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GOOD NEIGHBORS HANDBOOK

A Guide for Boston Landlords and Tenants

City of Boston, Thomas M. Menino, Mayor Department of Neighborhood Development

Dear Friends,

I am pleased to introduce the sixth edition of the Boston Rental Housing Center’s (BRHC) Good Neighbors Handbook, an informational guide to help landlords and tenants successfully navigate their way through the complexities of landlord/tenant relationships.

Since 1995, the BRHC has helped to resolve hundreds of landlord‐tenant disputes in a non‐ threatening, neutral atmosphere. This Handbook takes a unique, unbiased approach to providing information about landlord and tenant rights and responsibilities. Having accurate information can improve relationships and often prevents unnecessary and costly conflicts. In addition to mediation services, the BRHC provides counseling on housing matters, referrals and educational seminars.

This Handbook is not just a static guide, however. Housing professionals staff the Boston Rental Housing Center responding to inquiries and helping landlords and tenants in person, and on the phone. You can visit the BRHC from 9‐5, Monday through Friday, on the first floor at 26 Court Street, in downtown Boston, or you can call (617) 635‐RENT (4200) during those same hours. Of course, you may also e‐mail your questions or concerns to [email protected] or visit the website at www.cityofboston.gov/rentalhousing at any time that’s convenient for you. The BRHC website is interactive and user‐friendly, and includes helpful information, useful links, a calendar of upcoming events and a downloadable copy of the Good Neighbors Handbook.

Please keep this Handbook in a convenient location in your home or office. I promise you that it will come in handy.

Sincerely,

Thomas M. Menino Mayor of Boston

RENTALHOUSINGINFORMATIONTABLEOFCONTENTS

FINDINGANAPARTMENT

SearchingforanApartment 1Students 4ResidentParking 2

FINDINGATENANT 6DISCRIMINATION

LegalReasonstoRefusetoRent 8IllegalReasonstoRefusetoRent 8FilingaComplaint 9

ROOMMATES 9UPFRONTFEES

LegalFees 10IllegalFees 11

SECURITYDEPOSITS &LASTMONTH'SRENT 11LastMonth'sRent 13IftheBuildingisSold 14

LEASESANDTENANCIES‐AT‐WILL

WrittenAgreements: Leases

15WrittenAgreements: Tenancy‐at‐Will 15Non‐Written(Oral)Agreements:Tenancy‐at‐Will 16Tenancy‐at‐Sufferance 16TenantsbyRegulation 16Trespassing 16

RE‐INSPECTIONOFRENTALUNITS 17

UTILITIESANDBASICSERVICESUtilities

18

Heat 19Locks 19Snow 20Trash 20Recycling 20FireSafety 21

AFFORDABLEHOUSING

SubsidizedHousing

22PublicHousing 22EligibilityandWaitingLists 23GeneralInformation 23HousingCounselingAssistance 23,ivOtherAffordableHousing 24

LODGINGHOUSESGeneralInformation 24TenancyIssues 24

SHELTERPROGRAMSAdultSheltersYouthSheltersFamilySheltersDomesticViolenceSheltersVeteransShelters

PROBLEMSANDRESOLUTIONS

24;iv

Mediation 25CodeViolations 25RentWithholding 26RepairandDeduct 26ImpliedWarrantyofHabitability 27ConsumerProtectionAct 27InterferencewithTenant'sUse 27Retaliation 28

LEADPAINT 28

QUALITYOFLIFE

BuildingPermit 29ConstructionHours 30UtilityShutoff 30NoisyNeighbors 30

RENTINCREASESRaisingtheRentTwiceinOneYear 31

EVICTION

GroundsforEviction 32NoticetoQuit 32SummaryProcess 33LatePaymentofRent 34RighttoQuietEnjoyment 34Lockouts 34TheNuisanceStatute 35EvictionStorageLaw 35

HOMEOWNERSHIPINFORMATION

FORECLOSURE 37

CONDOMINIUMCONVERSION

TheCondominiumOrdinance 39Tenants’Rights 39

FIRE

Insurance

40EmergencyHousing 41InsuranceAdjusters 41

HOMEOWNERSHIPFirst‐TimeBuyerProgram 42HomeownerAssistance 42

TheGoodNeighborsHandbook

RENTALHOUSINGINFORMATION

FINDINGANAPARTMENT

SearchingforanApartment

RentsforapartmentsinBostoncanbeexpensive.Withveryfewexceptions,thereisnolimittohowmuchrentalandlordcanchargeforanapartment. Someofthesuggestionslistedbelowmaybehelpfulinlocatingreasonablypricedhousing.

Realtors:Manychargeabroker’sfeeofamonth’srent,sobesuretoinquireabout

broker’sfeesbeforeyoustartyoursearchwithanyrealtor. Localnewspapers Websites Neighborhoodbulletinboards SchoolandUniversitybulletinboards Community,religiousandsocialorganizations Roommateagencies Wordofmouth:Letfriends,acquaintances,shopkeepers,etc.intheneighborhoodknow

youarelookingforanapartment.Someoneyoutellmayknowaboutanavailableapartmentorprovideyouwithalead.

BeforeRentinganApartment

Enteringintoarentalagreementisaseriouscommitment. Donotputmoneydownunlessyouaresureyouwanttheapartment.Althoughyoumaybelegallyentitledtogetyourmoneybackuntilthelandlordformallyacceptsyouasatenantthatmoneymaybedifficulttorecover. Anapartmentmayseemlikeadreamapartment,buttherearemanycostsandissuestoconsiderindeterminingwhethertheapartmentisrightforyou,suchas:

BostonRentalHousingCenter 1 617.635.RENT(4200)www.cityofboston.gov/rentalhousing


Affordabilityofrent Utilitiesandheatingcosts Up‐frontfees Movingexpenses Availabilityofoff‐streetoron‐streetparking Accesstopublictransportation Howmanypeopleareallowedtoliveintheapartment Whetherpetsarepermitted Presenceofleadpaint,ifchildunderage6willbelivingintheapartment Whethersublettingispermitted Whetherare‐rentalinspectionhasbeendone Whetherlaundryfacilitiesand/orrefrigeratorareprovided

HowtoFindOutAboutYourNeighborhood

Youcanfindoutaboutavarietyoftopicsconcerningyournewneighborhoodbygoingonlinetowww.cityofboston.gov. Choose‘Residents’,then‘Neighborhoods’,andclickonyournewneighborhoodandenteryourstreetaddress.

ResidentParking

Boston’sResidentParkingPermitProgramgivesresidentsabetterchanceoffindingon‐streetparkingintheirneighborhood.Signsmarked“ResidentParkingOnly”areposted,andasmallernumberofspacesforguestsismarkedbysignssaying“VisitorParking”. Tofindouthowtoapplyforapermit,calltheOfficeoftheParkingClerkat(617)635‐4682.

RentCapQ: IjustmovedtoBostonandIhavebeenofferedanapartmentatanincrediblyhigh

rent. Isthatlegal?A: Yes.Withveryfewexceptionsthereisnolimitonwhatalandlordcancharge.

RentIncreasesQ: OnceImovein,istherealimittofuturerentincreases?A: No.Withveryfewexceptionsrentscanberaisedwithoutlimitation. Aleasecan

protectyoufromunexpectedincreasesduringitsterm.

WhoOwnstheBuilding?Q: Whoownsmybuilding?A: Ifyourbuildinghasfourormoreapartments,thelandlordmustposthisnameand

addressorthenameandaddressofthemanagementcompanyinthebuilding. Ifthereisnoposting,checkwiththeCityofBoston’sAssessingDepartmenttofindoutwhoisbeingsentthetaxbills.

2

TOPTENTHINGSTENANTSNEEDTOKNOW


1.Legal&IllegalFees:Whenyoumoveintoanapartment,alandlordcanchargeyouthefirstmonth’srent,lastmonth’srent,asecuritydeposit,alockfeeandaportionofare‐inspectionfee. Alandlordmaynotchargeyouabroker’sfeeunlesss/heisalicensedrealtor.2.Noise:Beconsiderateofyourneighbors. Havingloudpartiesatnightorcrankingupthemusicmayleadtocomplaints,andeventually,toeviction.3.SecurityDepositandLastMonth’sRent: Yourlandlordcanlegallyrequireyoutopayasecuritydepositandthelastmonth’srentinamountsequivalenttoonemonth’srentforeach. Ifyourlandlordcollectsthem,he/shemust,amongotherthings,giveproperreceipts,payinterestonanannualbasisandinthecaseofthesecuritydeposit,andputthemoneyinabanklocatedinMassachusetts.4.ConditionofApartment:Beforeenteringintoarentalagreementcheckouttheconditionoftheapartment. Ifyoucan’t,haveafrienddoitforyou. Youdonotwanttobechargedfordamagesthatexistedwhenyoumovedin!5.CodeViolations:Youareentitledtoanapartmentthatisincompliancewithlocalandstatesanitaryandbuildingcodes.Violationsshouldbereportedtoyourlandlordinwriting. Ifhe/shedoesn’tmakethenecessaryrepairs,calltheCity’sInspectionalServicesDepartmentat617.635.5300.6.Re‐InspectionofRentalUnit: Inmostcases,alandlordisrequiredtoarrangetohaveyourapartmentinspectedforcompliancewiththeStateSanitaryCodesoonafteryoumovein. Tocheckthatthisisbeingdone,youcanaskyourlandlordorcalltheCity’sInspectionalServicesDepartment.7.Renter’sInsurance:Youhaveprobablyinvestedmoreinpersonalpropertythanyourealize.Computers,iPods,TVs,clothing,jewelry,cellphonesandfurniturewouldbeexpensivetoreplaceincaseoffireortheft. Renter’sinsuranceisagoodideaandcanbesurprisinglyaffordable.8.LeasesandTenancies‐at‐Will: Yourlandlordmayofferyoualease,whichtypicallyrunsforoneyear,oraverbalorwrittentenancy‐at‐willagreement,whichrunsfrommonthtomonth. Atenancy‐at‐willagreementgivesyoutheopportunitytomoveoutaftergivingthelandlordaproper30‐daywrittennotice,butitalsoallowsthelandlordtoaskyoutoleaveorgivearentincreasewithaproper30‐daywrittennotice. Aleaseoffersyoumoresecurity.Readtheagreementcompletelybeforesigningitandkeepacopyforyourrecords.9.Roommates:Ifyouhavealease,youwillprobablyberesponsibleforpayingtheentirerentifaroommatemovesout.10.Evictions:Ifyourlandlordwantstoevictyou,he/shemustterminateyourtenancywiththeproperwrittennoticeandthenfileasummaryprocessactionincourt. Ultimately,onlyajudgecanevictyou.Makesureyourespondtoanycourtdocumentsyoureceive.Ifyoudonotshowuptodefendyourselfincourt,youwilllosebydefault.BostonRentalHousingCenter 3 617.635.RENT(4200)

www.cityofboston.gov/rentalhousing


STUDENTSINBOSTONInformationforStudentsRentinginBoston

“Bostonisagreatplacetocomeforcollegeorgraduateschool. Ifyouareastudentlivingonyourown,consideringmovingoffcampus,ormakingplansforaftergraduation,it’simportanttoknowyourrightsandresponsibilitiesasatenantandaneighbor. Theinformationonthispagecanhelpyoumakesmartchoicesthatwillenhanceyourexperienceasaresidentinthisworld‐classcity.”

–MayorThomasM.Menino

LivinginanapartmentinBostoncanbeanexcitingexperience,butbeingatenantandagoodneighborcomeswithcertainrightsandresponsibilities.

TheBostonRentalHousingCenter(BRHC)hasagreatwebsitewhereyoucanfindlotsofinformationtohelpyouunderstandthoserightsandthoseresponsibilities.Thewebsiteislocatedatwww.cityofboston.gov/rentalhousingunderStudentInformation.

HouseholdSizeLimitsforStudents

IfyouareanundergraduatecollegestudentlookingforanapartmentinBostonoralandlordrentingtocollegestudents,youneedtobeawarethatamendmentstothedefinitionsectionoftheBostonZoningCodeeffectiveMarch13,20081mayaffectyou. Thisamendmentdoesnotapplytoundergraduatestudentslivingindormitories,orfraternityorsororityhouses.

Inanutshell,whileuptofourfull‐timeundergraduatecollegestudentsmaylivetogetherinadwellingunitinBoston,itisnotpermissibleforfiveormorefull‐timeundergraduatecollegestudentstodoso.Formoredetailedinformation,callDND’sBostonRentalHousingCenterat(617)635‐RENT(or4200).

Q: Iamafull‐timecollegefreshman. IsitlegalformetomoveintoanapartmentinBostonwith

myfourfriends,allofwhomarealsofull‐timeundergrads?TheyhavesignedaleaseforanapartmentinBostonandIwastoldthatitwouldbeallrightformetomoveinwiththem,aslongasmynamedoesn’tappearonthelease. Isthattrue?

A: No,themaximumnumberoffull‐timeundergraduatecollegestudentswhomaysharea

dwellinginBostonisfour(4).AsidefromviolatingtheBostonZoningCode,itwouldbeaviolationofthelease,possiblyputtingyouatriskofhavingtomoveoutandputtingyourroommatesatfinancialriskifthefourofthemhavetopaythefullrent.

1Bos t on ZoningCodeart.2and2A.

4


TOPTENTHINGSSTUDENTSNEEDTOKNOW1. Legal&IllegalFees:Whenyoumoveintoanapartment,alandlordcanchargeyouthefirst

month’srent,thelastmonth’srent,asecuritydeposit,alockfeeandaportionofare‐inspectionfee.Alandlordcan’t chargeyouanyotherfeessuchasaholdingfeeorapetfee. Alandlordalsocan’tchargeyouabroker’s/finder’sfee,unlesss/heisalicensedrealtor.

2. Roommates:Ifoneofyourroommatesmovesout,youmaystillberesponsibleforpayinghisportionoftherentuntilyoufindanewone.ItisaviolationoftheBostonZoningCodefor5ormorefull‐timeundergraduatecollegestudentstoshareanapartmentinBoston.

3. Leases&Tenancies‐at‐Will: Ifalandlordoffersyoualease,readitcarefullybeforesigningit.Leases,whichtypicallyrunforoneyear,arebindinglegalcontracts. Tenancies‐at‐willrunfrommonthtomonth,butofferyoulesssecurityagainstrentincreasesandevictions.

4. Renter’sInsurance:Youhaveprobablyinvestedmoreinpersonalpropertythanyourealize.Renter’sinsuranceisagoodideaandcanbesurprisinglyaffordable. Don’tassumethatyourlandlord’soryourparents’insurancewillcoveryourbelongings.

5. Re‐InspectionofRentalUnit:Inmostcases,alandlordisrequiredtoarrangetohaveyourapartmentinspectedforcompliancewiththeStateSanitaryCodesoonafteryoumovein. Tocheckthatthisisbeingdone,youcanaskyourlandlordorcallthecity’sInspectionalServicesDepartment.

6. CodeViolations:Youareentitledtoanapartmentthatisincompliancewithlocalandstatesanitaryandbuildingcodes. Violationsshouldbereportedtoyourlandlordinwriting.Ifs/hedoesnotmakethenecessaryrepairscallthecity’sInspectionalServicesDepartmentat(617)635‐5322.

