The Maryland-National Capital Park and Planning Commission (M-NCPPC)
  2425 Reedie Drive, Wheaton MD 20902
  Sign-up to speak here
• Via email to mcp-chair@mncppc-mc.org
• Fax to 'Chair Artie Harris' at 301-495-1320
• U.S. Mail: Artie Harris, Montgomery County Planning Board Chair, 2425 Reedie Drive, 14th Floor, Wheaton, Maryland 20902

Message from the County Executive Marc Elrich

  

Dear Friends,

Like many of you, I’ve had the victims and families of the torrential flooding in Texas on my mind a lot this week. One of our Montgomery County Fire and Rescue team members was deployed to assist with communications efforts during the search and recovery effort, and our Urban Search and Rescue team is always ready to assist if needed and called upon.

Events like this remind us that extreme weather is becoming more frequent and more dangerous. We’ve seen it here, too, with sudden storms, flash flooding and record heat, underlining how critical it is for us to prepare for extreme weather here at home. I want to share the graphic below, showing emergency room and urgent care visits tied to extreme heat. You can see how suddenly demand for help spiked with the heatwave we experienced in June.

We’ve made major investments in early detection and alert systems to help us better respond to storms and flooding, like our flood sensor program, which is now operating across 35 locations in flood-prone areas. These are low-cost, solar-powered sensors, paid for by FEMA, that monitor rising water levels in real time and instantly alert our emergency managers and first responders. The federal government paid for the system initially, which the County now maintains and supports through County funds. The flood sensors help us act faster, whether that means warning residents, closing roads or dispatching first responders. With heavier rains and flash floods happening more often due to climate change, this kind of real-time monitoring has become essential for many departments responsible for protecting property, saving lives and getting us around town safely. You can read more about the program here.

We are also a partner in the Maryland Mesonet program, which just installed Montgomery County’s first Mesonet weather station last week at the National Capital Trolley Museum. This is part of a larger statewide system, led by the Maryland Department of Emergency Management and the University of Maryland’s Atmospheric and Oceanic Science Department, to build a more accurate, hyper-local weather monitoring network across the state.

We are expecting four more Mesonet stations to be installed in Montgomery County in the months ahead. I want to thank the State, the University of Maryland and our emergency management team for making this partnership work.

One of our Office of Emergency and Homeland Security emergency management specialists, Matt Miziorko, had the idea for the Mesonet system, and it was his initiative that got the ball rolling on this project under the last governor. You can watch the conversation we had during this week’s media briefing here.

We are currently mapping Montgomery County to identify flood-prone areas and, more importantly, understand how the water flows. We are working to understand how much of the increased water is coming from further upstream and how much is due to increased imperviousness and decreased absorption abilities on-site and nearby.

This is a good opportunity to remind everyone of the importance of having an emergency plan, something the whole family can easily follow to help escape danger and reunite quickly. Prepare a kit for different scenarios, including being trapped at home or away from home. The best protection is often knowing what to do when a disaster strikes.

Subscribe to Alert Montgomery to receive emergency alerts from Montgomery County directly to your mobile devices. Through this service, Montgomery County officials can send event updates, warnings and instructions directly to you.   

Strengthening Tenant Protections in Montgomery County

Montgomery County has made some important progress when it comes to rental housing.

Effective July 1st, the County can now sue landlords who repeatedly mistreat their tenants. I want to thank Councilmember Kristin Mink for her leadership on this bill and for standing up for renters in our community. This legislation, which I signed in April, closed a loophole that left too many residents without support. I’m glad we now have it in place.

With this change, landlords are covered by the Consumer Protection law, and “consumer goods and services" include rental housing. This means that landlords in Montgomery County are now fully subject to the same consumer protection laws as other merchants. They must not engage in deceptive, unfair or unconscionable trade practices. Landlords taking rent money monthly are expected to deliver goods and perform the expected services.

With this new law, the County will be able to bring cases directly to Circuit Court. This provides the County with new and more robust tools to induce compliance when landlords repeatedly fail to correct housing code violations. Instead of fighting for single citations, the County can now illustrate patterns of deceptive practices. The Office of Consumer Protection can seek damages, restitution and other forms of relief. The County will also have the power to seek preliminary, temporary or permanent injunctions against landlords that show a pattern of property neglect and noncompliance with citations.

