Saturday, March 21, 2026
Chair Friedman, Chair Peisch, and Members of the Special Joint Committee on Initiative Petitions:
My name is Jonathan Cohn, and I am the Policy Director of Progressive Massachusetts, a statewide grassroots advocacy group committed to fighting for an equitable, just, democratic, and sustainable Commonwealth.
We urge a favorable report for H.5008: An Act to protect tenants by limiting rent increases.
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 affordability. A worker earning minimum wage in Massachusetts would have to work 101 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. Too many of us know stories of friends, family members, or neighbors being priced out of neighborhood then city then state.
The crisis in outmigration we face is not billionaires moving to Florida. It is of working people not able to afford the cost of living here.
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.
AWe 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. Rent control offers the essential stability needed while other strategies can work to bring down rents overall, through building and financing schemes.
At its core, rent control is about offering price stability to renters. We know what price stability looks like. It’s what homeowners with mortgages are given. Why should renters not have the same predictability?
Sincerely,
Jonathan Cohn
Policy Director
Progressive Massachusetts