7. ConditionofApartment: Beforeenteringintoarentalagreement,checkouttheconditionoftheapartment.Ifyoucan’t,haveafrienddoitforyou. Youdonotwanttobechargedfordamagesthatexistedwhenyoumovedin!

8. SecurityDeposits&LastMonth’sRent: Yourlandlordcanlegallyrequireyoutopayasecuritydepositandthelastmonth’srentinamountsequivalenttoonemonth’srentforeach. Ifyourlandlordcollectsthem,hemust,amongotherthings,giveproperreceipts,payinterestonanannualbasisandinthecaseofthesecuritydeposit,andputthemoneyinaseparateaccountinabanklocatedinMassachusetts.

9. Noise: Beconsiderateofyourneighbors. Havingloudpartieslateatnightorcrankingupthemusicmayleadtocomplaintsandeventuallytoeviction.

10. Mediation:Ifyouandyourlandlordhaveadisputethatyoucan’tresolvebetweenyourselves,youshouldconsidermediation. Mediationisaninformalprocessinwhichyouandyourlandlordcantrytoreacharesolutionwiththehelpofanimpartialmediator.ForinformationaboutfreemediationservicesofferedbyBRHC,call(617)635‐RENT(4200).

BostonRentalHousingCenter 5 617.635.RENT(4200)



FINDINGATENANTSearchingforaTenant

Findingatenantiseasy.Findingagoodtenanttakesmoreeffortbutwillbewellworthyourwhile.Herearesomesuggestionsabouthowtofindqualifiedapplicants:

Realtors: Theyhaveexperienceindoingbackgroundchecksforprospective

tenants. Newspaperads:Includeasmuchinformationabouttheapartmentaspossible. Wordofmouth:Ifafriendoracquaintancerecommendssomeone,chancesaregood

youwilllearnmoreabouttheprospectivetenantthanifyoufindthemthroughotherchannels.

NeighborhoodandSchoolbulletinboards Community,religiousandsocialorganizations

SelectingaTenant

Itisimportantforlandlordstoscreenprospectivetenantscarefully. Bydoingso,alandlordcanevaluateanapplicant’sabilitytopaytherentandtocomplywithothertermsofthetenancy,includingkeepingtheapartmentingoodconditionandbeingconsideratetotheothertenants. Herearesometoolstohelpevaluateapplicants:

VerifyIncome.Alandlordcouldcallthetenant’semployerand/orrequirethetenanttoproducefourrecent,consecutivepaystubs.

LandlordReferences. Alandlordcouldrequiretheprospectivetenanttoprovidereferencesfromcurrentand/orformerlandlords.

CreditReport.Thereareagenciesthatreportindividuals’credithistoriesforafee.

EvictionReport.Therearealsoagenciesthatreportinformationaboutprior evictionsforafee.

Inselectingatenant,itisalsoimportantforlandlordstomakesurethetenantunderstandsandwillcomplywiththetermsoftheofferedtenancy. If,forexample,itisimportanttothelandlordthathistenantshavenopets,orthatsublettingisnotpermitted,thisshouldbemadecleartoapplicantsupfrontbeforetheybecometenants.

6

TOPTENTHINGSALANDLORDNEEDSTOKNOW


1.ScreeningTenants:Referencesandproofofemploymentarewaysofscreeningprospective

tenants. Youcanconsiderrequiringprospectivetenantswhocannotprovidereferencesorwhodonothaveasufficientorsteadysourceofincometohaveaco‐signeronthelease. Employingatenantscreeningserviceand/oracreditreportingagencyareotherwaystoensureyouarerentingtoreliabletenants.

2.TypesofTenancies:Youcanofferatenantalease,whichtypicallyrunsforoneyear,oraverbal

orwrittentenancy‐at‐willagreement,whichrunsfrommonthtomonth. Atenancy‐at‐willagreementoffersmoreflexibility,butaleaseoffersmoresecurity.

3.Re‐InspectionofRentalUnits:Inmostcases,landlordsarerequiredbylawtohavetheirrental

unitsinspectedforcompliancewiththeStateSanitaryCodesoonaftertheyarere‐rentedtonewoccupants.

4.HeatandUtilities:Atenantmayonlyberequiredtopayforutilitiesifthereareseparatemeters

foreachservicecharged.Ifyouareholdingthetenantresponsibletopayforheatandhotwater,itisbesttoputthatagreementinwriting.

5.BasicFacilities:Everyrentalunitmusthaveaworkingstoveandoven,screensforeachwindow

belowthefifthfloorfromApriltoOctoberandworkinglocksonallwindowsandentry/exitdoors.Youarenotrequiredtoproviderefrigerators,blinds,shadesorlaundryfacilities,butifyouofferthem,youmustmaintainthem.

6.Legal&IllegalFees:Youmaylegallychargeatenantforfirstandlastmonth’srent,security

deposit,lockfeeandaportionofaninspectionfee.Itisillegalforyoutochargeaholdingfee,petfee,orbrokers/finder’sfee(unlessyouarealicensedrealtor).

7.SecurityDeposits&LastMonth’sRent:Atthebeginningofthetenancy,youmaylegallyrequire

atenanttopaythelastmonth’srentinadvanceandasecuritydepositinanamountnogreaterthantheequivalentofonemonth’srent. Ifyoucollectthem,youmust,amongotherthings,giveproperreceipts,payinterestonanannualbasisandinthecaseofthesecuritydeposit,andputthemoneyinaseparateinterest‐bearingaccountinabanklocatedinMassachusetts. Itisimportantthatyoucomplywiththestrictrequirementsofthesecuritydepositlaw.

8.TimelyRentPayment:Thereisno“graceperiod”forpaymentofrent. Youareentitledtothe

rentonthedayspecifiedbythetermsofthetenancy. Youmaychargealatefeebutonlyifthereisawrittenagreementineffectthatallowsit.Eventhen,thisfeecannotbechargedunlesstherentisatleast30dayslate.

9.Mediation:Ifyouandyourtenanthaveadisputethatyoucannotresolve,considermediation.

Mediationisaninformalprocessinwhichyouandyourtenantcantrytoreacharesolutionwiththehelpofanimpartialmediator.

10.Evictions:Ifyouneedtoevictatenant,youmustterminatethetenancywiththeproperwritten

noticeandthenfileasummaryprocessactionincourt. Manylandlordshireattorneystoassistthemthroughwhatcanbealengthyandcomplicatedprocess.



TheGoodNeighborsHandbookDISCRIMINATIONLegalReasonstoRefusetoRent

Alandlordhastherighttorefusetorenttoaprospectivetenantbasedonapoorcredithistoryorinsufficientincometoreasonablycoverthecostoftherent. However,hemayopttoconsideraco‐signerforsuchatenantifhefeelsotherwisecomfortableinestablishingthetenancy.

Familieswithchildrenmaybelegallydeniedtenancyinanowner‐occupiedtwo‐familyhouse,orinatwoorthreefamilyhouseinwhichoneoftheapartmentsisoccupiedbyanelderlyorinfirmpersonforwhomthepresenceofchildrenconstitutesahardship.2

IllegalReasonstoRefusetoRent

InMassachusetts,itisillegaltodiscriminateagainstatenantbasedonanyofthefollowing“protectedclasses”:3

Physicalormentaldisabilityorhandicap Race Color Religionandcreed Age(exceptminors) Nationalorigin Sex Sexualorientation Familialstatus(includingfamilieswithchildrenandpregnantwomen) Ancestry Maritalstatus Veteranstatusand/ormemberofarmedservices Sourceofincome,suchaspublicassistance,includingSection8

AsofJuly1,2012itisalsoillegaltodiscriminateinhousingonthebasisofgenderidentity.Somelimitedexemptionsexistinthefederalandstatelawsconcerningdiscrimination. Formoreinformation,contacttheagencieslistedonthenextpage.

2G.L.c.151B,§4(7),(11)3 G.L.c.151B

8

FilingaComplaint


Discriminationcomplaintscanbepursuedat:

1. TheBostonFairHousingCommission,whichislocatedatBostonCityHall

andcanbereachedat(617)635‐4408.ComplaintsregardingallegeddiscriminationinthesaleorrentalofhousinginBostoncanbefiledhere.

2. TheMassachusettsCommissionAgainstDiscrimination,whichislocatedin

Bostonandcanbereachedat(617)727‐3990. AllcomplaintstoMCADmustbemadewithinsixmonthsoftheallegedactofdiscrimination.

3. TheFairHousingDivisionoftheDepartmentofHousingandUrban

Development(HUD),whichisalsolocatedinBostonandcanbereachedbydialing(617)994‐8200andpressing#4.

ROOMMATES

Whentenantsdecidetobecomeroommatesitisagoodideaforthemtomakeawrittenagreementthatspecifieswhatisexpectedofeachroommate.Howaretheutilitypayments,phonebillsorheatingexpensestobedivided?Howaretherentorsecuritydepositpaymentstobedivided?Whoisresponsibleforcleaning?Puttingeachperson’sresponsibilitiesinwritingmayhelptoavoidproblemslater.

Inraresituationseachroommatemayhaveaseparateagreementwiththelandlord. Insuchcaseseachroommatewillberesponsibleforonlyhisshareoftherentpaymenttothelandlord.

StudentsshouldbeawarethattheBostonZoningCodeprohibitsfiveormorefulltimeundergraduatecollegestudentsfromsharingadwellingunitinBoston.

Mostleasescontainarentresponsibilityclause. Usuallyitwillstatethateachtenantis“jointlyandseverallyliable”fortherent.Thismeansthatifoneormoreroommatesfailtopaytheirshareoftherentpaymenttheremainingroommatesareresponsiblefortheentirepayment.

Mostleasesandwrittenagreementsprohibitsublettingwithoutthelandlord’spermission.Thismeansatenantcannotaddorreplaceroommateswithoutthelandlord’spriorapproval.




UP‐FRONTFEESLegalFees

Landlordsmaycharge:

1. Firstmonth’srent2. Lastmonth’srent3. Securitydepositequaltoonemonth’srent.4. Lockfeeforthepurchaseandinstallationcostofalockandkey.45. Inspectionfee:landlordsmaychargetenantsfor50%ofthecostofafee(whichis

minimal)tohavetheapartmentinspectedtomakesureitmeetsthestandardsoftheStateSanitaryCode,withsuchchargespreadover12months.5

Alicensedrealestatebrokerorsalespersonmaylegallychargeafeeifatenantrentsanapartmentthathelocatesforhim. Apartmentseekersshouldaskaboutthesefeesbeforeselectingarentalagent.

Allbrokersandsalespeoplewhorentapartmentsmustprovideeachprospectivetenantwithawrittenstatementstatingthefollowing:

1. Thefeeamount,ifany2. Themannerandtimeinwhichitistobepaid3. Whetherthefeeiscontingentonestablishingatenancy

Thissignedanddatedwrittennoticemustbegiventotheprospectivetenantuponhisfirstmeetingwitharealestatebrokerorsalesperson. Itmustspecifytheagent’slicensenumber. Theagentmustrequestthattheprospectivetenantsignthefeenotice. Ifthetenantrefusestosign,thebrokerorsalespersonmustmakeanotationofthetenant’snameandrefusalonthenotice.

Acopyofeachsuchwrittennoticemustbekeptonfileforaperiodofthreeyearsfromthedateitisoriginallypresented.CopiesoftheserecordsmustbefurnishedtotheBoardofRegistrationofRealEstateBrokersandSalespeopleorotheragentsuponrequest.

Brokersandsalespersonsarealsorequiredtomaintaincopiesofanyrecordsconcerningtheavailabilityofarentalunitforaperiodofthreeyearsfromthedateitwasrented.Additionally,copiesofdocumentsthatprovereceiptoffunds,fromanyeventualorprospectivetenant,fees,depositsorpaymentsaswellaschecksissuedonanyescrowaccountoverwhichtheagenthasissuingauthoritymustbekeptonfileforthreeyearsfromthedateofissuance.6

4G.L.c.186,§15B(1)(b)5CityofBostonCode,Section9‐136254C.M.R.7.00

10

IllegalFees


Itisillegalforalandlordtochargeanyotherup‐frontfees,including:

1. Adeposittoholdtheapartmentforaprospectivetenant.2. Adamagedepositorfeetoallowatenanttohaveapet.3. Afinder’sfeeforrentinganapartmentthatthelandlordowns,unlessheis

alicensedrealtor.

LateFeeQ: Iexpectmytenanttopaytherentonthefirstofeverymonth. Sheneverdoes. May

Ichargeheralatefee?A: Alatefeemayonlybechargedwhenthereisawrittenagreementineffectthatallows

it. Suchafeemaynotbechargeduntiltherentisaminimumof30dayslate.

RealEstateBrokersQ: Arealestatebrokerchargedmeafeeforanapartmentthatdoesn’thaveeverything

shepromised.WherecanIfileacomplaint?A: CalltheBoardofRegistrationofRealEstateBrokersandSalespeopleat(617)727‐

2373. TheBoardissuesandrenewslicensesandacceptsandinvestigatescomplaintsagainstbrokersandsalespeople.

SECURITYDEPOSITSANDLASTMONTH’SRENTSecurityDeposits

InMassachusetts,itiscommonpracticeforlandlordstorequireincomingtenantstopayasecuritydeposit.Suchdepositcannotexceedtheamountofonemonth’sfullrent.

Uponreceivingasecuritydeposit,alandlordmustgivethetenantareceipt,whichmuststate:

Theamountofthesecuritydeposit Thenameofthepersonreceivingit Thenameofthelandlord Thedateonwhichitisreceived,and Adescriptionofthepremisesbeingrented.

Thelandlordmustplacethemoneyinaseparate,interest‐bearingaccountinabanklocatedinMassachusetts.Withinthirty(30)daysofreceivingthesecuritydeposit,alandlordmustgivethetenantasecondreceiptcontainingthefollowinginformation:

Thenameandlocationofthebankwherethemoneyisbeingheld Theaccountnumber,and Theamountofthedeposit




SinceJanuary1972,alandlordmustpayinterestonthesecuritydepositafteroneyear’stenancyandoneachsucceedingyear’sanniversarydate. Theinterestistheamountpaidbythebankholdingthemoney,or5%,whicheverislower.