Before this law, we could only issue citations for individual violations and wait for them to work their way through the courts, which often takes many months. We had to rely entirely on state agencies or civil action by tenants themselves to address the overall practice by the problematic landlord, even in cases where landlords were ignoring basic health and safety rules. Now, we can step in directly as a government to hold bad actors accountable.

We are protecting people from negligence and unsafe conditions. Over the years, far too many residents have felt powerless when facing unresponsive or abusive landlords. This bill gives the County a legal tool to intervene when landlords refuse to meet their responsibilities.

Unfortunately, some rental properties are in bad shape, and some landlords refuse to make the necessary repairs. It is frustrating when our County goes through the citation process at the courts only to have the issue fixed the day before a hearing, which, in essence, means landlords get away with delaying basic services.

Our Department of Housing and Community Affairs (DHCA) faced significant challenges in enforcing compliance. In Fiscal Year 24 alone, DHCA attempted to recover over $1.5 million in unpaid fines, but collected just over $100,000. These landlords often relied on long delays in District Court. Some of the worst actors even continued pitching their buildings to prospective tenants as safe, healthy or luxury dwellings, despite persistent issues.

I want to be clear, this is a very small minority of the landlords who oversee properties in Montgomery County, but those who engage in this type of behavior need to be held accountable. We have needed this law for a long time, and I hope its existence will prevent bad actors and bad decisions from occurring.

Rent Stabilization Law and Updated Rate of Increases for Fiscal Year 26

Two years ago, the Council passed, and I signed,  rent stabilization legislation that ties allowable rent increases to a formula: 3% plus the rate of inflation, capped at 6%. Last year was the first year that rent increases were allowed up to 6% (the inflation rate was 3.3%). The law also allows higher increases if there’s a demonstrated need based on major building repairs.

The inflation rate for this fiscal year (which began July 1) is 2.7%. That means landlords will be allowed to increase rents by 5.7% (more than double the rate of inflation). We put out notice of this rate in March, and it took effect on July 1. It's important for all renters and landlords to be aware of this rate change.

I’ve supported rent stabilization for decades, going back to my time on the Takoma Park City Council. But this bill did not end up where it needed to be. Along with Councilmembers Will Jawando and Kristin Mink, we initially proposed a cap of 3% unless inflation or necessary repairs necessitated a higher rate. That was a number we believed would give tenants some predictability and protection from sharp increases, while still allowing landlords to cover legitimate costs. Where we ended up was a rent cap that would be, in this case, more than twice the inflation rate, and since wages for lower-paid workers rarely rise by the inflation rate, it just continues increasing the affordability gap – the gap between what one can afford and what the market rents are.

The bill that passed also includes carveouts and exemptions that make it even easier for landlords to raise rents beyond what most tenants can afford. In effect, it watered down the very protection that renters were calling for. For example, all apartments less than 23 years old are exempt from the rent stabilization law.

Rent stabilization is an important tool for local governments to stop rent gouging in high-cost areas, and this is not unique to Montgomery County. The District of Columbia has rent stabilization, and the City of Takoma Park has had rent stabilization for over 40 years, where it has been very successful in protecting tenants. This has had a positive impact on student mobility, which improves learning outcomes.

I was a teacher in Takoma Park for many years, and I saw the impact that high rent increases had on kids in school. Families were forced to move more frequently, and kids were forced into new schools abruptly. That impacted learning and how involved parents were with their children’s school. It should be on us to provide as much stability as possible for families that call Montgomery County home to give kids the best chance of success in school. These changes help provide that stability.

Rent stabilization was validated by the U.S. Supreme Court after World War II, when returning veterans faced rent gouging. They had returned home from saving the world from fascism and were rewarded for their efforts by landlords seeking to take advantage of housing shortages to jack up rents as high as possible. In response to that, many jurisdictions implemented rent control, practical policies that address real issues people face every day.

We will enforce the rent stabilization law as passed, and we also have to be honest about where it falls short and continue to push for solutions that reflect the actual needs of our residents, especially our renters.

