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Renovation work to common areas and apartment homes in The Metropolitan is scheduled to begin in July 2026. The renovations will provide significant improvements to energy-efficiency throughout the building and include extensive updates to kitchen and bath fixtures and other elements and reconfigurations to improve accessibility.
Metropolitan Renovations Resident Meeting Presentation, June 4, 2026
Renovations are scheduled to begin in July 2026. The general contractor, Southway Builders, is set to mobilize on site starting July 16, 2026. When renovations begin, contractors will be arriving on site at approximately 7:00 a.m. Monday through Friday and work will take place daily from 8:00 a.m. to 5:00 p.m.
Unit renovations will be performed in seven phases, with each phase projected to require 90 days to complete. Each phase will encompass approximately 44 units, with units grouped into vertical tiers according to riser locations. Please review the table in answer to the question “What is the current schedule for each phase of the renovations?” for more information on timing.
You will first be notified in writing of your anticipated move date at least 90 days prior to your required move date and later provided with a 30-day notice that will include your temporary unit address. You will be notified again approximately 10 days before your move back to your original unit. If you have questions about your specific relocation timeline, please contact HOC’s Relocation Specialist, Teajuana Graves, at 240-704-3246 (preferred) or teajuana.graves@hocmc.org, or the Metropolitan management office at 301-652-1555 or metropolitan@bozzuto.com.
Renovations will take place in several phases and residents will receive multiple notifications of their anticipated move dates:
If you have questions about your specific relocation timeline, please contact HOC’s Relocation Specialist, Teajuana Graves, at 240-704-3246 (preferred) or teajuana.graves@hocmc.org, or the Metropolitan management office at 301-652-1555 or metropolitan@bozzuto.com.
Phase 1 residents have already received their 30-day relocation notices. Phase 1 residents are being relocated to their temporary units between approximately June 10-30, 2026, prior to the start of construction.
The current anticipated construction and relocation dates for each phase are shown below. The relocation dates indicated reflect when moves for that phase are expected to begin. Not all residents in the same phase will move (or return) on the same date.
A full list of units and their corresponding phases is available upon request from the management office.
| Phase | Units (last 2 digits) | Construction | Relocation Begins |
| Phase 1 | 28, 30, 31, 32, 33 | July – November 2026 | June 2026 |
| Phase 2 | 25, 26, 27, 29 | November 2026 – March 2027 | ~October 2026 |
| Phase 3 | 21, 22, 23, 24 | April – August 2027 | ~March 2027 |
| Phase 4 | 17, 18, 19, 20 | August – December 2027 | ~July 2027 |
| Phase 5 | 13, 14, 15, 16 | December 2027 – March 2028 | ~November 2027 |
| Phase 6 | 8, 10, 11, 12 | April – June 2028 | ~March 2028 |
| Phase 7 | 01 – 07, 09 | July – October 2028 | ~June 2028 |
Relocation dates for Phases 2–7 are projections based on the construction schedule and are subject to change. All dates will be confirmed in writing directly to affected residents in advance.
Common Areas
Unit Interiors
Fire safety is a key component of the renovation scope and includes replacement and update of the building’s fire alarm system.
Currently, property management contracts with a pest control service to visit the property two times per month. Approximately 12 units are treated at each visit in addition to the common areas and any special requests are addressed as needed. This service will remain during the renovation with continued focus on unrenovated units and common areas. Details about those activities will continue to be communicated via Rent Cafe and resident newsletters.
Please notify The Metropolitan management office of any existing pest control issues prior to your unit’s renovation so they can be addressed before construction begins.
Pre-Construction Measures
Measures During Construction
Each phase of the renovation will be confined to a specific area of the building. This plan will limit the proximity of the contractors to residents of other occupied units. Proper dust control containment measures will be implemented in each location, including temporary dust barriers and daily cleaning and vacuuming of all areas that may affect the residents and staff.
Mailboxes will be accessible at all times. Temporary mailboxes may be setup while the mailroom is undergoing renovations.
Please contact the Property Management team for The Metropolitan with your questions or concerns.
Leonard Stewart
General Manager
The Metropolitan
301.652.1555
metropolitan@bozzuto.com
The renovations include an extensive set of accessibility improvements throughout the property, including:
Building Entrances & Common Areas
Unit Interiors
Uniform Federal Accessibility Standard (UFAS) Compliant Units
If you have an approved Reasonable Accommodation on file, the construction team will incorporate those modifications into the final unit you will be returning to as part of the renovation. If you are temporarily placed in a different unit during your renovation period, staff will work to locate a temporary unit that is equipped to meet the requirements of your approved Reasonable Accommodation.