Asecuritydepositisaformofprotectionforthelandlordshouldthetenantcausedamagetothepropertyorleaveowingrent.Asecuritydepositmayonlybeusedforthreethings:7

1. Unpaidrent2. Therepairofdamagescausedbythetenant(thisdoesnotincludegeneral

wearandtear)3. Thepaymentofthetenant’spercentageofapropertytaxincrease(provided

thattherewasataxescalatorclauseinthetenant’slease)

Thelandlordisrequiredtoprovidethetenantwithawritten“statementofpresentcondition”oftheapartment.Thisstatementmustbeprovideduponthelandlord’sreceiptofthesecuritydepositorwithin10daysaftercommencementofthetenancy,whicheverislater. Shouldthetenantdisputeanythinginthestatementofcondition,hehas15daysinwhichtonotifythelandlordinwritingofsuchconcernsbysubmittingaseparatelistofdamages.Thelandlordhas15daysuponreceiptinwhichtorespondtothetenant’slistbyeithersigningitinagreementorattachingastatementofdisagreement.8

Landlordsarerequiredtomaintainawrittenrecordofallsecuritydepositsreceived,foraperiodofnolessthantwoyearsaftertheterminationofatenancy.Thelandlordmustmakethatrecordavailableforinspectionbyanyformer,currentorprospectivetenantwhoaskstoseeit. Therecordmustinclude:

1. Adescriptionofanydamageclaims2. Astatementofwhenrepairsweremade3. Substantiationofrepaircosts

Ifalandlordrefusestoshowtheserecordstoatenantwhohaspaidasecuritydeposit,thetenantisentitledtoanimmediaterefundofthedepositplusinterest.9

Alandlordhas30daysaftertheendofthetenancytoreturntheentiresecuritydepositanditsaccruedinterest.Ifanydeductionsaremade,thelandlordmustreturnthebalancealongwithastatementthatincludesanitemizedlistingofthedeductionswithsupportingdocumentationandreceipts.10

Ifthelandlorddoesnotreturnthesecuritydepositwithin30daysoftheendofthetenancy,orifthetenantdisputesanydeductionsthatthelandlordhasmade,thetenantmaysuethelandlord. First,though,thetenantmaydecidetosendademandlettertothelandlord,askingfortheimmediatereturnoftheamountindispute.Suchaletterisnotrequired,butitisofteneffective. Thetenantshouldmakethreecopiesoftheletter.

7G.L.c.186,§15B(4)8G.L.c.186,§15B(2)(c)9G.L.c.186,§15B(2)(d)10G.L.c.186,§15B(4)

12

1. Oneforthetenant’sownrecords2.Anothertobemailedtothelandlordbyfirstclassmail


3. Athirdtobesenttothelandlordbycertifiedmail(returnreceiptrequested).Inthismanner,deliveryandnoticetothelandlordcanbeconfirmed.

Ifthedemandletterdoesnotgetresultsorifthetenantdecidesnottosendaletter,thetenantcanproceedtocourt,andseekthedisputedamountplusinterest,courtcostsandreasonableattorney’sfees.Thetenantmayseekandthecourtmustawardthreetimesthedisputedamountindamageswheneverthecourtfindsthat:

1. thelandlordfailedtoreturnthesecuritydepositortoprovideawrittenstatementwithsubstantiationforanydeductionswithinthirtydaysaftertheterminationofthetenancy

2. thelandlordfailedtoholdthesecuritydepositinaseparateinterest‐bearingaccountinabanklocatedwithinthecommonwealth,or

3. thelandlordfailedtotransferthesecuritydeposittoasuccessorininterest,suchasanewownerofthebuilding.11

TenantsinBostoncanseekdamagesineithertheSmallClaimsortheCivilDivisionoftheBostonHousingCourtortheDistrictCourtinwhichthepropertyislocated.Forclaimsupto$7,000,reliefmaybesoughtintheSmallClaimsDivisionalthoughthecourtmayawarddoubleortripledamagesabovethatamount. AllotheractionsabovethatdollaramountmustbepursuedascivilactionsintheCivilDivision.12LastMonth’sRentItiscommonpracticeinMassachusettsforlandlordstorequireanincomingtenanttopaythelastmonth’srentinadvance.Uponreceivingpaymentofthelastmonth’srent,thelandlordisrequiredtoprovideasignedreceiptcontainingthefollowinginformation:

Theamountreceived Thedateitwasreceived Itsintendedapplication Thenameofthepersonreceivingit Adescriptionofthepremisesbeingrented Astatementoftheinteresttobepaid,and Astatementthatthetenantshouldprovidethelandlordwithaforwarding

addresswheretheinterestmaybesentAlandlordmustpayinterestonthelastmonth’srent,evenifthemoneyisheldforlessthanoneyear. Theinterestistheamountpaidbythebank,ifany,holdingthedepositor5%,whicheverislower.Landlordsarenotlegallyrequiredtoholdlastmonth’srentpaymentsinseparatebankaccounts. Ifthetenancylastsformorethan12months,theinterestisdueontheanniversarydateofthetenancy,butthetenantmaybegiventheoptionofapplyingittohisorhernextrentalpayment.Thepaymentofinterestonthelastmonth’srenthasbeenlegallyrequiredsinceApril1,

11G.L.c186,§15B(6)12G.L.c.218,§21BostonRentalHousingCenter 13 617.635.RENT(4200)



1984. Alandlordmaybeheldliabletothetenantfortripledamagesplusattorneys’feesforfailuretopaytheinterestwithin30daysaftertheendofthetenancy.Thepre‐paymentofthelastmonth’srentprotectsthelandlordshouldthetenantleavewithoutpayingthelastmonth’srent. Ifthetenantmakesthispre‐payment,itistobeappliedasrentforthelastmonthofhistenancy.IftheBuildingisSoldAlandlordisrequiredtotransferthesecuritydepositandlastmonth’srenttothenewlandlordifhesellsthebuilding.Untilthetenantisgivennotice,thepreviouslandlordisresponsibleforthedepositsorpayments. Ifthemoniesarenotturnedovertothenewlandlord,thetenantmaysuethepreviouslandlordfortripledamages.Thenewlandlordisstillliableforthedeposits/paymentsevenifheneverreceivedthemfromthepreviousowner.Thisliabilitymaybesettledbytheofferoffreeuseandoccupancyoftheunitfortheperiodoftimeequaltotheamountpaid. Propertiesthathavebeenforecloseduponorseizedforbacktaxesmaybeexemptfromthissectionofthelaw.13Ifthebuildingisbeingsoldforcondominiumconversion,seethechapteronthissubjectonpage39.OtherInformationAboutSecurityDepositsandLastMonth’sRentAtenantcannotbemadetopayasecuritydepositorlastmonth’srenttwiceforthesameapartment.Ifalandlordgivesatenantarentincrease,hecanalsoaskthetenanttopaythedifferenceinthelastmonth’srentandsecuritydepositssothattheyequalonemonth’srent.Ifatenantisunderaleasewithnosecuritydepositorlastmonth’srentpaymentwrittenintoit,hecannotbeaskedforeitheruntiltheleaseisterminatedandanewtenancyiscreated.

BelatedSecurityDepositQ: I’velivedhereforthreeyearsandnowthelandlordsaysshewantsmetopaya

securitydeposit.Canshedothat?A: Yes,undermostcircumstances,shecan. However,ifyouhavealease,andthelease

doesnothaveasecuritydepositprovision,thenthelandlordcannotaskyouforasecuritydeposituntilsheoffersyouanewtenancy.

13G.L.c.186,§15B(5),(7A)

14

LEASESANDTENANCIES‐AT‐WILL

Leases


Aleaseisawrittenagreementbetweenthetenant(sometimescalledthelessee)andthelandlord(sometimescalledthelessor)andshouldincludethefollowing:

1. Theamountofrent2. Thetenancy’sterminationdate3. Thenamesofthoseallowedtoliveintheapartment4. Theamountofthesecuritydeposit(ifapplicable)5. Thename,addressandphonenumberofthelandlordorpersonresponsible

formaintainingtheproperty,aswellasthepersonauthorizedtoreceivenoticesandcourtpapers.

Leasesobligethetenanttopaytheagreed‐uponrentforthetermoftheleasewhileprotectinghimfromrentincreasesand“no‐fault”evictionsduringthesameperiod.Within30daysofsigningalease,alandlordmustgiveanexecuted(signed)copytothetenant.14A“taxescalator”clauseisanexceptiontothenorentincreaseruleduringthetermofthelease. Intimesofrisingpropertytaxesthisclauseallowsalandlordtoincreaseatenant’srenttocoverincreasedtaxes. Inorderforataxescalatorclausetobelegalandbinding,itmustincludethefollowing:15

1. Languagerequiringthetenanttopayapro‐ratedshareofthetaxincreaseequivalenttothesizeofhisapartment.(Forexample:Inabuildingoftenunitsequalinsize,eachtenantwouldpay10%oftheincreaseinpropertytax.)

2. Theexactpercentageofthebuildingspacethattheunitoccupies.3. Aclauseguaranteeingarentreductionincaseoftaxabatement.

Thepeoplenamedontheleasearethosewhohavethelandlord’spermissiontoliveintheunit.Mostleasesprovidethatadditionalpeoplecannotmoveintotheunitwithoutthelandlord’spermission.Withoutthispermission,preferablyinwriting,thelandlordcouldmovetoevictalloccupantsfor“violationofcovenant”.Tenancies‐at‐Will

Atenancy‐at‐willagreementcanbeoralorwritten.Atenancy‐at‐willagreementisdifferentfromaleasebecauseitallowsthetenancytobeterminatedbyeitherthelandlordorthetenantwithawrittennoticetotheotherparty. Thenoticemustbereceivednolaterthanonefullmonth(or30days,whicheverislonger)beforethedateoftermination.16Awrittencontractshouldbereadthoroughlybeforeitissigned.

14 G.L.c.186§15D15 G.L.c.186,§15C16 G.L.c.186,§12BostonRentalHousingCenter 15 617.635.RENT(4200)



Thefollowingisalistofnon‐writtenagreementsthatconstitutetenancies‐at‐will:

1. Thetenanthasanoralagreementtorenttheunit.2. Thetenant’sleasehasexpiredbutthelandlordcontinuestoacceptrent

paymentswithoutobjection.(Byendorsingthecheckwiththephrase“foruseandoccupancyonly”thelandlordcouldshowthatheobjectstoextendingthetenancy.)

3. Thetenanthasbeenaresidentofarooming/lodginghouseforthreeormoreconsecutivemonths.

Tenancy‐at‐Sufferance,TenantsbyRegulationandTrespassing

Atenancy‐at‐sufferanceexistsundereachofthefollowingcircumstances:1. Underatenancy‐at‐willagreementthetenantremainsintheapartmentaftera

validnoticetoquitfromthelandlordhastakeneffect.2. Thelandlordhaslostthepropertytoeminentdomain.3. Thetenantisasub‐lesseewhohasn’tvacatedaftertheoriginaltenant’slease

hasexpired,andthelandlordhasrefusedtocontinuethesub‐lessee’stenancy.4. Thewrittenleasehasexpired,notbeenrenewed,andthelandlordhas

protestedthetenant’scontinuedoccupancy.5. Thelandlordhasservedanoticetoquitthatterminatesthetenancyfor

breakingaleasecovenantorfornon‐paymentofrent.6. Thetenantremainsinanapartmentaftertheissuanceofacourt‐ordered

eviction.

Tenantsbyregulationaretenantswholiveinsubsidizedhousing(otherthanSection8)andmayhavesomeadditionalobligations,rightsorprotections. Bothlandlordsandtenantsshouldfamiliarizethemselveswiththerulesandregulationsofthegovernmentagencyprovidingthesubsidy.

Trespassingisthehabitationofaunitwithoutpermission. Themereoccupancyorpossessionofaunitdoesnotmakeapersonatenantorcreateatenancy. Inordertocreateatenancythecircumstancesandconditionsoutlinedintheabove‐mentionedtenancytypesmusthavetakenplace. However,illegaluseofthepropertybythetenantcanvoidthetenancyandreducethetenanttothestatusofameretrespasser.

BreakingALeaseQ: MyleaserunsoutinfourmonthsbutIwanttomovenow. HowcanIbreakmylease?A: Ifyoubreakthelease,thelandlordcanholdyouresponsibleforanyunpaidrent

undertheleaseand/orforthecostsassociatedwithfindingatenanttoreplaceyou.

Co‐SigningALeaseQ: AlandlordsaysImusthavesomeoneco‐signmylease. Canshedothat?A: Yesshecan,ifshehasalegitimateconcernaboutincomelevelorcredithistory.

16

Sublet


Q: Ihavetoleavetownforthesummer. CanIsubletmyapartment?A: Undermoststandardwrittenrentalagreements,atenantcannotsubletwithoutthe

permissionofthelandlord.

LeaseVs.Tenant‐At‐WillQ: Whichisbetter?Signingaleaseorbeingatenant‐at‐will?A: Itdependsonyourneeds.Aleasebindsyoufortheleasetermbutprotectsyou

againstrentincreasesforthattimeperiod.Atenancy‐at‐willallowsyoutomoveoutaftergivingawritten30‐daynoticebutalsoallowsthelandlordtoincreasetherentwitha30‐daynotice. Tenancy‐at‐willagreementsareoftenverbalbutcanbewritten.

LeaseQ: DoIhavetosignaleaseorcanIbeatenant‐at‐will?A: Thisisuptoyourlandlord. Hehasarighttoinsistonaleaseifhewantsone.

ProvidingKey

Q: Mytenantputnewlocksonherapartmentdoor. AmIallowedtodemandakey?A: Atenantisnotrequiredtosupplyakeytothelandlord,unlesstheleaseorwritten

tenancy‐at‐willagreementstatesthatshemustdoso. However,tenantsareobligatedtoallowthelandlordreasonableaccesstodorepairs,especiallyinthecaseofanemergency.

CopyofLeaseQ: Isignedaleasethreemonthsago. Mylandlordhasnotreturnedacopytome. AmI

entitledtoone?A: Tenantsareentitledtoasignedcopyoftheleasewithin30daysofsigningit. A

landlordwhohasagreedtotheleasebutfailedtoreturnacopywithin30dayscanbepunishedbyafineofupto$300.

RenewingaLeaseQ: Mylandlordhasaskedmetorenewmyleasenow,butmycurrentleasedoesn’texpire

foranother4months.Canhedothat?A: Yes. Thegoodnewsisthatyoudon’thavetosignanewleasewayinadvanceofthe

endofyourcurrentlease.Thebadnewsisthatifyoudon’t,thelandlordmayfindanewtenanttotakeyourplaceattheendofthelease.

RE‐INSPECTIONOFRENTALUNITSRentalhousingunitsinBostonmustbeinspectedtomakesuretheyareincompliancewiththeMassachusettsStateSanitaryCodewhentheyarebeingre‐rentedtoanewtenant. A“CertificateofFitness”isissuedoncetheapartmenthaspassedinspection.AtenantmaycontacttheInspectionalServicesDepartmenttoobtainacopyortoverifythattheinspectionhasbeendone.Whenarentalunitisvacated,thelandlordisrequiredbylawtocontacttheInspectionalServicesDepartment(ISD),orhirehisownAuthorizedInspectorwhohascompletedtheISDcertificateprogramandhasbeenissuedacertificateofcompletion,toinspecttheunittoensurethatitmeetsthestandardsof



TheGoodNeighborsHandbooktheStateSanitaryCode. IfanAuthorizedInspectorisusedratherthanonefromISD,theinspectormustsignandfileaswornstatementcertifyingthattheunitisincompliancewiththeStateSanitaryCode. IfalandlordishavingtheapartmentinspectedbyISD,hemustrequestaninspectionwithin45calendardaysofanewoccupancyofaunit.(Theinspectiondoesnothavetotakeplacewithinthe45days). IfthelandlordisinsteadhavingtheapartmentinspectedbyanAuthorizedInspector,thelandlordhas60calendardaysfromthenewoccupancyofaunittofilewithISDaswornstatementandinspectionformcompletedbytheAuthorizedInspector.Thisrequirementdoesnotapplyto:

1. UnitsthathavebeencomprehensivelyinspectedbyISDwithinthepreceding12monthsifsuchinspectionshaveresultedinnonoticesofviolationtotheowner

2. Apartmentsinspected,approvedandleasedthroughtheSection8HousingChoiceVoucherProgram

3. Federal,StateorCityownedormanagedapartments4. Buildingscontainingfromonetosixunits,ifoneisoccupiedbytheowner5. Licensedroominghouses,hotelsormotels

ThefeefortheinspectionbyISDis$50perunitforbuildingscontaininguptothreeunits,and$75perunitforallothers.ThefilingfeeforsubmittingaswornstatementbyanAuthorizedInspectoris$25perunit.(Thisfilingfeeisinadditiontothelandlord’scostofhiringanAuthorizedInspectortodothework.)Afterthelandlordhasmadesuchpayment,hemayinturnchargetenantsforupto50%oftheinspectionfeeorthefilingfeepaidtothecity,withthechargespreadequallyover12months.UndercertaincircumstanceslandlordsmayapplytoISDforanextensionoftimetocomplywiththeordinance,orfora5‐yearexemptionfromitsrequirements.Alandlord’sfailuretocomplywithprovisionsofthisordinanceispunishablebyafineof$300permonthforeverymonththatthisconditioncontinuestoexist.17

UTILITIESANDBASICSERVICES

Utilities

Atenantcanberequiredtopayforelectricityandgasonlyifitisseparatelymeteredtohis/heraccountandservesonlyhis/herunit.18

Thelandlordisusuallyrequiredtopayforwater.19However,underthewaterlawthatwentintoeffectstatewideonMarch16,2005,thelandlordmaybillthetenantsseparatelyforwateronlyifallofthefollowingrequirementsaremet: Landlordhasinstalledsub‐meterstomeasuretheactualwaterusedineachunit. Landlordhashadlow‐flowfixturesinstalled. Thetenant’stenancybeganonorafter3/16/05. Theprevioustenantwasnotforcedtovacatetheunit.