Update on Impacts of Federal Job Cuts

We are still processing the impacts on our State and County following the federal cuts laid out in the Federal budget bill passed last week.

Maryland’s Secretary of Labor is raising serious concerns about the solvency of the state’s unemployment insurance fund. That’s a real warning sign, and it comes at a time when more people may soon need that safety net.

On Tuesday, the U.S. Supreme Court ruled that the Trump administration can move forward with its plan to significantly downsize the federal workforce. This will hit communities like ours especially hard, where tens of thousands of people either work directly for the federal government or for contractors. We’re already seeing the early impacts of this through buyouts, retirements and people quietly (or not so quietly) pushed out. Most of this upheaval is not even reflected in our unemployment figures yet (shared above and available here).

Various courts put the brakes on many of the mass firings that the DOGE wreckers had begun to implement, but this most recent court ruling lets those mass firings go through. So, unless the President and his sycophants suddenly realize that they’re crippling the government's ability to do its job and decide to pull back those cuts, we are likely to see the feared spike in layoffs materialize.

The County’s unemployment rate for May was 3.2%. That’s up from 2.6% a year ago and well above the record low of 1.3% we hit in April of 2023. Again, the recent numbers don’t fully capture the job losses in the federal workforce. We should expect things to get worse before they get better.

That’s why our investments in workforce support are so critical. In the FY26 budget, we provided additional funding for WorkSource Montgomery to expand its in-person job center in Wheaton and provide more hands-on help for people trying to get back into the workforce. We will continue to grow our Mobilize Montgomery initiative to offer displaced workers access to training, hiring events and resources tailored to what’s happening in the economy.

We can’t control what’s happening in Washington, but we can keep showing up for the people who are affected by it.

SNAP Cuts and Helping Address Hunger

Last week, I focused on my issues with the federal spending law passed and signed by the Trump administration. I mentioned the devastating impact it would have on hunger relief efforts, specifically the federal Supplemental Nutrition Assistance Program (SNAP), which is meant to help residents put food on the table for their families. It puts added pressure on nonprofits, schools and food banks that are already overwhelmed by great demand.

Next Wednesday, July 16, the Montgomery County Food Council will be at Crossroads Farmers Market in Takoma Park starting at 10:30 a.m. to mark a simple but powerful change: SNAP dollars can now be used to buy plants and seeds. That means families can grow their own vegetables at home or in their community, and build lasting food security, one backyard (or balcony) at a time.

Stop by the Food Council’s new “MoCo Made” tent, talk with CHEER’s Long Branch Gardeners and catch Parks’ Michelle Nelson and Emma Morel to learn how Montgomery Park's Community Garden Program can help you grow your own produce. You’ll find the tent on Anne Street at University Boulevard East, right next to Mega Mart.

Crossroads was the first farmers market in Maryland to accept nutrition benefits and the first in the nation to double them. This is another step at the local level toward making healthy food affordable and empowering residents to feed themselves.

Let’s keep cultivating a County where everyone can grow, eat and thrive.

Local Music in Montgomery County

A few weeks ago in this newsletter, I shared a video recap of a conversation I had with legendary Nighthawks founder Mark Wenner. Here is a link to that video. It brought up a lot of good memories of growing up in the DC area and seeing live music across Montgomery County. I asked you to tell me some of your favorite hangouts and got a few responses. I'm glad Strathmore got some love from you. I also heard from some of you that consider Rams Head one of our local live music venues that we didn't mention.

We have been lucky to have such talented musicians representing all genres of music play our local stages. I love music and am always excited to take the stage briefly during community concerts to welcome the crowd, thank the band/organizers and encourage everyone to celebrate responsibly. I didn't have that opportunity when Sly and the Family Stone or Muddy Waters were headlining years ago, but I'm grateful for the opportunity to do it now at venues like the Silver Spring Jazz Festival or TGIF Concerts in Wheaton. There are many ways to enjoy live music in our area (including many free concerts), so I hope you get to enjoy a show before the summer ends.

As always, my appreciation for all of you,



Marc Elrich

County Executive