Please note that not all temporary units will be able to accommodate every Reasonable Accommodation. In such case, HOC will engage with you in an interactive process. HOC is responsible for providing approved modifications on a permanent basis in your renovated unit if a Reasonable Accommodation has been granted. There may be some cases where modifications are not feasible in the original unit, and in those situations, HOC and property management will work with you to find a suitable alternative unit.
Please contact the General Manager for The Metropolitan to ensure that property management is aware of all approved Reasonable Accommodations.
Leonard Stewart
General Manager
The Metropolitan
301.652.1555
metropolitan@bozzuto.com
Assistance with packing and light unpacking will be provided upon request, in addition to the standard moving services offered throughout the renovations. Please contact the property management team prior to your move date to request this help.
Residents in Affordable units
Rents will remain unchanged throughout their current lease term. Annual rent increase amounts will remain subject to Montgomery County’s Department of Housing and Community Affairs (DHCA) Voluntary Rent Guidelines (VRG).
All other residents
Under rent stabilization, a landlord may petition for an exemption from rent stabilization for an existing building if they conduct substantial, permanent renovations that enhance the building’s value and cost at least 40% of the building’s value.
On June 15, 2026, HOC received a Preliminary Administrative Approval of a Substantial Renovation Exemption under the rent stabilization law from DHCA. Final Approval will be granted after the renovation of the entire building is completed. Once Final Approval of the Exemption has been granted, the rent increases must be implemented within 12 months, however, if there are existing tenants in the rental unit landlords must wait until the current lease term ends before implementing rent increases. Additionally, landlords must give tenants at least 90 days’ prior written notice of any rent increase.
The amount of your rent increase depends on a number of factors, including your unit type and your existing rent. Final rents will be determined if and when the final approval of the Substantial Renovation Application is received.
An affordable rate unit refers to a unit with income and/or rent restrictions designed to be affordable for low- to moderate-income households, often supported by programs such as Low-Income Housing Tax Credit (LIHTC), Project-Based Vouchers (PBV), or other housing subsidies.
A market rate unit refers to units with no income restrictions.
Once all renovations at The Metropolitan are completed, market rate rents will be determined based on the rental market conditions that exist at that time in Bethesda and the surrounding Montgomery County area. Factors that will be taken into consideration include, but are not limited to, comparable apartment communities, current supply and demand, location, amenities, building quality and the overall value added by the renovations. Rent adjustments are subject to approval by DHCA.
Under Montgomery County rent stabilization law, annual rent increases are generally capped at the Consumer Price Index for All Urban Consumers (CPI-U, or inflation rate) plus 3%, with a maximum limit of 6% per year, whichever is lower. This means landlords of rent stabilized buildings, including HOC, cannot adjust rent above that limit unless the County approves an exemption, such as for substantial renovation or major capital improvements. This cap does not apply to properties that are exempt from rent stabilization law.
Upon Final Approval of the application, market rate units will be eligible for a 23-year exemption from rent stabilization, meaning that rent adjustments will not be subject to the rent stabilization cap under the law for 23 years.
All residents of Montgomery County are welcome to apply for affordable housing assistance, subject to certain eligibility requirements. For residents who do not qualify for affordable rate rents, HOC has several other communities in Montgomery County, including in the Bethesda market, that may be an alternative.
Please contact your General Manager for more information.
Leonard Stewart
General Manager
The Metropolitan
301.652.1555
metropolitan@bozzuto.com
Households in affordable housing units are required to certify their eligibility according to applicable program requirements. The Metropolitan will be funded with a new round of Low Income Housing Tax Credit (LIHTC) equity. In order to comply with the LIHTC program requirements, all households currently residing in LIHTC-assisted units must complete an updated eligibility certification. This certification is required to verify continued eligibility and ensure the property meets all program compliance requirements under the new tax credit program.
The Low Income Tax Credit Program is one of the federal government’s primary policy tools for encouraging the development and rehabilitation of affordable rental housing as it helps create affordable apartment communities with lower than market rents.
Yes. The Metropolitan will continue to have income-restricted affordable units after the renovation. As part of the renovation, the property is entering a new LIHTC compliance period. Under the new LIHTC program, 92 units will continue to be set aside for residents at 25%–50% of the Area Median Income (AMI). Additionally, 20 Project-Based Voucher (PBV) units will be placed at the property.
Once the renovation is complete, certain units may be subject to a rental premium, as is currently the case. The premium will vary based on the unit’s location and other characteristics such as floor level, layout, views, amenities, etc.
Market rate residents have the option of entering into a two-year lease if they so choose. Leases for affordable rate units must be renewed on a yearly basis pursuant to mandated affordable housing program requirements.
Yes. Residents will receive at least 90 days’ advance notice of any rent adjustments in accordance with their lease agreements, allowing sufficient time to evaluate their options and decide whether they wish to renew or explore other housing options.