17CityofBostonCode,Section9‐1.318105C.M.R.410.35419DPHFormalAdvisoryRuling,July3,1990

18


Thereisawrittenagreementsignedbythelandlordandtenantthatclearlystatesthatthetenantisresponsibleforaseparatewaterbill,and

ThelandlordhasfiledpropercertificationwiththelocalBoardofHealthandtheInspectionalServicesDepartment.20

Thelandlordmustpayforheatandhotwaterunlessthereisawrittenagreementtothecontrary.21

Tenantsarenotresponsibleforlightingthecommonareasofthebuildingexceptiftheyliveincertainbuildingsofthreeunitsorless.22

Heat

InunitsthatareheatedbythelandlordtheheatmustbeonfromSeptember15th throughJune15th. Thetemperaturemustnotbelessthan68degreesFahrenheitbetween7:00a.m.and11:00p.m.and64degreesFahrenheitbetween11:01p.m.and6:59a.m. Thereisamaximumallowabletemperatureof78degrees.23

ItemsinanApartment

Thelandlordmustprovideaworkingstoveandoven.24

Thelandlordmustprovidescreensforeachwindowintheunitsuptoandincludingthefourthfloor.TheymustbeinplacebetweenApril1st andOctober30th.25

Thelandlordisnotrequiredtoprovidearefrigerator,windowblinds,shades,windowsafetybarsorlaundryfacilities.However,ifhedoesprovidetheseservices,hemustmaintainthemingoodworkingcondition.

WindowGuards

Althoughwindowguardsarenotrequiredbylaw,landlordsandtenantsareencouragedtoworktogethertoensurethesafetyofchildren. ContacttheBostonPublicHealthCommissionforinformationabouttheChildhoodInjuryPreventionProgram.

Locks

Thelandlordmustprovideaworkinglockoneverywindowaswellasontheentryandexitdoorstotheunit.26Alockfeemaybechargedfortheentrydoorlock.

20G.L.c.186,§22(c),(d),(e)21105C.M.R.410.190,410.200,410.35422105C.M.R.410.25423105C.M.R.410.20124105C.M.R.410.100,410.35125105C.M.R.410.551,410.55326105C.M.R.410.480BostonRentalHousingCenter 19 617.635.RENT(4200)


TheGoodNeighborsHandbookSnow

Thelandlordisresponsibleforremovingormakingsafeanyandallsnowandiceonsidewalks,entrywaysandallexitareasfromthebuilding,includingthewalkway,stairsandcurbramps.InBoston,thesepathsmustbeclearedormadesafewithinthreehoursoftheendofthesnowfallbetweendawnandduskforbuildingscontainingmorethansixresidentialunits,andwithinsixhoursforbuildingscontainingfewerthansixresidentialunits.27

Trash

InBoston,thelandlordsofbuildingscontainingthreeormoreunitsareresponsibleforproperdisposalandcollectionoftrashasfollows:

Recycling

1. Alandlordisrequiredtoprovidesufficientbarrelswithlidsforthestorageofallrefusegeneratedinabuildingofthreeormoreunits. Thebarrelsmustbemadeofeithermetalordurableplasticmaterial.Residentsmayuseplasticbagsinadditiontobarrels,buttheymustbeofatleasttwo‐plystrength,black,32gallonsorlessandtiedsecurely.Thelandlordisnotrequiredtoprovidetheseplasticbags.

2. Generally,trashshouldbeputoutforcollectionnoearlierthan5:00p.m.ofthepreviousday,buteveryneighborhoodhasitsownrules. CheckwithCodeEnforcementtofindoutifthereareanyspecialrulesforyourneighborhood.

3. Landlordsareresponsibletomakesureareasaroundthebuildingarekeptcleanandfreefromgarbage,rubbish,orotherrefuse.28

1. CurbsideRecycling:TheCityofBostonoffersafreecurbsiderecyclingprogramforall

residentsofBoston.Youmaymixallrecyclablematerialstogetherinonelargecontainer.Fortherecyclingscheduleinyourneighborhood,ortolearnaboutrecyclingservicesavailabletoresidentsoflargeapartmentbuildings,callRecyclingatthePublicWorksDepartmentat(617)635‐7573orgotowww.cityofboston.gov/publicworks/recyclingandsanitation.

2.OtherRecyclingServices:

SeasonalYardWasteCollection Drop‐OffRecycling PaintandMotorOil FreePaintprovision HouseholdHazardousWasteandTireDrop‐off Leaf&yardwaste TVsandComputerMonitors

27C.B.C.ChapterXVI,Subsection16.12.1628105CMR410.602A

20

FireSafety


Landlordsarerequiredtoprovideandmaintainsmokedetectorsintheapartmentsandcommonareasoftheirresidentialbuildings.Therequirementsforthetypesofsmokedetectorsvarydependinguponwhentheresidencewasconstructed.Someresidencesmayrequirebattery‐operateddetectors;othersmightneedinterconnectedhard‐wireddetectorsonlyoracombinationofboth. Othersmightneedinterconnectedhard‐wireddetectorswithbatterybackup.29

AsofJanuary1,2010,theState’sSmokeAlertRegulationsmandatethatsinglefamilyhomesandcertainapartmentbuildingscontainingfiveorfewerunitswhicharesoldortransferredonorafterJanuary1,2010musthavedetectorswithbothionizationandphotoelectrictechnologies.30

Thebatteriesinbattery‐operatedsmokedetectorsshouldbetestedfrequently,andtenantswouldbewell‐advisedtochangethebatterieswhentheclocksarechangedforDaylightSavingsTime.

CarbonMonoxideDetectors

TheMassachusettsFireCoderequirescarbonmonoxidealarmsinresidentialbuildingswhichcontainfossilfuelburningequipmentorwhichhaveenclosedparking. Inthesebuildings,thealarmsmustbelocatedoneachlevelofadwellingunitincludinghabitableportionsofbasementsandattics. Analternativecomplianceoption,whichmaybemorepracticalforlargerbuildings,allowsownerstotargetthecarbonmonoxideprotectioninareaswhichcouldbepotentialsourcesofcarbonmonoxide,withhard‐wireddetectors.31

TrashQ: Anothertenantinmybuildingputshiswetgarbageinpaperbags,whichhasattracted

scavengers.WhatcanIdo?A: Garbagemustbeputoutindouble‐plyplasticgarbagebagsorinbarrels. TheCode

EnforcementPoliceat(617)635‐4896canticketpeoplewhodon’tcomply. Iftheyfindevidencethatthetenantisatfault,heorshewillbeticketed. Otherwise,theticketwillgotothelandlord.

ParkingQ: I’vehadaparkingspaceforseveralyears. AllofasuddenthelandlordsaysIcan’t

parkthereanymore. Canshedothat?A: Yes. Ifyourparkingspacewasprovidedbyinformalarrangement,itcanbe

terminatedwithawritten30‐daynotice. However,ifparkingisaserviceincludedinyourlease,itcannotbetakenawayuntiltheleaseexpires.

29780C.M.R.StateBuildingCode,527C.M.R.BoardofFirePreventionRegulations,G.L.c.148sections26C,26E30527C.M.R.32.00etseq31527C.M.R.31.00BostonRentalHousingCenter 21 617.635.RENT(4200)



AFFORDABLEHOUSINGSUBSIDIZEDHOUSINGGeneralInformationAboutSubsidizedHousing

Inmanysubsidizedprogramstheamountpaidbythetenantforrent,heatandutilitiesisbasedonapercentageofgrosshouseholdincome.Thesubsidizingprogrampaystheremainderoftherent.Eachyearthetenantisre‐certifiedincasethereisachangeinhouseholdincome.

Mostsubsidizedhousingprogramsrequirethatthetenant’sincomebenomorethan50%ofmedianincomelevelssetbytheU.S.DepartmentofHousingandUrbanDevelopment(HUD).FormoreinformationonthecurrentHUDincomelimits,pleasecheckthefollowingwebsite:huduser.org/portal/datasets/il.html.

BostonHousingAuthority(BHA)TheBostonHousingAuthorityisthelargestsupplierofaffordablehousinginBoston. TheBHAmakesthishousingavailablethroughtwodivisions:

1. PublicHousing:Thisdivisionoperatesfamilyandelderly/disableddevelopmentsthroughoutBoston.

2. LeasedHousing:Thisdivisionissuestenant‐basedSection8vouchers,whicharefederal

rentsubsidiesforqualifiedtenantslivinginapartmentsinprivatelyownedbuildings,andprovidessubsidiesforSection8project‐baseddevelopments.

22


PersonscanapplyforbothpublichousingandSection8programs,whenSection8applicationsarebeingaccepted,attheBHAHousingServiceCenterat56ChauncyStreet,Boston,MA02111,MondaythroughFridayfrom9AMto5PM.

QualifiedapplicantswhofindthatthewaitlistforSection8vouchersisclosedortoolongshouldconsiderapplyingforpublichousingand/orproject‐baseddevelopmentsaswellifthoselistsareopen. Applications,priorityformsandeligibilityinformationarealsoavailableontheBHA’swebsiteatwww.bostonhousing.orgorbycalling(617)988‐4200(TDD800‐545‐1833x420).

ASection8voucherobtainedfromtheBostonHousingAuthoritymaybeusedanywhereinthecontinentalUnitedStates.Likewise,avoucherobtainedfromaHousingAuthorityoutsideBostonmaybeusedintheCityofBoston.

Onceatenanthasavoucher,hehastofindalandlordwillingtoenterintoaSection8lease.Whilelandlordsarenotpermittedtorefusetoacceptvouchersfordiscriminatoryreasons,theycanrefusetoacceptthemonothergrounds.

EligibilityandWaitingLists

Inadditiontoincome,factorssuchasage,disabilityandhouseholdcompositionareconsideredinthedeterminationofqualifiedparties.ApplicantsforBHApublichousingorSection8subsidymayqualifyforapriority. ApplicantswithPriorityOnestatusgotothetopofthelist. QualificationsforPriorityOnestatusincludebeingevictedbyacourtorderbutnotforcause,homelessness,beingafirevictim,orbeingavictimofdomesticviolenceorahatecrime.

Metrolist

TheBostonFairHousingCommissionoperatesMetrolist,theMetropolitanHousingOpportunityClearingCenter. ItprovidesBostonresidentswithrentallistingsandinformationaboutgovernment‐assistedandprivatemarkethousinglocatedthroughoutthemetropolitanarea.Servicesincludehousingsearchcounseling,referralstohousingandsocialserviceagencies,andaResourceRoom,whichcontainsinformationaboutlocalcommunitiesandavailableresources.

MassHousing

MassHousingisanindependentpublicauthoritythatprovidesfinancingforconstructionandpreservationofaffordablerentalhousing,andforaffordablefirstandsecondmortgagesforhomebuyersandhomeowners(website:www.masshousing.com).

HousingCounselingAssistance

TheCityofBoston’sDepartmentofNeighborhoodDevelopmentcontractswithlocalnon‐profitagenciestoprovidehousingcounselingservices.HousingcounselorsattheagencieslistedbelowcanassistBostontenantsintheireffortstoremainintheircurrentapartmentorintheirsearchfornewhousinginspecificneighborhoods.

1. NOAH:(617)567‐5882 EastBoston,Charlestown,NorthEnd2. Allston‐BrightonCDC: (617)787‐3874x201orx216Allston,Brighton




3.ABCD:Roxbury,Dorchester,Mattapan(617)357‐60004.CityLife/VidaUrbana: (617)524‐3541x303JamaicaPlain,Roxbury,Dorchester,Roslindale,HydePark

5.NuestraComunidad:(617)427‐3599Roxbury,Dorchester,Mattapan,primary;alsoAllston‐Brighton,Chinatown,BackBay,BeaconHill

6.KitClarkSeniorServices:(617)533‐9128Dorchester,Mattapan,SouthBostonOtherLow‐IncomeHousing

Non‐BHAfamilyandelderlyaffordablehousingdevelopmentsarelocatedinmostneighborhoods.Applicationsforthesehousingunitsareusuallyavailableonsite. SomeofthesedevelopmentsarerunbylocalCommunityDevelopmentCorporations(CDCs),whosenumbersarelistedinthebackofthisbook.EligibilityrequirementsfortheseunitsareusuallysimilartothoseoftheBHA.

LODGINGHOUSES

LodgingHouseBasics

Lodginghouses,alsoknownassingle‐roomoccupancies(SRO)orroominghouses,arelocatedthroughoutBoston.Historically,theunitsinthesebuildingshaveminimalornokitchenfacilitiesandtenantsusuallysharebathrooms.Bydefinition,understatelaw,alodginghouseisadwellingunitwherelodgingsarerentedtofourormoreunrelatedpeopleandinwhicheachoccupanthasaseparateleaseandagreementandcanbeevictedseparately,andinwhicheachoccupantdoesnothaveaccesstotheentiredwellingunit.LodginghousesmustbelicensedbytheCityofBostonandmustmeetcertaincoderequirements. TheInspectionalServicesDepartmentcanprovidedetailedinformationontheserequirements.

AcompletelistoflicensedlodginghousesisavailableattheLicensingBoardinRoom809ofBostonCityHallatacostof$15.

TenancyIssues

Tenantsinlodginghousestraditionallypaytheirrentonaweeklybasis. Intheeventthatalandlordwishestoevictatenantorraisetherent,MassachusettsLawprovidessomerulesthatonlyapplytolodginghouses.Theserightsoftenancyvarydependingonthelengthofthetenancy:32Formoreinformation,calltheBRHCat(617)635‐RENT(4200).

