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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 rentalhousing@cityofboston.gov 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
TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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)
www.cityofboston.gov/rentalhousing
TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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.
BostonRentalHousingCenter 7 617.635.RENT(4200)
www.cityofboston.gov/rentalhousing
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
TheGoodNeighborsHandbook
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.
BostonRentalHousingCenter 9 617.635.RENT(4200)
www.cityofboston.gov/rentalhousing
TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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
BostonRentalHousingCenter 11 617.635.RENT(4200)
www.cityofboston.gov/rentalhousing
TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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)
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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)
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LEASESANDTENANCIES‐AT‐WILL
Leases
TheGoodNeighborsHandbook
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)
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TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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
BostonRentalHousingCenter 17 617.635.RENT(4200)
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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
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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)
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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
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FireSafety
TheGoodNeighborsHandbook
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)
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TheGoodNeighborsHandbook
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.
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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
BostonRentalHousingCenter 23 617.635.RENT(4200)
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TheGoodNeighborsHandbook
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
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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
TheGoodNeighborsHandbook
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
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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)
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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
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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)
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TheGoodNeighborsHandbook
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.
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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)
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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
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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)
www.cityofboston.gov/rentalhousing
TheGoodNeighborsHandbook
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
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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)
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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
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TheGoodNeighborsHandbook
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)
www.cityofboston.gov/rentalhousing
TheGoodNeighborsHandbook
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
TheGoodNeighborsHandbook
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)
www.cityofboston.gov/rentalhousing
TheGoodNeighborsHandbook
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)
www.cityofboston.gov/rentalhousing
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
Copyright 2012 Department of Neighborhood Development
City of Boston
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