HOC’s intention is to temporarily relocate all residents in all phases so that they may remain on site at the property. However, if a comparable on-site unit is not available an alternate offsite accommodation will be made available. The Metropolitan property management staff, in coordination with HOC, will work with each family to find the best temporary housing options to meet their needs.
Residents may choose to stay with family, friends or in an offsite location during the renovation of their unit. All furniture and personal belongings must be removed from the unit and will be placed in storage with one of our moving companies. HOC will not coordinate the move of furniture or personal items to locations outside of the HOC provided temporary housing and storage options. Please notify the Metropolitan property management team as soon as possible if you are choosing this option.
Yes, you will continue to pay your rent as you currently do according to your lease. Residents who temporarily transfer to a smaller bedroom size unit during the renovation period will receive a concession for the difference in the rent for the smaller unit for the actual days that they are in the temporary unit. Residents who stay with friends or family during the renovation period will receive a concession for the actual days that they are out of their unit.
Residents will sign a Temporary Occupancy Agreement for the temporary units and the original lease will remain in effect during the temporary relocation period.
You will not be required to pay the utility bills in your temporary unit during the renovations. However, you will need to maintain utility service and continue to pay the utility bills in your original unit during the renovation period. The Metropolitan property management team will also reimburse any fees you pay to relocate your telephone, cable and internet service to the temporary unit and return it to your original unit. You can submit a copy of your entire bill showing the relocation charges to the Metropolitan property management team, who will process the reimbursement.
Yes, you will continue paying electric utilities as you currently do. The property will continue to pay water, sewer, and trash removal expenses. You will continue to be responsible for non-essential utilities such as telephone, internet and cable service.
Staff will be available as needed to assist with coordinating the transfer of telephone, cable and internet service. Residents are responsible for plugging/unplugging and connecting their electronics. Movers will relocate electronics from one unit to another but will not plug/unplug or connect those items.
HOC has several licensed and bonded moving companies under contract. They are: Suburban Movers, R/A Movers and Walter’s Movers. HOC will coordinate and pay for all moves and packing supplies required for the moves. HOC may contract additional licensed and bonded movers, if needed.
The property management team may accommodate walk-through access before residents move in, however, residents are not permitted to receive keys to the temporary unit until the morning of their moving date and after signing a Temporary Occupancy Agreement for the unit.
Residents moving out permanently must leave their unit in the condition required pursuant to the terms of their lease.
You do not have to change your address while you are residing in a temporary unit. You can continue to pick up your mail in the same mailbox. If you permanently move to a different unit with a new address, you will need to submit a Change of Address with the United States Postal Service.
The Metropolitan property management team will provide boxes and all packing supplies required for your move. Once your tentative move date is determined, HOC’s Relocation Coordinator will do an assessment of your unit and schedule the delivery of boxes and packing supplies. If additional moving supplies are needed, you can contact the property management team and additional supplies will be delivered to you prior to your move.
Packing assistance will be provided when requested for elderly and disabled residents. Please contact The Metropolitan property management team prior to your move date to request packing assistance.
Residents will not have to pay any costs associated with their temporary or permanent moves onsite or temporarily to offsite units for renovation. HOC has several licensed and bonded moving companies under contract and HOC will coordinate and pay for all moves and packing supplies required for the moves.
All of HOC’s contracted moving companies are fully licensed and insured. Their storage facilities are climate controlled.
Questions regarding moving can be directed to the Metropolitan management office or HOC’s Relocation Specialist.
Leonard Stewart
General Manager
The Metropolitan
301-652-1555
metropolitan@bozzuto.com
Teajuana Graves
Relocation Specialist
Housing Opportunities Commission
240-704-3246 (preferred)
teajuana.graves@hocmc.org
In most cases, residents will be able to return to their original unit following the renovations. When possible, residents may also choose to move one time to a renovated unit to avoid having to move two times – once to a temporary unit and then a return move back to the original unit.
To be clear, you will not be required to permanently move from The Metropolitan because of the proposed work.
Per Montgomery County regulations, you may be entitled to relocation assistance if you decide to vacate your unit permanently.
Pursuant to Chapter 53A of the Montgomery County Code and executive regulations enforcing Chapter 53A, you are eligible for relocation assistance from the owner of The Metropolitan.
You are entitled to a payment by the owner in an amount equal to two (2) months’ rent if:
The Notice of Conversion was sent to all residents residing at The Metropolitan on February 14, 2025. The 180-day period of eligibility has now expired and you are no longer eligible for a Relocation Assistance Payment if you voluntarily choose to permanently vacate your unit.
*Please note this does not apply to residents who moved into the property after the Notice of Conversion*