SHELTERPROGRAMS

TherearevarioussheltersintheCityofBostonthatprovideshelterbedsforthehomeless. Forpersonalizedassistanceandacompletelistofsheltersandtheservicestheyprovide,contactBoston’sEmergencyShelterCommissionoftheBostonPublicHealthCommissionat(617)534‐2710. Iftheofficeisclosed,calltheMayor’s24‐hourHotlineat(617)635‐4500,orlookattheinsidecoversofthisguide.

32G.L.c.186,§17G.L.c.239,§8A,§9

24


PROBLEMS&RESOLUTIONS

MEDIATIONLandlordsandtenantssometimesdisagreeabouthousingissuesandareunabletoresolvetheirdifferenceswithoutoutsidehelp.Beforegoingtocourt,landlordsandtenantsshouldconsideranalternatedisputeresolutionsuchasmediation.Whensuccessful,mediationcansavebothpartiestimeandlegalexpenses.Mediationisaninformalprocessinwhichamediatormeetswiththepartiesandworkswiththemtocometoanagreementthattheybothfindsatisfactory. Agoodmediatorwillbefamiliarwithlandlord‐tenantlaw,willprovideanunbiasedsoundingboard,willactasabufferbetweenthepartiesifnecessary,andwillbeabletohelpputanagreementinwriting. Comingtosuchanagreementoftenrequireswillingnesstocompromiseonbothsides.Everythingsaidduringamediationisconfidentialandcannotbeusedagainsttheotherpartyincourt.DND’sBRHCoffersmediationfreeofchargetoanyoneinvolvedinhousingdisputesintheCityofBoston.MediationcantakeplaceattheBRHC,inanotherlocationoronthetelephone.Call(617)635‐RENT(4200)toscheduleamediation.CODEVIOLATIONSWhentoCalltheInspectionalServicesDepartmentTenantswithcomplaintsshouldreportthemtothelandlord,preferablyinwriting. Ifthelandlordfailstomaketherepairsafterareasonabletimeorifaproblemneedsimmediateattentiontoeliminateahealthrisk,thetenantshouldreporttheviolationtotheCityofBostonInspectionalServicesDepartment(ISD)at(617)635‐5300.Codeviolationsmayinclude:

Insufficientheatorhotwater Windowsthatarenotweather‐tight Insectorrodentinfestation

BostonRentalHousingCenter 25 617.635.RENT(4200) www.cityofboston.gov/rentalhousing


Trashbeingputouttooearly Improperstorageoftrash Sidewalksthathavenotbeenshoveled Littering Illegaldumping Signspostedinpublicwithoutproperauthority

RentWithholdingAtenantmayconsiderwithholdingrentifthelandlordfailstomakerepairs,providedthat:

1. Therearecodeviolations2. Thelandlordknewof,wasinformedoforshouldhaveknownoftheconditions3. Thedamageswerenotcausedbythetenant4. Neededrepairscanbemadewhilethetenantisinresidence5. Theconditions“endangerormateriallyimpair”thehealthorsafetyofthe

tenant(s)33Whilethelawdoesnotmandateit,itiswisestforthetenanttosetupaseparatebankaccountforthewithheldrentalpayments.Intheeventthatthelandlordattemptstoevictfornon‐paymentofrent,thetenantcanraiserentwithholdingasadefense. TheCourtmayorderthewithheldrenttobeputintoacourt‐controlledescrowaccount.TheexistenceofcodeviolationscanbeestablishedbyhavingtheapartmentandcommonareasinspectedbytheInspectionalServicesDepartment.RepairandDeductAtenantmaymakerepairsanddeductuptofourmonths’rentinanytwelve‐monthperiodtopayforout‐of‐pocketrepaircostsonlyifthefollowingconditionsexist:34

1. TheInspectionalServicesDepartment,thelocalBoardofHealthoracourtoflawcertifiesthattheconditionofthepremisesviolatestheStateSanitaryCodeorotherapplicablelaws,andmayendangerormateriallyimpairthehealth,safety,orwell‐beingofthetenant,or

2. Theownerorhisagenthas:

a)beennotifiedinwritingoftheviolations,b)failedtobeginallnecessaryrepairsortoenterintoawrittencontractforsuch

repairswithinfivedaysofthewrittennotice,andc) failedtosubstantiallycompleteallsuchrepairswithin14daysofsuchnotice

(unlessanagencyorcourthasorderedthattheviolationsarecorrectedinashorterperiod).

33G.L.c.239,§8A34G.L.c.111,§127L

26

The Good Neighbors Handbook

Atenantmayutilizetherepairanddeductremedyonlyiftheconditionswerenotcausedbyeitherthetenant,apersoninhishousehold,orbyaguestof thetenant. Thisassumesthattheownerhasnotbeendeniedreasonableaccesstotheunittomakenecessaryrepairs.Ifrepairsarenotmadeinatimelymanner,asanalternative,thetenantmaytreattherentalagreementasterminatedandvacatetheunit. Thisiscalled“constructiveeviction”. Ultimately,onlyajudgecandeterminewhetheratenantisjustifiedintakingsuchadrasticstep.ImpliedWarrantyofHabitabilityAlandlordisrequiredtoguaranteethattheapartmentherentsoutisfreeofmaterialdefects. Ifanapartmenthasmaterialdefectsthatwerenotcausedbythetenant,andsuchdefectsarenottheresultofordinarywearandtear,atenantmaybeentitledtoanabatement(orreduction)ofrent.Iftheviolationexistedatthebeginningofthetenancy,theamountoftheabatementiscalculatedbydeterminingthediminutioninthevalueoftheapartmentduringtheperiodoftimetheviolationexisted. Ifitaroselater,thenitiscalculatedfromthetimethatthelandlordhadknowledgeofthedefectivecondition(orshouldhaveknownoftheviolation)untilsuchtimeastheconditioniscorrected.35Usuallyajudgeneedstomakethisdecisionduringthecourseofalawsuitinitiatedbythetenantorasadefensetoanon‐paymentevictioncase.Itisadvisabletogetlegaladvicebeforedeductingrent.ConsumerProtectionAct

Alandlord’sfailuretocorrectcodeviolationsmayalsobeaviolationoftheConsumerProtectionAct,whichforbidsunfairordeceptivepracticesintheconductofanytradeorbusiness. Thisactallowstherecoveryofdoubleortripledamagesaswellasattorneys’feesifthetenantcanshowthatthelandlordactedwillfullyorknowinglyorrefusedtosettleingoodfaith.36

InterferencewithTenant’sUseandQuietEnjoymentofApartmentIfalandlordinterfereswithatenant’suseandquietenjoymentofhisapartmentby,forexample,failingtoprovideutilities,atenantcansueforuptothreemonths’rentoractualdamages(ifhigher)plusattorneys’fees.37

LandlordAccesstoApartmentQ: Canmylandlordgointomyapartmentwithouttellingmeinadvancetodorepairs?A: Unlessthereisanemergency,thelandlordmustgiveyoureasonablenotice. Thelandlord

maygointoanapartmenttoinspectit,dorepairsorshowittoothers,ifthisisstatedinthelease.

35BHAv.Hemingway363Mass.184,293N.E.2d831(1973)

36 G.L.c.93A37 G.L.c.186,§14BostonRentalHousingCenter 27 617.635.RENT(4200)



RetaliationIfalandlordtriestoevictatenantforareasonotherthannon‐paymentofrentwithinsixmonthsafteratenantengagedina“protectedactivity”suchasreportingthelandlordtoagovernmentagencyforviolationofthelaw(suchascodeviolations)orjoiningatenants’organization,thecourtwillpresumethattheevictionisbeingdone“inretaliation”.Atenantclaimingretaliationcanalsosuealandlordforonetothreemonths’rentplusattorneys’fees. Thelandlordhastherighttotrytoprovetothecourtthattheevictionisnotretaliatorybutisbeingdoneforsomeotherlegitimatepurpose.38

RetaliatoryEvictionQ:MylandlordisangrywithmebecauseIrecentlycomplainedtotheInspectionalServicesDepartmentaboutthebadconditionofmyapartment. Nowsheistryingtoevictme.

Canshedothat?A:Bylaw,thereisapresumptionofretaliationifthelandlordtriestoevictyouwithinsixmonthsofyourofficialcomplaint. Inordertoovercomethispresumption,thelandlordwouldhavetoprovethatshewouldhavetakenthesameactionsinthesamewayandatthesametimeregardlessofyourcomplaintabouttheconditions.

OvercrowdingAlandlordmayrefusetoestablishatenancythatviolatestheStateSanitaryCode,whichregulatesthenumberoftenantsallowedpersquarefoot. Adwellingunitmustcontainatleast150squarefeetforthefirstoccupantandatleast100squarefeetforeachadditionaloccupant. Eachbedroomusedbyoneoccupantmustcontain70squarefeetoffloorspaceandformorethanonepersoneachbedroommustcontainatleast50squarefeetforeachoccupant39.LeadPaintLeadisatoxicmaterialthatwasusedinmostinteriorandexteriorhousepaintsuntil1978. Asthepaintages,itdisintegratesintotoxicchipsordustthatcanbebreathedinasitmixeswiththeair.Childrenareatthegreatestriskofpoisoningalthoughadultscanbeaffectedaswell.Dependingupontheamountingested,leadpoisoningcancauseconditionsthatmayvaryfrombehavioralproblemsandlearningdeficienciestomentalretardationanddeath.LeadwasbannedfrombeingusedinhousepaintonJanuary1st,1978. Unfortunately,mostofthelocalhousingstockwasbuiltpriortothis,somanyresidentialpropertieshaveleadpaintproblems.StateLawrequiresalandlordtoremoveleadpaintormakeitinaccessibleinanyresidencewhereachildundertheageofsixresides.Evenifalandlordknowsthathisbuildinghasleadpaint,itisillegalforhimtorefusetorenttoatenantwhohasyoungchildren.40 Foraddress‐specificinformationaboutleadhazardsinhousinglocatedinBoston,seetheHUDwebsite,www.leadsafehomes.info.

38G.L.c.239,§2A39105C.M.R.410.40040G.L.c.151B,§4

28

TestingforLead


Childrenwhoresideinolderapartmentswherethepresenceofleadissuspectedshouldbetestedbyahealthcareprofessionalforpossiblelevelsofleadintheblood.TheBostonChildhoodLeadPoisoningPreventionProgramcansupplyfreeleadtestingofBostonapartments,iftheyareoccupiedbychildrenagedsixorunder. Theyalsoprovidemedicalfollow‐upofchildrenwithelevatedbloodleadlevelsaswellasinformationaboutleadpoisoningandleadpaintremoval.

ProgramsforLeadPaintRemovalTherearegovernmentalprogramsformakingprivatelyownedresidentialunitsandhomesleadsafe:

1. TheBostonHomeCenter’sLeadSafeBostonprogramoffersforgivableloansforsingle,multi‐family,andinvestor‐ownedproperties.Eligibilityisbasedonincomeandhouseholdsizeandcanprovideupto$8,500infundsperunitde‐leaded.Formoreinformationortoobtainanapplicationforassistance,contacttheCityofBostonDepartmentofNeighborhoodDevelopment’sLeadSafeBostonprogramat(617)635‐0190.

2. ThereisalsoaLeadSafeprogramavailablethroughMHFA(“GettheLeadOut”)thatofferslow‐

interestloansforinvestor‐ownedproperties,assistancefor1‐4unitproperties,and0%‐interestdeferredpaymentloansforowner‐occupiedproperties.Eligibilityisalsobasedonincomeandhouseholdsize.ItisrecommendedthatfundingbeobtainedthroughtheCityofBoston’sprogramandtheMHFAfinancingbetappedforprojectcoststhatextendbeyondprogramlimits.Formoreinformation,inquirewithaLeadSafeBostonProjectManager.

3. TheCommonwealthofMassachusettsallowsa$1,500incometaxcreditperunitto

tenantsorpropertyownerswhopaytohaveleadpaintremoved. InformationonthisprogramcanbeobtainedbycallingtheMassachusettsDepartmentofRevenueat(617)887‐6367.

4. De‐leadingtrainingisbeingofferedtoBostonpropertyownersbytheBostonChildhood

LeadPoisoningPreventionProgram. Moderateriskde‐leadingisanewmethodofsafelyreducingleadhazardsinyourhome.LearnhowtobringyourhomeintocompliancewiththeMassachusettsleadlawbycalling(617)530‐5966.

QUALITYOFLIFEQualityofLifereferstothingsthatimpacttheenjoymentofyourapartment.

BuildingPermitQ: Mylandlordishavingworkdoneonmybuilding. HowcanIfindoutifhehasa

permit?A: Ifapermitisrequireditshouldbepostedandvisiblefromthestreet. Ifapermitis

notposted,calltheInspectionalServicesDepartmenttofindoutifoneisnecessary.BostonRentalHousingCenter 29 617.635.RENT(4200)



ConstructionHoursQ: Whattimeinthemorningcanworkersbeginworking?Whattimeintheeveningdo

theyhavetostop? Howaboutweekends?A: Workerscanbeginworkat7:00AMandhavetostopby6:00PMonweekdays. Todo

workafterhoursandonweekends,theyarerequiredtohaveaSpecialConstructionPermitissuedbytheInspectionalServicesDepartment.Therearenoparticularcriteriaprohibitingtheissuanceofthistypeofpermit.

UtilityShutoffQ: Canmylandlordshutoffutilitieswhilehavingworkdone?A: Yes,temporarily,ifitisnecessaryorsafertoworkthatway.

NoisyNeighborsinBuildingQ: Myneighborabovemeplaysmusicatallhoursofthenight.Itisverydisturbing,what

canIdo?A: Ifthenoiseiscomingfromanapartmentthatisownedbythelandlord,itishis

responsibilitytodosomethingaboutit. Hemightevenhavetoevictthenoisytenantifareasonablesolutioncannotbeworkedout.

NoisyNeighborsinOtherBuildingsQ: Myneighborinthebuildingnextdoorplaysmusicatallhoursofthenightandit’s

deprivingmeofsleep.WhatcanIdo?A: Callthepoliceandcomplain. Yourlandlordisn’tresponsibleunlessheownsthe

neighboringbuildingandthereforehassomecontrol.

Mice&BugsQ:Ihavemiceinmyapartment. Itoldmylandlordbuthehasn’tresponded. WhatcanIdo?A:Theoccupantofaone‐unitdwellingisresponsiblefortheexterminationofinsects,mice,rats

andskunks.Theownerofadwellingwithtwoormoreunitsisresponsiblefortheexterminationofinsects,mice,rats,andskunks.CalltheInspectionalServicesDepartment(ISD)at(617)635‐5322. Ifyourapartmentisinfested,ISDwillorderyourlandlordtoexterminate.

WaterShutoffQ: Mywaterhasbeenshutoffbecausemylandlorddidn’tpaythebill. WhatcanIdo?A: Ifthelandlordwon’tcorrectthesituation,youshouldenterintoapaymentagreementwith

BostonWater&Sewer. Thepaymentscanbelegallydeductedfromyourrentuntiltheaccountisnolongerinarrears.

PaintQ: Myapartmentreallyneedstobepainted.Ismylandlordresponsible?A: AlandlordisonlyrequiredtopaintanapartmentifaviolationoftheStateSanitaryCodeis

involved. Paintingforaestheticpurposesisuptothetenantbutshouldnotbedonewithoutthelandlord’swrittenapproval.

