Wednesday, November 19, 2025
Chair Cyr, Chair Haggerty, and Members of the Joint Committee on Housing.
I am submitting testimony on behalf of Progressive Massachusetts. PM is a statewide, multi-issue, grassroots membership organization focused on fighting for policy that would make our Commonwealth more equitable, just, sustainable, and democratic.
We see it all the time in polls, we hear it on the doors, and we see it in the data: Massachusetts has a housing crisis. More and more residents are unable to afford to live in our commonwealth anymore, priced out from one community to another and then out entirely, or face severe housing instability.
We need a comprehensive approach to the housing crisis, and strong protections for tenants must be a part of it. We urge you to give a favorable report to H.2328: An Act enabling cities and towns to stabilize rents and protect tenants, H.1544 / S.998: An Act to guarantee a tenant’s first right of refusal, and S.968: An Act promoting access to counsel and housing stability in Massachusetts.
Massachusetts has a lot to offer, but that does little if people can’t afford to live here. The US News & World Report’s annual state rankings put Massachusetts at #47 in housing affordability. [1] A worker earning minimum wage in Massachusetts would have to work 91 hours a week to afford a modest one-bedroom rental home at market rate. [2]
Clearly, Massachusetts has an affordable housing crisis. This is unsustainable. It has led to expanding economic inequality, increased homelessness, and damage to our economy, as talented workers often leave the state for less expensive regions.
Solving this affordable housing crisis will require us to use every tool in the toolbox. That requires zoning reform that encourages the creation of walkable, sustainable, and inclusive communities. It requires public investment. And it requires strengthening tenant protections that ensure that communities can remain affordable, inclusive, and stable.
However, municipalities across Massachusetts are blocked from taking the necessary steps to address the housing crisis. The misguided statewide ban on rent stabilization policies and a stringent home rule system that prevents municipalities from passing their own laws to govern the basic aspects of civil affairs hamstring municipalities.
By enabling our cities and towns to pass rent control ordinances tailored to their local needs, we can stem the displacement that is hitting so many communities.
We cannot build our way out of the crisis alone because the people at the highest risk for displacement will already be pushed out before they can benefit from any medium to long-term reduction in rents.
There is a lot of fear-mongering around rent control, but I want to make a simple point. If you don’t think a landlord should be able to double or triple someone’s rent in a year after doing no work on the property, you believe in rent control, and the question is just a matter of percentages and exemptions.
On too many issues, Massachusetts is haunted by the ghosts of ill-advised ballot initiatives past. It’s 2023, and we need to act like it.
Empowering cities and towns to respond to our housing crisis also requires passing the Tenant Opportunity to Purchase Act (TOPA). The TOPA bill, which is similarly an enabling bill, recognizes that we need to preserve our affordable housing stock. Too often, when large landlords sell a building, a mass eviction or rent hike follows for the tenants. TOPA shows that there is another way: as has been a proven success in DC for decades, we could enable tenants to come together to purchase the building—and be granted the right of first refusal in doing so. It’s a common-sense policy for community stability and affordable housing at no cost to the state.
Finally, the Legislature has made a commitment to access to counsel in the most recent budget cycle. However, we need to make this permanent in statute. S.968 bill would provide legal representation for low-income tenants and low-income owner-occupants in eviction proceedings. The eviction moratorium that the Legislature passed earlier in the pandemic was a vital lifeline for so many, but eviction filings have now been climbing past what they were in 2019, pre-pandemic. Tenants enter such eviction proceedings at a major disadvantage: according to FY2024 Trial Court data, while 90% of landlords are represented, less than 5% of tenants are represented. Tenants facing eviction are disproportionately poor, female, and BIPOC, and evictions can have lasting negative impacts on physical and mental health.
Connecticut, Maryland, Minnesota, Nebraska, and Washington have already passed Right to Counsel policies, and Massachusetts should join them.
Sincerely,
Jonathan Cohn
Policy Director
Progressive Massachusetts