30

RENTINCREASES


RentcontrolwasabolishedinMassachusettsbyastatewidereferendumin1994. Now,withveryfewexceptions,alandlordcanchargewhateverrentthemarketwillbear.Rentscannotbeincreasedduringthetermofalease,buttenants‐at‐willcanbegivenrentincreasesatanytimeaslongasthelandlordprovidesaproperwrittenthirty‐daynoticeterminatingthecurrenttenancyandofferinganewtenancyatahigherrent.Thethirty‐daynoticemustbereceivedbythetenantatleast30daysbeforetherentincreaseistotakeeffect,oronefullrentalperiodifthemonthislongerthan30days.41

RaisingtheRentTwiceinOneYearQ: Mylandlordraisedmyrentsixmonthsago. Nowshewantstoraiseitagain. Canshe

dothat?A: Ifyouhavealease,therentcannotbeincreaseduntiltheleaseends. Ifyouarea

tenant‐at‐will,yourlandlordcanincreaseyourrentatanytimebyservingyouwithavalid30‐daynotice.

IftheTenantWon’tPaytheRentIncreaseQ: WhatcanIdowhenmytenantdoesnotpayarentincrease?A: Ifatenantdoesnotpayarentincreasebutcontinuestopaytheoldrent,thelandlord

canstartevictionproceedingsforfailuretopayavalidrentincrease. Intheinterim,thelandlordshouldaccepttheoldrent“foruseandoccupancyonly”.

EVICTIONSEvictionBasicsEvictionactionsarelegalproceedings. Atenantcannotbeevictedwithoutacourtorder.Toevictatenantthelandlordmustfirstproperlyterminatethetenancyandthenobtainthecourt’spermissiontotakepossessionoftheunit.Ifalandlordortenantfilesahousing‐relatedcaseinDistrictCourt,thelandlordortenantcanhaveittransferredtoBostonHousingCourtbyfilingaformcalled“NoticeofTransfer”intheDistrictCourt.Alandlordwhoisintheprocessofevictingatenantshouldfamiliarizehimselfwiththesummaryprocessrulesbeforeproceeding,asaproceduralerrormayresultinthedismissalofthecase.Althoughitisnotrequired,alandlordshouldconsiderretaininganattorneytoassistinanevictionproceeding.Atenanthastherighttodefendhimselfincourtandtotrytopreventordelayaneviction. Ifpossible,tenantsshouldcontactalegalaidserviceortheirownattorneyforassistance.41G.L.c.186,§12,13BostonRentalHousingCenter 31 617.635.RENT(4200)



GroundsforEvictionAtenantcannotbeevictedinretaliationforperformingcertainlegalactivitiessuchas:

Informingthelandlord(preferablyinwriting)ofviolationsofthestatesanitarycode.

ContactingtheInspectionalServicesDepartment,healthinspectorsorotherauthoritiesaboutviolationsofthelaw.

Joiningororganizingatenants’group. Institutinganactiontopursuelegalrights. Legallywithholdingrent. Deductingmoneyfromrentpaymentstopreventshutoffoflandlord‐paidutilities. Deductingfromrentpaymentsthecostofrepairsthelandlordhasfailedtomake.

Ifalandlordtriestoevictatenantwithinsixmonthsofsuchanactivity,thereisalegalpresumptionthattheevictionisretaliatory.42Atenantunderastandardwrittenleasemayonlybeevictedforoneofthreereasons:

1. Non‐paymentofrent2. Violationofatermofthelease(iftheleasestatesthelandlordmayevictforsuch

violation)3. Illegalactivityintheapartment

Atenantwithoutawrittenleasecanbeevictedwithoutcause.However,hestillmustbeservedwitha“noticetoquit”.NoticetoQuitA“noticetoquit”isawrittennoticefromthelandlord,whichordersthetenantto“vacate”or“deliverup”theunitbyacertaindate.Receiptofthisnoticedoesnotmeanthatthetenanthastoleavebythatdate;itsimplyputsthetenantonnoticethatthelandlorddesirestoterminatethetenancy. Deliveryofanoticetoquitisthefirststepintheevictionprocess.Alandlordhasseveraloptionsavailableforthedeliveryofanoticetoquit. Theyare:

1. Personaldeliverytothetenant2. Leavingitwiththetenant’sspouse3. Sendingitbyfirstclassmail4. Havingadeputysherifforconstableservethenoticetothetenant

Ifatenantdeniesreceiptofthe“noticetoquit”,itwillbethelandlord’slegalburdentoprovesuchservice. Thereforeitisadvisableforlandlordstohavethenoticeservedbyconstableordeputysheriffandbyfirstclassmail. Failuretoproveserviceofthe“noticetoquit”willlikelyresultindismissaloftheevictionaction.42G.L.c.239,§2A

32


Intheeventthattheunitisbeingusedforillegalpurposes,thelawallowsthelandlordtoproceeddirectlytocourtwithoutfirstterminatingthetenancyinwritingorservinganoticetoquit.43Ifalandlordwishestoevictatenantfornon‐paymentofrent,hemustservethetenantwitha14‐daynoticetoquit.Thisapplieswhetherornotthetenantsarecoveredbyawrittentenancyagreement. Thefirsttimeatenant‐at‐willreceivesa14‐daynoticetoquithehastherightto“revive”thetenancybypayingtherentowedinfull. Afterserviceofasubsequent14‐daynoticetoquitwithin12months,thelandlorddoesnothavetoallowtherevival. Ifthereisnoleaseineffect,thenoticetoquitfornon‐paymentofrentmustinformthetenantoftherighttorevivethetenancybypayingtherent.44 Ifthereisaleaseineffect,nonoticetoreviveisnecessary,andatenantcanpreventevictionbypayingtherentowedbythedatethecourtanswerisdue.45Inleasedunits,terminationoftenancyforreasonsotherthannon‐paymentmayvaryinrequirednoticeperiods.Forexample,inmanystandardleasesaseven‐daynoticetoquitmayterminateatenancy. Alwayschecktheleasetodeterminetherequirednotice.

Tenants‐at‐willmustreceiveatleasta30‐daynoticetoquitforotherthannon‐paymentevictions.

A14‐daynoticetoquitmaybesentonanydayofthemonth.A30‐daynoticetoquitmustbereceivedatleast30days(oronefullrentalperiodifitislongerthan30days)beforethedateoftermination.Forexample,assumingthattherentisdueonthefirstofeachmonth,andthattheterminationistotakeeffectonNovember1st,thenoticemustbereceivednolaterthanSeptember30th (themonthofOctoberwouldserveasthefullmonths’noticeperiod.) ShouldtheterminationtakeeffectonMarch1st,thenoticemustbereceivednolaterthanJanuary29th (January30th inaleapyear),becausethemonthofFebruaryhasfewerthan30days.Topreventanypossibleconfusionovertheterminationdateitisadvisabletousethefollowinglanguageinthenotice: “Thetenancyisterminatedattheendoftherentalperiodthatbeginsnextafterreceiptofthenotice”.SummaryProcessIfthetenanthasnotvacatedbytheterminationdate,thelandlordmustfileasummaryprocesscomplaintatcourt. IfthepropertyislocatedinBoston,thecasemaybefiledeitherinthedistrictcourtwherethepropertyislocatedorinBostonHousingCourt.AtenanthastherighttotransferanyevictionactionfiledinadistrictcourttotheBostonHousingCourt,whichislocatednearGovernmentCenter. Thiscanbedonebyrequestingandfillingouta“noticeoftransfer”formfromthedistrictcourtwheretheactionhasbeenenteredandfilingitwiththatdistrictcourt.Oncethecourthasscheduledahearing,thelandlordmustservethetenantwithasummonsinforminghimofthedate,timeandlocationofthehearing. Atthehearingbothpartiesareallowedtopresenttheircasetothejudge.Althoughthereisnoguaranteeastothelengthoftimethecourtwillallowbeforeorderinganeviction,itisclearthatsometimewillbegrantedinacase43G.L.c.139,§1944G.L.c.186,§1245G.L.c.186,§11BostonRentalHousingCenter 33 617.635.RENT(4200)



wherethetenantisnot“atfault”. Suchextensions,called“staysofexecution”,canbegrantedforuptosixmonths,orforuptooneyearfortenantswhoareelderlyordisabled.LatePaymentofRentThereisno“graceperiod”forthepaymentofrent. Iftherentisdueonthefirstofthemonth,rentpaidafterthatdateisconsideredlate.TheonlyexceptiontothisisforanytenantwhosesourceofincomeisagovernmentchecksuchasaSocialSecurityordisabilitypaymentwhicharriveslaterthanthefirstofeachmonth. Thisexceptiononlyholdsifpaymentismadepromptlyuponreceiptofthegovernmentcheck.Alandlordcancollectalatefeeonlyifthereisa“latepaymentpenalty”clauseinalease,andthennotuntiltherentis30dayslate.46 Aleasecannothavea“discountclause”forpayingtherentontime,asthisisalatepaymentclauseindisguiseandisillegal.RighttoQuietEnjoymentAtenant’srighttoquietenjoymentisprotectedbystatute. Atenantmayrecoveractualandconsequentialdamagesorthreemonths’rent,whicheverisgreater,plusreasonableattorneys’fees,ifthelandlordinterfereswithhisabilitytouseandenjoythepremisesby:

1. Attemptingtogetthetenanttovacatetheunitbyuseofforcewithoutgoingthroughacourtprocess.

2. Committinganactofomission,suchasfailingtoprovideutilities,thatmakesthepremisessubstantiallyunsuitablesoasto“constructively”evictthetenant.

LockoutsItisillegalforalandlordtolockoutthetenant,movepossessionsoutoftheunit,shutoffutilitiesorotherwiseinterferewiththetenant’suseoftheunitwithoutacourtorder. Illegalutilityshut‐offandlockoutsarecrimespunishablebyimprisonmentuptosixmonthsorfinesof$25‐$300.47Ifthelandlordhastakenanyoftheseactionsthetenantshouldinformthepoliceofthesituation.Often,policeinvolvementwillsettlethedispute. Ifnot,thetenantshouldgotoHousingCourtandgeta“temporaryrestrainingorder”(TRO).ATROwillorderthelandlordtorefrainfromtheseillegalactivitiesandre‐admitthetenanttotheunit.46G.L.c.186,§15B(1)(c)47G.L.c.186,§14

34

TheNuisanceStatute


UndertheNuisanceStatute,alsoknownastheDrugLaw,atenancyagreementcanberenderednullandvoidifatenantusesorallowshisunittobeusedforthefollowingillegalacts:

1. Prostitution2. Lewdness3. Illegalgambling4. Thekeepingorsaleofalcoholicbeverages5. Habituallyservingalcoholicbeveragestopersonswhoareintoxicatedorwhothe

tenantknowswilldrivewhileintoxicated6. Thekeeping,saleormanufactureofcontrolledsubstances7. Illegalpossessionorkeepingofaweapon8. Useofanexplosiveorincendiarydevice

TheNuisanceLawcanalsobeinvokedifatenantorhouseholdmemberofahousingauthority,federalorstate‐assistedhousingunitusesforceorviolenceagainstagentswhoarelegallyonthepremisesofsuchproperty.Ifalandlordknowinglyallowsanyoftheaboveactivitiestotakeplaceandfailstotakeallreasonablemeasurestoevictthetenantsatfault,hecanbesubjecttoafineofupto$1000orajailtermofuptooneyearorboth.UndertheNuisanceLaw,alandlordcangodirectlytodistrict,superiororhousingcourttoseekanimmediateevictionbysummaryjudgment.Thelandlordwouldhavetoprovideacopyofthepolicereportallegingtheillegalactivityoraletterstatingthatthepropertycouldbesubjecttoforfeitureduetoillegalactivity. Astatementattestingthatadruganalysisisbeingtakenorthatapositivetestwasperformedisnecessaryincasesinvolvinganallegationofillegaldrugactivity.48EvictionStorageLawIfalandlordinMassachusettsobtainsanexecution,whichisacourtorderofevictionagainstatenant,andifthetenantdoesnotthenmoveoutandremovehisorherbelongings,thelandlordmustgivethecourtordertoaconstable,whoistheonlypersonwhomaylegallymovethetenantout. Thelandlordintheevictioncasemustpaythecostofmovingthetenant’spropertytothestorageplace. However,thelandlordisthenentitledtobereimbursedbythetenantforthiscost.Theconstableisrequiredtogivethetenantawrittennoticeatleast48hours(whichmaynotincludeweekendsorholidays)befores/hereturnstophysicallyremovethetenant’spropertyandputitintostorage.Suchwrittennoticefromtheconstableincludes:

Thedateandtimethattheconstablewillarrivetoremovethetenant’sproperty Theconstable’scontactinformation Thenameofthecourtwhichissuedthejudgmentandthecasedocketnumber

48G.L.c.139,§19BostonRentalHousingCenter 35 617.635.RENT(4200)



NoticethatthepropertywillbestoredinapublicwarehousebyastoragecompanylicensedbytheDepartmentofPublicSafety

Thename,addressortelephonenumberofthestoragecompany ContactinformationfortheDepartmentofPublicSafety Astatementthatthestoragecompanymaysellthepropertyifthetenantdoes

notclaimitafter6monthsandthatfundsfromthesalecanbeusedtopayanyunpaidstoragefees

Astatementthatthetenantmustnotifythestoragecompanyinwritingofanychangeofmailingaddress

Thewarehousemustbewithinareasonabledistancefromthetenant’sformerdwelling,andthetenanthasarighttochoosetheplaceforstorage,butmustnotifytheconstableofthechosenlocationinwritingatorbeforethetimeofremovaloftheproperty.Atenantmaychoosetohavethepropertystoredinafriend’splace,forexample,orinaself‐storagefacility(withanystoragefeestobepaidbythetenant),buttheplacemustbewithinareasonabledistancefromtheformerdwelling.Theconstablemustgivethetenantasignedwrittenreceiptwithadescriptionofallofthepropertyremoved,andmustfileitwiththecourt. Within7daysafterremovaloftheproperty,thestoragecompanymustgivethetenantawrittenreceiptwithadescriptionoftheproperty,andmustalsogivethetenantadetailedwrittenreceiptwhichincludesalistingofitsstorageratesandinformationregardinghowtogetthepropertyback.ThefeeschargedbyalicensedpublicwarehousecompanymustbefiledwithandnotrejectedbytheDepartmentofPublicSafety.Theterm“warehouseorotherstoragefacility”shallmeanapublicwarehouselicensedandbondedpursuanttochapter4,sec.105,locatedintheCommonwealthofMassachusettsandwithina20‐mileradiusofthelandortenementsfromwhichthepersonalpropertyisremoved.49One‐timeAccessThetenantisentitledtoone‐timeaccess,free‐of‐charge,toinspectstoredpropertyortoremovepersonalorsentimentalitems. Togetallbelongingsback,thetenantmustpayallmonthlystoragefeesowed.

Non‐AcceptanceoftheRentPaymentQ: Whatcanatenantdoifthelandlorddoesnotaccepttherentpayment?A: Tenantsshouldprotectthemselvesfrompossiblenon‐paymentevictionsunderthese

circumstancesbycreatingarecordofwillingnesstotenderpayment. Settingthemoneyasideandsendingaletterbycertifiedmail(returnreceiptrequested)informingthelandlordthattherentisavailableisagoodstep.

49G.L.c.239,§§3,4andG.L.c.4§105

36


FORECLOSUREHomeownersIfyouareahomeownerstrugglingtopayyourmortgage,orifyourlenderwantstoforecloseonyourproperty,calltheCityofBoston’sHomeCenter(BHC)at(617)635‐HOME(4663). Theycanhelpyoutounderstandyouroptions,connectyouwithresourcesandhelpyouworktowardasolutiontopreventforeclosure.Ifyouhavetenantslivinginyourbuilding,itisimportanttocommunicatewiththemrightaway.LandlordsandtenantswillbenefitfromcallingDND’sBRHCat617‐635‐RENT(4200)tofindoutwhatrightstenantshaveduringtheforeclosureprocess.RentersIfyouareatenantinabuildingthathasbeenforeclosedon,youhavemanyrightsunderbothfederalandstatelaw.Tolearnmore,see“GuideforTenantsinForeclosedBuildings”inthisbooklet. YoumayalsocallDND’sBostonRentalHousingCenterat(617)635‐4200formoreinformation. Knowingyourrightsearlywillassistyouinmakinggooddecisionsduringtheforeclosureprocess.ForeclosureAccountabilityOrdinanceOnMarch3,2008,aBostonOrdinancewasapprovedtoregulatethemaintenanceofabandonedandforeclosingresidentialproperties.50 ThisOrdinancerequiresthefollowing:1. Allownersofabandonedand/orforeclosingresidentialpropertiesmustregisterthemwith

Boston’sInspectionalServicesDepartment(ISD)onformstheyprovide,payaregistrationfee,andprovideatelephonenumberandmailingaddress(notapost‐officebox)fortheindividualowneroragent. Ifthepropertyisabandoned,theregistrationmuststatethenameandaddressofthepersonorcompanyresponsibleforitssecurityandmaintenance.Theregistrationmustbereceivedwithinsevendaysofabandonmentorinitiationoftheforeclosureprocess.

2. Suchpropertiesmustbemaintainedinaccordancewithallapplicablecodes,andthelocalownersorpropertymanagersmustinspectthemmonthly.

3. Asignwiththenameanda24‐hourcontactphonenumberofthelocalpersonorpropertymanagementcompanyresponsibleforthemaintenancemustbepostedonthefrontofthepropertysothatitisclearlyvisiblefromthestreet.

4. ISDshallinspectthesepropertiesandissuecitationsforanyviolations.5. Failuretocomplywiththeordinancewillresultinfines.Formoreinformation,callISDat(617)635‐5300.

50C.B.C.Ord.2008c.16§§.52.1‐52.12BostonRentalHousingCenter 37 617.635.RENT(4200)



GUIDEFORTENANTSINFORECLOSEDBUILDINGS

Whenyourlandlordloseshisorherbuildingtoforeclosure,thisdoesnotmeanthatyouhavetomoveout.

ThePost‐ForeclosureJustCauseEvictionLaw51whichwentintoeffectinMassachusettsonAugust7th,2010,allowsmosttenantsinforeclosedpropertieswhopayrentandcomplywiththeirtenancyobligationstoremainintheirhomesuntilthereisjustcausetoevictthem,orthepropertyisbeingsold.

Thelawrequiresforeclosingowner(s)topostinaprominentlocationwithin30daysofforeclosurea

writtennoticewithcontactinformation(name,address,telephonenumber)oftheforeclosingownerorrepresentative,thepersonresponsibleformanagementandmaintenance,andanaddresswheretherentshouldbesent.

Onlybonafidetenantsareprotectedunderthislaw.Toqualifyasbonafide,tenantsmusthavemovedin

beforetheforeclosure,musthaveenteredintoatenancythroughan“arm’slength”transactionwiththeformerowner,andcan’tbetheparent,childorspouseoftheformerowner. TenantswithrentalsubsidiessuchasSection8generallywillqualifyasbonafide. Awrittenleaseagreementwiththeformerowner/landlordisnotnecessary.

Aforeclosingownermayevictabonafidetenantforsix“justcause”reasons,whichinclude:

1. non‐paymentofrent,2. violationofanobligationofthetenancy,3. refusaltoreneworextendlease,4. creatinganuisanceordamage,5. illegalactivityintheunit,6. refusingtoallowaccesstoinspect,repairorshowtheunit7. abindingPurchaseandSaleAgreementtoselltheunit/buildingtoathirdparty.

Theseprotectionsapplyonlywhentheforeclosingownerofthepropertyisanentitysuchasabank(rather

thananindividualorinvestor),whichforeclosed,orheldthemortgagebeforeforeclosure,orifanentityinthemortgagebusinessownsthepropertywithin3yearsoftheforeclosure.

Ifthepropertyispurchasedataforeclosuresalebyaprivatepersonorinvestorratherthananentity

suchasabank,thetenantsinthepropertyarenotprotectedbythestatelaw. However,mostbonafidetenantsarestillprotectedunderthe“ProtectingTenantsatForeclosureActof2009“52federallaw.

The“ProtectingTenantsatForeclosureActof2009”requiresthatthenewownergiveanybonafide

tenantatleast90days’noticeoruntiltheendoftheirleasetermsbeforestartingtheevictionprocessincourt.

AllnewownerswhobuyatforeclosuresalemustacceptSection8andMRVP(staterentalsubsidy)leases.

AlltenantsinMassachusetts,regardlessoftheirforeclosurerights,mayonlybeevictedbyajudge,andhave

therighttostayintheirunitsuntilajudgeordersthemtomove,toraisedefensesandcounterclaimsincourtagainstalandlordinanevictionaction,andtotrytogetthejudgetograntthemextratimeiftheydohavetomove.

Tolearnmoreaboutyourrightsandforassistance,call

DND’sBostonRentalHousingCenterat(617)635‐RENT(4200)

51 G.L.c.186A5212U.S.C.§5220

38

TheCondominiumOrdinance


TheownerofabuildinginBostonconsistingofrentalunitsmayconverthisbuildingtocondominiums. However,inmostbuildingswhichcontainatleastfourhousingunitsandareoccupiedbytenants,thelandlordmustcomplywiththeCityordinanceasbelow.AnownershouldcheckwithDND’sBRHC,at(617)635‐RENT(4200),toseeiftheordinanceappliestohisbuilding.

1.NoticePeriod:Elderly,disabledandlowormoderate‐incometenantsmustbegivenafiveyearcondominiumevictionnoticebeforetheyareevictedforcondominiumconversion.Allothertenantsareentitledtoaone‐yearnotice.

2.RightofFirstRefusalToPurchaseUnit:Tenantsareentitledtopurchasetheirunitsbeforeanyoneelsehasachancetobuythem,onthesameormorefavorabletermsthanthosethatareofferedtothepublic.

3.RelocationAssistance:Alandlordshouldattempttoprovidelowormoderate

income,elderlyordisabledtenantswithhelpinlocatingaccessibleandcomparableapartmentswithinBoston.

4.LimitationsonRentIncreases:Rentincreasesarerestrictedduringthenotice

periodtothelesserofthepercentageincreaseoftheConsumerPriceIndexor10%.

5.JustCauseEvictions:Tenantsundernoticecannotbeevictedwithoutagoodreason.Landlordsmustprovesuchreason,or“justcause”,incourt.6.RelocationBenefit:Tenantswhovoluntarilyvacatetheirunitsduringthenoticeperiodandarecurrentintheirrentareentitledtoarelocationbenefitfromtheirlandlords.Therelocationbenefitis$5000forhouseholdsinwhichoneormoretenantsareelderlyordisabledandforlowtomoderateincomehouseholds.Therelocationbenefitforotherhouseholdsis$3000.53

53 Chapter8,CityofBostonOrdinancesof1999,amendedbyChapter12,CityofBostonOrdinancesof2004BostonRentalHousing Center 39 617.635.RENT(4200)



FIREInsuranceIn the event of a fire, a landlord’s property insurance will not cover damages to a tenant’s property, except in rare cases. It is advisable for tenants to purchase renter’s insurance to guard against damage to their possessions. Every home‐owner’s insurance policy in the Commonwealth of Massachusetts which insures multi‐unit residential property (except for some school dormitories) against loss or damage by fire must provide a benefit of up to $750 (without the deductible) for each rental unit, to cover the actual costs of relocation of any tenant or lawful occupant displaced by fire or for damage resulting from fire. These funds will reimburse a tenant for some out‐of‐pocket expenses incurred as a result of the fire.54

The landlord of any residential or commercial property, upon the written request of any tenant or lawful occupant, or of any code or other law enforcement official or of any official of the municipality in which the property is situated, shall disclose in writing within fifteen days of such request the name of the company insuring the property against loss or damage by fire and the amount of insurance provided by each such company and the name of any person who would receive payment for a loss covered by such insurance.

The landlord of the property is required to notify each tenant or lawful occupant in writing of the benefits payable under this clause at the beginning of the lease or tenancy period. This requirement cannot be waived, and violations of the provisions of this section are punishable by a fine of not more than five hundred dollars.55

Doc umentation Of Possessions

Insured tenants and landlords should document their possessions. Dated receipts, photographs and videotapes are excellent ways of documenting possessions. After a Fire

A representative from the Mayor’s Office of Neighborhood Services is called to every fire that displaces residents in the City of Boston. The representative will coordinate city services and resources to help fire victims obtain immediate shelter and will direct them to area housing agencies that can assist them in finding more permanent housing. The Mayor’s Office representative will be in close contact with the Inspectional Services Department’s Building and Housing Divisions regarding the fire. A building inspector can help determine whether the building is stable and write an unsafe and dangerous violation that requires corrective action be started within 24 hours if necessary. The Building Department receives a printed notice of every fire, which includes an estimate of the amount of damage incurred. The housing inspector can determine whether the property is fit for human habitation. Depending on the extent of the damages, the building inspector can require repair work to commence within 24‐hours or 30 days. Once work has begun, as long as it is progressing, there is no specific time frame for completion. A building must be inspected prior to re‐ occupation.

54G.L.c.175,§9955G.L.c.186,§21

40

TheGoodNeighborsHandbookThesitemustbesecuredwithin24hours. TheInspectionalServicesDepartmentcanhelpinsecuringthesite,whichmightincludeboardingupwindowsandentrancesandcleaningupdangerousdebris.EmergencyHousingAfteraFireAssoonaspossibleafterafire,bothtenantandlandlordshouldobtainacopyofthefirereportpreparedbytheBostonFireDepartment.Landlordsandtenantswillneedthisdocumentforinsuranceclaimsandiftheyneedtosearchfornewhousing.DisplacementbyfireisagroundforpriorityonestatusforapplicantsforSection8andprojectordevelopment‐basedsubsidizedhousing.InsuranceAdjustersIndependentinsuranceadjusterswilloftenbefoundatthesiteofafireofferingtheirservicestobothlandlordandtenant.Insuranceadjusterscanprovidevaluableservicessuchasassistanceinthepreparationandfilingofinsuranceclaims,butthereisachargefortheseservices,whichisoftenbaseduponapercentageofthetotalclaimpaid. Itisimportanttoshoparoundforatrustworthyandreasonably‐pricedinsuranceadjuster,andtogetasignedcontract.Boston Rental Housing Center 41 617.635.RENT (4200)


The Good Neighbors Handbook

HOMEOWNERSHIPFirst‐TimeBuyerTheBostonHomeCenterattheCityofBoston’sDepartmentofNeighborhoodDevelopmenthasprogramsforqualifiedfirst‐timehome‐buyers.Theseprogramsinclude:

HomeBuyerEducationclassesandworkshops CreditSmartcourses Financialassistancetowardsthepurchaseofahome Approvedlenderswithspecialtymortgageprograms Consumerawarenesscampaignsre:homeownershipscams

Formoreinformation,call(617)635‐4663orgotowww.bostonhomecenter.com.

HomeownerAssistanceTheBostonHomeCenteralsohasprogramstoassisteligiblehomeownerswithmaintainingahome. HomeWorksprovidestechnicalandfinancialassistancewithinteriorandexteriorrepairsand

historicrenovationsofowner‐occupied1‐4familyandcondominiumhomesinBoston. TheSeniorHomeRepairProgramoffersassistancewithemergencyminor/moderatehealth

andsafetyrepairsforBoston’sseniors62yearsoldorolderwhoowner‐occupytheirhomes. Lead‐SafeBostonofferstechnicalandfinancialassistanceforde‐leadinghomes. Informationalworkshopsonhomerepair,withde‐leadingmaintenanceresourcesprovidedby

theBostonHomeCenter.Formoreinformationonworkshopschedulesandlocations,contactTheBostonHomeCenterat(617)635‐HOME(4663),orvisittheirwebsiteatwww.bostonhomecenter.com.Forseniorhomeowners,thefollowingprogramsarealsoavailable: AginginPlaceProject. EligibleseniorBostonhomeownerscanreceiveassistanceinlocating

andreceivingresourcestoremainintheirhomes.Formoreinformation,contacttheExecutiveOfficeofElderAffairsat1‐800‐AGE‐INFO(1‐800‐583‐5337).

HomeownerOptionsforMassachusettsElders(HOME).Eligiblehomeownersin

Massachusettscanreceivein‐homefinancialcounseling,andcanapplyforaSeniorHomeEquityLineofCredit(SELOC)tohelpcovertheirexpenses. Formoreinformation,call(978)970‐0012or1‐800‐583‐5337.

HomeModificationsLoanProgram. Eligiblehomeownerscanreceivelowandno‐interest

loanstomakemodificationstotheresidencesofelders,adultswithdisabilities,andfamilieswithchildrenwhohavedisabilities.Formoreinformation,contacttheMetropolitanBostonHousingPartnershipat(617)425‐6637orvisittheirwebsiteatwww.mbhp.org.

42

INDEX

Affordable housing Boston Housing Authority p. 22 Apartment access to p. 27

condition pp. 3 search p. 1

Appliances what landlord must provide p. 7, 19Boston Housing Authority leased housing p. 22

median income level p. 22 priority p. 23 public housing p. 22 subsidized housing p. 22

Broker fees p. 11 Bugs code violation pp. 25, 30Building if sold p. 14

owner of p. 2 permits p. 29

Carbon monoxide detectors Fire code requirement p. 21 Certificate of fitness re-inspection of rental units p. 17 Code Enforcement police, contact info p. 21 Code violations basics p. 25

Consumer Protection Act p. 27 implied warranty of habitability p. 27 Inspectional Services Department p. 25 lead paint p. 28 overcrowding p. 28 rent withholding p. 26 repair and deduct p. 26 retaliation p. 28 tenant's use & quiet enjoyment p. 27

Complaint against realtor p. 11 code enforcement police p. 21 code violations p. 25 discrimination p. 8 eviction p. 31 snow removal p. 20 trash, who to call p. 20

Condominium or Condo Condominium Ordinance p. 39 conversion p. 39 tenant's rights p. 39

Construction hours p. 30 utility shutoff during p. 30

Consumer Protection Act code violations p. 27 Deposit interest to be paid p. 11

last month's rent p. 13 receipt p. 13-5security pp. 3, 11

Discrimination illegal reasons p. 8 legal reasons p. 8 to f i l e a complaint p. 9

Drug Law Nuisance Statute p. 35 Evictions basics p. 32

grounds p. 32 just cause p. 32 late rent payment p. 34 lockouts p. 34 notice to quit p. 32 Nuisance Statute p. 35 retaliatory p. 28 Storage Law pp. 35-6summary process p. 33

Extermination landlord responsible, if p. 30 tenant responsible, if p. 30

Fair Housing filing a complaint p. 9 Fees finder's p. 11

first month's rent p. 10 illegal p. 11 inspection p. 10 last month's rent pp. 10, 13, 14

late pp. 11, 34

i

INDEX

Fees legal p. 10 lock p. 10 pet p. 11 real estate broker's pp. 10-11 re-inspection p. 17 security deposit p. 10-13 up-front p. 10

Financial assistance for landlords pp. 37, 42 for tenants pp. 37, 42

Fire documentation of possessions p. 40 emergency housing p. 41 insurance p. 40 insurance adjusters p. 41 safety p. 21

Garbage disposal of pp. 20-21 H.U.D. income guidelines median income levels p. 22 Heat paying for heat p. 19

temperature p. 19 no heat, call Mayor's No-Heat hotline p. v

Homeowners financial assistance p. 42 first-time buyer p. 42 Foreclosure Accountability Ordinance p. 37 foreclosure, general information p. 37 information for seniors p. 42

Homeless shelters p. 24, iv Housing Counseling agencies general information pp. 23-24, iv Housing Court eviction p. 31

lockouts p. 34 nuisance statute p. 35 security deposit complaint p. 14

Income guidelines H.U.D. median income levels p. 22 Insects code violation pp. 25, 30 Inspection mice-insects-rodents p. 30

re-inspection of rental unit p. 17 Inspectional Services Dept. building permit p. 29

code violations p. 25 implied warranty of habitability p. 27 repair and deduct p. 26 retaliation p. 28 tenant's use & quiet enjoyment p. 27

Insurance adjusters p. 41 fire p. 40 home-owner's p. 40 renter's pp. 3, 40

Interest last month's p. 13 low, loans for lead removal p. 29

ISD see Inspectional Services Department Landlord access to apartment p. 27

financial assistance p. 42 screening a tenant p .7 what every landlord should know p. 7

Last month's rent general information p. 13 Late fee general information pp. 11, 34 Lead paint testing and removal p. 29 Lease breaking a p. 16 co-signing a p. 16

general information pp. 15-17 sublet p. 17

Lock fee p. 10 keys p. 17 landlord responsibility p. 19

Lodging houses general information p. 24 Mediation general information p. 25 Mice code violation p. 25 Noise neighbors p. 30

students p. 5 Notice to quit evictions pp. 32-33 Overcrowding State Sanitary Code p. 28 ii

INDEX

Paint apartment needs p. 30 lead pp. 28-9

Parking resident p. 2 space p. 21

Permit building p. 29 construction p. 29

Quality of life building permit p. 29 construction hours p. 30 noisy neighbors p. 30 utility shutoff p. 30

Rodents code violation p. 30 Real estate broker fees p. 10

file complaint p. 11 Recycling services p. 20 Refrigerator items in an apartment p. 19 Re-inspection of rental units pp. 17-18Rent cap p. 2

discrimination p. 8 first month's p. 10 increases pp. 2, 39last month's pp. 13, 14late payment pp. 11, 34no grace period p. 7 non-acceptance, by landlord p. 36 non-payment of p. 32 non-payment of rent increase p. 31 withholding p. 26

Rent control abolished p. 31 Rent increase no limit p. 2

tenant won't pay p. 31 Boston Rental Housing Center housing counseling agencies p. 23, 24

mediation p. 25 Resident parking general information p. 2 Retaliation eviction pp. 28, 32Rooming houses see lodging housesRoommates general information p. 9 Sanitary code code violations p. 26 Section 8 Boston Housing Authority pp. 22-23Security deposit "statement of present condition" p. 11-13

how to handle p. 12 interest to tenant p. 12 what it can be used for p. 12

Shades/Blinds not provided by landlord p. 19 Shelters list p. iv Single Room Occupancy (SRO) see lodging housesSmoke detector landlord must supply p. 21 Snow removal p. 20

Boston Snow Center p. v Storage Law eviction p. 35 Stove items in an apartment p. 19 Students basic information p. 4

household size limit p. 4 Subletting general information p. 17 Subsidized housing Boston Housing Authority pp. 22-23

eligibility p. 22 other low-income housing p. 23

Summary process evictions pp. 33-4Telephone important numbers pp. iv-vTemperature requirements p. 19 Tenancy-at-sufferance/-at-will general information pp. 15-6Tenant foreclosure information pp. 37-38

screening/selecting p. 6 Tenants by regulation general information p. 16 Trash disposal of p. 20 Trespassing general information p. 16

iii

INDEX Utilities electricity, gas p. 18

failing to provide p. 30 heat & hot water p. 19 phone numbers p. v

Voucher Section 8 p. 23 Water paying for pp. 18, 19

shutoff p. 30 Window guards landlord does not provide p. 19 Window screens landlord provides for first four floors p. 19 Written agreement leases p. 15

roommates p. 9 Zoning codes household size p. 4

IMPORTANT PHONE NUMBERS

SHELTER SERVICES ADULT SHELTER KINGSTON HOUSE, 39 Kingston St., Boston (617) 482-8819 LONG ISLAND SHELTER, BOSTON HARBOR (617) 534-2526 ST.FRANCIS HOUSE, 39 Boylston St., Boston (617) 542-4211 SHATTUCK SHELTER, 170 Morton St., Jamaica Plain (617) 522-8110 WOODS MULLEN SHELTER, 784 Mass. Ave., Boston (617) 534-7101

YOUTH SHELTER BRIDGE OVER TROUBLED WATER, 47 West St., Boston (617) 423-9575

MEN ONLY PINE STREET INN, 444 Harrison Ave., Boston (617) 521-7202 LONG ISLAND ANNEX, 39 Boylston St., Boston (617) 534-2526 UNITED HOMES, 540 Columbia Rd., Dorchester (617) 265-4515

WOMEN ONLY PINE STREET INN, 363 Albany St ., Boston (617) 892-9321 ROSIE’S PLACE, 889 Harrison Ave., Boston (617) 442-9322 SANTA MARIA, 11 Waltham St., Boston (617) 423-4366

FAMILY SHELTER DHCD FAMILY

STABILIZATION, 2201 Washington St., Rox. (617) 989-6100 BOSTON FAMILY SHELTER, 656 Mass. Ave., Boston (617) 267-8081 CASA MYRNA VASQUEZ, P.O.Box 180019, Boston (617) 521-0105 CASA NUEVA VIDA, 53 Glen Road, Jamaica Plain (617) 524-6332 CRITTENTON WOMEN’S UNION, 10 Perthshire Rd, Brighton (617) 782-7600

NAZARETH HOUSE, 91 Regent St, Roxbury, HIV positive families (617) 541-0100

CROSSROADS, 56 Havre St., East Boston (617) 567-5926 PROJECT HOPE, 45 Magnolia St.

Dorchester (no adult men) (617) 442-1880 QUEEN OF PEACE, 401 Quincy St.

Dorchester (no boys over 5) (617) 288-4182 SOJOURNER HOUSE, 85 Rockland St., Roxbury (617) 442-0590 TEMPORARY HOME FOR WOMEN

& CHILDREN, 41 New Chardon St., Boston (617) 720-3611 TRAVELER’S AID SOCIETY (617) 542-7286

DOMESTIC VIOLENCE SHELTERS CASA MYRNA VASQUEZ, P.O.Box 180019, Boston (617) 521-0105 CRITTENTON WOMEN’S UNION, 10 Perthshire Rd, Brighton (617) 782-7600

VETERANS SHELTERS NE CTR FOR

HOMELESS VETERANS, 17 Court St., Boston (617) 371-1800 VOLUNTEERS OF AMERICA, Hello House for Men, 686 Mass. Ave., Boston (617) 262-7142

VOLUNTEERS OF AMERICA. Hello House for Women, 1 Moon Island Rd., Quincy (617) 471-6616

LEGAL ASSISTANCE ATTORNEY GENERAL (617) 727-8400 BOSTON BAR ASSOCIATION

LAWYER REFERRAL SERVICES (617) 742-0625 BOSTON HOUSING COURT (617) 788-8485 COMMUNITY LEGAL SERVICES AND

COUNSELING CENTER (617) 661-1010 GREATER BOSTON LEGAL SERVICES (617) 371-1234 HARVARD LEGAL AID BUREAU (617) 495-4408 LEGAL ADVOCACY RESOURCE CENTER (LARC) (617) 742-9179 NEW ENGLAND SCHOOL OF LAW LEGAL SERVICES (617) 422-7380 VOLUNTEER LAWYERS PROJECT (617) 423-0648 WILMER HALE LEGAL SERVICES (617) 522-3003 BOARD OF REGISTRATION OF

REAL ESTATE BROKERS & SALESPEOPLE (617) 727-2373 Office of Investigation (617) 727-7406

HOUSING COUNSELING ABCD (617) 357-6000 ALLSTON – BRIGHTON CDC (617) 787-3874 CITY LIFE / VIDA URBANA (617) 524-3541 KIT CLARK SENIOR S E R V I C E S (617) 533-9128 N.O.A.H. (617) 567-5882 NUESTRA COMUNIDAD (617) 427-3599

HOUSING SEARCH ABCD (617) 357-6000 BOSTON CENTER FOR INDEPENDENT LIVING (617) 338-6665

Assists handicapped and low-income clients CITIZEN’S HOUSING AND PLANNING ASSOC. (617) 742-0820

Assists handicapped or elderly low-income clients CRAIGSLIST www.craigslist.org METROPOLITAN BOSTON HOUSING PARTNER. (617) 859-0400 METROLIST (617) 635-3321

HOUSING SERVICES AIDS ACTION LINE (617) 536-7733 ALLSTON-BRIGHTON CDC (617) 787-3874 ASIAN CDC (617) 482-2380 CODMAN SQUARE NDC (617) 825-4224 DORCHESTER BAY EDC (617) 825-4200 EAST BOSTON CDC (617) 569-5590 FENWAY CDC (617) 267-4637 FIELDS CORNER CDC (617) 282-4290 GROVE HALL NDC (617) 445-2284 JAMAICA PLAIN NDC (617) 522-2424 MADISON PARK CDC (617) 541-3900 MA COALITION FOR THE HOMELESS (781) 595-7570 MASSHOUSING (617) 854-1000 METRO HOUSING OFFICE (617) 635-3321 SALVATION ARMY (617) 236-7233 SOUTH BOSTON NDC (617) 268-9610 iv

EMERGENCY - CALL 24 HOURS A DAY

BOSTON FIRE EMERGENCY 911

BOSTON POLICE EMERGENCY 911

EMERGENCY STORM CENTER (617) 635-3050

MAYOR’S 24-HOUR HOTLINE (617) 635-4500

AMERICAN RED CROSS DISASTER LINE (800) 564-1234

GOVERNMENT BOSTON ARSON HOTLINE (617) 343‐3324 BOSTON CITY HALL (MAIN LINE) (617) 635‐4000 BOSTON FA IR HOUSING COMMISSION (617) 635‐4408 BOSTON FIRE DEPARTMENT HEADQUARTERS (617) 343‐3550 BOSTON FIRE INVESTIGATION UNIT (617) 343‐3324 BOSTON HOME CENTER (617) 635‐4663 BOSTON HOUSING AUTHORITY (617) 988‐4000 BOSTON HOUSING COURT (617) 788‐8485 BOSTON POLICE HEADQUARTERS (617) 343‐4200 BOSTON PUBLIC HEALTH COMMISSION (617) 534‐5394 BOSTON RENTAL HOUSING CENTER (617) 635‐4200 COMMISSION FOR PERSONS WITH DISABILITIES (617) 635‐3682 DEPARTMENT OF TRANSITIONAL ASSISTANCE (617) 989‐6000 EMERGENCY SHELTER COMMISSION (617) 534‐2710 ELDERLY COMMISSION (617) 635‐4366 H.U.D (617) 994‐8200 INSPECTIONAL SERVICES DEPARTMENT (ISD) (617) 635‐5322

Building Permits (617) 635‐3271 Code Violations (617) 635‐5322 Code Enforcement Police (617) 635‐4896 Health Code Violations (617) 635‐5322

LEAD SAFE PROGRAM (617) 635‐0190 MASS. COMMISSION AGAINST DISCRIMINATION (617) 727‐3990 MAYOR’S 24‐HOUR HOTLINE (617) 635‐4500 MAYOR’S NO HEAT HOTLINE (617) 635‐4500 MEDIATION, BOSTON RENTAL HOUSING CTR (617) 635‐4200 METROLIST (617) 635‐3321 OFFICE OF NEW BOSTONIANS (617) 635‐2980 OFFICE OF NEIGHBORHOOD SERVICES (617) 635‐3485 OFFICE OF THE PARKING CLERK (617) 635‐4682 RECYCLING, PUBLIC WORKS DEPARTMENT (617) 635‐7573

Computer Monitors (617) 635‐7574 REGISTRY OF DEEDS (617) 788‐8575 RESIDENT PARKING PERMITS (617) 635‐4682 SNOW, EMERGENCY STORM CENTER (617) 635‐3050 TAXPAYER REFERRAL/ASSISTANCE CENTER (TRAC)

(617) 635‐4287 ZONING BOARD OF APPEALS (617) 635‐4775 v

FINANCIAL ASSISTANCE FOR TENANTS ABCD (617) 357‐6000 AIDS ACTION COMMITTEE – HOPWA (Housing Opportunities for Persons With AIDS) (617) 450‐1467 CATHOLIC CHARITIES (617) 287‐1150 CITY MISSION SOCIETY (617) 742‐6830 EMERGENCY SHELTER COMMISSION (617) 534‐2526 HOWARD BENEVOLENT SOCIETY (617) 742‐2952 HOME START (617) 542‐0338 KIT CLARK SENIOR HOUSE (617) 825‐5000 LEND A HAND SOCIETY (617) 338‐5301 MA PROPERTY INSURANCE UNDERWRITING ASSOC (MPIUA) (800) 392‐6108 Provides renters’ insurance for those unable to get insurance in regular market ROXBURY SALVATION ARMY (617) 427‐6700 ROXBURY MULTI‐SERVICE CENTER (617) 445‐7574 SALVATION ARMY (617) 236‐7233 TRUSTEES OF CHARITABLE DONATIONS FOR INHABITANTS OF BOSTON (617) 635‐3692 FINANCIAL ASSISTANCE FOR HOMEOWNERS AGING IN PLACE PROJECT (800) 243‐4636 BOSTON HOME CENTER (617) 635‐4663 HOMEOWNER OPTIONS FOR MA ELDERS (HOME) (781) 848‐5200 OTHER HOMEOWNER ASSISTANCE GREATER BOSTON RE BOARD/

RENTAL HOUSING ASSOC. (RHA) (617) 423‐8700 UTILITIES BOSTON WATER AND SEWER COMMISSION (617) 989‐7000 NATIONAL GRID (617) 469‐2300 NSTAR (800) 592‐2000 MAYOR’S 24‐HOUR HOTLINE (617) 635‐4500 CITIZENS ENERGY CORPORATION (617) 338‐6300 MASS. ENERGY CONSUMERS ALLIANCE (800) 287‐3950

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